How We Got Here
- In recent past years, officials approved development, primarily adding apartments (most profitable) and consequently more density. Officials stated “we need more ratables” but did little to verify that increased development would improve town finances.
- During 2013-2015 our planning board made decisions based on developers interests and demands and did little to address the impact on density issues or neighborhood character.
- During 2015-2019, the Council appointed members to the planning board who were more sensitive to residents’ interests as openings become available. An Architectural consultant was hired by the council to help keep residents better informed about development. However, there is constant pressure for large and bulky development.
- During 2020 the Spiller administration ignored pleas from active board members and prominent residents to re-appoint planning board membership with proven experience, raising concerns about this administration intent. In addition, highly regarded board members for the Library Board and Historic Preservation Commission were also replaced with inexperienced new members.
- Some historic preservation procedures have been dismantled or ignored by the town planner resulting in the demolition without proper review of some properties with historic designations. While Montclair has four locally designated historic districts, they are all encompass commercial areas. Most residences are not protected from major external renovation, including destruction of historic facades and gardens.
New Jersey towns are required by law to update a master plan documenting the town’s vision for their future. In Montclair, the Master Plan’s Unified Land Use Element guides zoning and development. Developers use this to plan and justify details in proposals.
During the Mayor Fried’s administration (2008-2012) it was agreed to have NJ Dept of Transportation/ New Jersey Transit fund the preparation of Montclair's Master Plan Land Use and Circulation Element. Montclair's resulting master plan's initial draft was a nearly 200 page complex difficult to follow document. Mayor Fried also hired a town planner, with a background in high density urban planning.
Vision workshops are required by the State of NJ. Montclair residents were asked what they wanted. Residents said: maintain the scale and character inherent in the diverse and historic neighborhoods, preserve open space, create more walkable streets, build affordable housing, reduce congestion, improve traffic flow and parking.
However, when the original draft of the 2013 master plan was made public by the planning board, rezoning had been incorporated to substantially raise building heights in business districts and train stations all over town. This first draft proposed rezoning for 10 stories on Bloomfield Avenue and Bay Street, 7 on Valley Road and Bellevue Ave in Upper Montclair, 6 stories on Walnut Street and 5 stories along Watchung Station tracks. " Its all about more fannies in the seats", one NJ Transit official explained. This NJ Transit funded plan inherently contradicted the residents’ goals by increasing heights, density and congestion all over town.
Pay attention, vote, and communicate
In 2012 Mayor Jackson, previously a developer, ran on a development platform to increase density in and around Montclair's train stations. He was elected with 3842 votes of the 7997 voters who came to the polls of Montclair's 27,616 registered voters. When a small percentage of voters come to the polls, elections can be won by candidates with dedicated support.
In the 2016 election this same administration ran nearly unopposed and will continue into 2020. However, Mayor Jackson and the Council seemed to adopt a more pro-neighborhood character view. They responded to requests for planning board members to be appointed with pro-resident viewpoints as openings occur. It is essential that any future Council continue to do so and that residents and voters become and stay actively engaged.
After continual public outcry an amended Unified Land Use and Circulation Element of the Master Plan was approved by the planning board in May 2015. This document can be found on the Planning Board page of www.montclairnjusa.org. It reflects zoning for lower building heights in response to many residents speaking out. It represents major progress but its only the beginning to save what residents value most: Montclair's historic charm, small town character and control of density and congestion. Planning Boards can continue to amend the Master Plan and the Councils can approve any proposed new zoning by the board.
During the Jackson administration, pro-development officials succeeded in designating both "redevelopment areas" as well as many individual properties "areas in need of redevelopment". These designations allow for developers to build outside of protective zoning regulation and to receive tax abatements. They also provide for the town to have more flexiblity to get what it may want. There was little awareness by residents or their attendence at planning meetings when the planning board approved these designations.
Proposed plans for several "redevelopment areas" along Bloomfield Ave may be seen on the Township's Planning Board page here in the helpful PDF files. These major development sites will dramatically change our downtown adding height, density and congestion so residents should also receive major benefits in return.
During 2015-2020 a more resident directed Planning Board grappled with these issues to ensure a balance between benefits of development and maintaining Montclair's character. Some planning board members who are no longer on the board or were not renewed by this administration insisted that developers design less bulky, more attractive buildings that fit the neighborhoods. Results of those efforts are now seen at the Seymour Street complex, The Vestry at 147 Bloomfield Ave, the Walnut and Grove corner as well as The Westerly at 256 Park St at Watchung Plaza.
In 2020 the Spiller administration ignored the pleas of active board members and prominent residents to renew proven planning board members. The mayor and some Councilors had past years of experience in office to understand the value of experienced board members. Town boards exist to serve the town, not the political aspirations of elected officials.
Prior to the Jackson administration, under Mayor Fried development was approved that we now see on Pine Street and upper Bloomfield Avenue at Valley Road. The 8 story MC Hotel on upper Bloomfield Ave was also approved during that administration. Planning tools available to ensure that character and architectural detailing were maintained for these developments were not used. The Fried administration also hired our Town Planner, a high density urban planner, previously planning in Hoboken.
We need the right development
“Increasing ratables" (property capable of being taxed) is given to justify building larger apartment buildings. However it may be that both impact studies and more cost analyses are needed to understand the implications of required infrastructure, town services and schools required to support more residents and the subsequent density and congestion.
We all agree maintaining excellent education is imperative but it is costly. Overcrowding the classrooms degrades education for every school child. According to the NJ Dept of Education 2013/14 school year cost per K-12 Montclair student was $19,093. This means many households using public schools cost the town much more than they pay in taxes. Keep in mind, only a portion of your property taxes go to schools; a mid range home in town assessed at $650,000, typically with 1-2 school children may pay $22,000-24,000 in total taxes. According to the Montclair Assessors Office during the 2015 year 55.74% of household property taxes went to our schools while the balance was divided among the municipality, libraries, open space and the county.
Another important consideration is that Montclair residents value the township's diversity and most residents understand and support the need for affordable housing. However there is also much confusion about the concept of affordable housing since is it a term used for a town ordinance to provide housing for those who cannot afford to live in Montclair unless provided below market rate housing. This is housing which the town shares the cost by accepting lower taxes is explained here on the townsite. This ordinance requires that any new housing structure with over 5 units set aside 20% as "affordable housing" units. Eligible "affordable housing" applicants need not live in Montclair or New Jersey; according to our planning office, any applicant living legally in the US may qualify for "affordable housing" in New Jersey.
Montclair has very active proponents of this affordable housing and agencies helping to provide it. We need to understand cost implications of "affordable housing" rented or sold and therefore taxed substantially below market value for town finances, school budget deficits and taxpayers ( Talbott Street affordable housing sales & taxes) . Proponents and policy decision makers need to openly discuss and address the economic impact of decisions, before they act.
Cost of public school education has impact for what types of housing are built today. Decisions of our planning board directly effect town finances and all of us economically. We need well-informed decisions for the current residents especially those with the lowest incomes who can least afford tax or rent increases. Although studies indicate apartment dwellers tend to have less children than single family homes, the same studies point out that towns viewed to have better schools may attract a disproportionate number of residents intending to use them.
To start with, Montclair needs attractive options for only "over 55" housing for empty nesters and seniors who will supplement taxes of those families who use the public schools. Montclair taxes also need to be competitive with other similar townships to continue to attract homeowners who can afford to buy and maintain the wealth of large historic homes in town. Decisions need to be balanced with consideration of all impact for our neighborhoods and the town's future.
Certainly, some areas in town need rehabilitation or development to enhance a neighborhood but there needs to be well thought out plan to maximize improvement and financial health of the town, not simply based on what a developer wants. Rehabilitation or adaptive reuse of existing buildings to maintain and increase more affordable business and housing space is an important option without the congestion and density issues large new development brings.
The planning board, Mayor and Council need to continue to hear from residents to make responsive decisions. Without your input decisions may be made without fully understanding the impact on neighborhoods, their character and residents' wishes. The right development, rehabilitation and adaptive reuse of existing buildings and historic preservation are what Montclair deserves from our representatives and officials. Developers respecting this should be embraced and others rejected.
Strengthen historic preservation
In addition, in recent years, the role of the Historic Preservation Commission (HPC) became advisory, instead of its previous regulatory status. Some of Montclair’s historic preservation protections have been ignored or eliminated, easing the way for demolition and development. Some HPC reviews were not done at all; the planning board was not notified of some historic designations prior to its approval for demolition and the 75 YEAR NO KNOCKDOWN RULE was eliminated (which requires a HPC review of any home 75 years old prior to demolition). Historic preservation procedures need to be strengthened to ensure Montclair maintains its charm and continues to attract home buyers for our wealth of historic properties. Go to the About Preservation page on this site for more details.
During the Mayor Fried’s administration (2008-2012) it was agreed to have NJ Dept of Transportation/ New Jersey Transit fund the preparation of Montclair's Master Plan Land Use and Circulation Element. Montclair's resulting master plan's initial draft was a nearly 200 page complex difficult to follow document. Mayor Fried also hired a town planner, with a background in high density urban planning.
Vision workshops are required by the State of NJ. Montclair residents were asked what they wanted. Residents said: maintain the scale and character inherent in the diverse and historic neighborhoods, preserve open space, create more walkable streets, build affordable housing, reduce congestion, improve traffic flow and parking.
However, when the original draft of the 2013 master plan was made public by the planning board, rezoning had been incorporated to substantially raise building heights in business districts and train stations all over town. This first draft proposed rezoning for 10 stories on Bloomfield Avenue and Bay Street, 7 on Valley Road and Bellevue Ave in Upper Montclair, 6 stories on Walnut Street and 5 stories along Watchung Station tracks. " Its all about more fannies in the seats", one NJ Transit official explained. This NJ Transit funded plan inherently contradicted the residents’ goals by increasing heights, density and congestion all over town.
Pay attention, vote, and communicate
In 2012 Mayor Jackson, previously a developer, ran on a development platform to increase density in and around Montclair's train stations. He was elected with 3842 votes of the 7997 voters who came to the polls of Montclair's 27,616 registered voters. When a small percentage of voters come to the polls, elections can be won by candidates with dedicated support.
In the 2016 election this same administration ran nearly unopposed and will continue into 2020. However, Mayor Jackson and the Council seemed to adopt a more pro-neighborhood character view. They responded to requests for planning board members to be appointed with pro-resident viewpoints as openings occur. It is essential that any future Council continue to do so and that residents and voters become and stay actively engaged.
After continual public outcry an amended Unified Land Use and Circulation Element of the Master Plan was approved by the planning board in May 2015. This document can be found on the Planning Board page of www.montclairnjusa.org. It reflects zoning for lower building heights in response to many residents speaking out. It represents major progress but its only the beginning to save what residents value most: Montclair's historic charm, small town character and control of density and congestion. Planning Boards can continue to amend the Master Plan and the Councils can approve any proposed new zoning by the board.
During the Jackson administration, pro-development officials succeeded in designating both "redevelopment areas" as well as many individual properties "areas in need of redevelopment". These designations allow for developers to build outside of protective zoning regulation and to receive tax abatements. They also provide for the town to have more flexiblity to get what it may want. There was little awareness by residents or their attendence at planning meetings when the planning board approved these designations.
Proposed plans for several "redevelopment areas" along Bloomfield Ave may be seen on the Township's Planning Board page here in the helpful PDF files. These major development sites will dramatically change our downtown adding height, density and congestion so residents should also receive major benefits in return.
During 2015-2020 a more resident directed Planning Board grappled with these issues to ensure a balance between benefits of development and maintaining Montclair's character. Some planning board members who are no longer on the board or were not renewed by this administration insisted that developers design less bulky, more attractive buildings that fit the neighborhoods. Results of those efforts are now seen at the Seymour Street complex, The Vestry at 147 Bloomfield Ave, the Walnut and Grove corner as well as The Westerly at 256 Park St at Watchung Plaza.
In 2020 the Spiller administration ignored the pleas of active board members and prominent residents to renew proven planning board members. The mayor and some Councilors had past years of experience in office to understand the value of experienced board members. Town boards exist to serve the town, not the political aspirations of elected officials.
Prior to the Jackson administration, under Mayor Fried development was approved that we now see on Pine Street and upper Bloomfield Avenue at Valley Road. The 8 story MC Hotel on upper Bloomfield Ave was also approved during that administration. Planning tools available to ensure that character and architectural detailing were maintained for these developments were not used. The Fried administration also hired our Town Planner, a high density urban planner, previously planning in Hoboken.
We need the right development
“Increasing ratables" (property capable of being taxed) is given to justify building larger apartment buildings. However it may be that both impact studies and more cost analyses are needed to understand the implications of required infrastructure, town services and schools required to support more residents and the subsequent density and congestion.
We all agree maintaining excellent education is imperative but it is costly. Overcrowding the classrooms degrades education for every school child. According to the NJ Dept of Education 2013/14 school year cost per K-12 Montclair student was $19,093. This means many households using public schools cost the town much more than they pay in taxes. Keep in mind, only a portion of your property taxes go to schools; a mid range home in town assessed at $650,000, typically with 1-2 school children may pay $22,000-24,000 in total taxes. According to the Montclair Assessors Office during the 2015 year 55.74% of household property taxes went to our schools while the balance was divided among the municipality, libraries, open space and the county.
Another important consideration is that Montclair residents value the township's diversity and most residents understand and support the need for affordable housing. However there is also much confusion about the concept of affordable housing since is it a term used for a town ordinance to provide housing for those who cannot afford to live in Montclair unless provided below market rate housing. This is housing which the town shares the cost by accepting lower taxes is explained here on the townsite. This ordinance requires that any new housing structure with over 5 units set aside 20% as "affordable housing" units. Eligible "affordable housing" applicants need not live in Montclair or New Jersey; according to our planning office, any applicant living legally in the US may qualify for "affordable housing" in New Jersey.
Montclair has very active proponents of this affordable housing and agencies helping to provide it. We need to understand cost implications of "affordable housing" rented or sold and therefore taxed substantially below market value for town finances, school budget deficits and taxpayers ( Talbott Street affordable housing sales & taxes) . Proponents and policy decision makers need to openly discuss and address the economic impact of decisions, before they act.
Cost of public school education has impact for what types of housing are built today. Decisions of our planning board directly effect town finances and all of us economically. We need well-informed decisions for the current residents especially those with the lowest incomes who can least afford tax or rent increases. Although studies indicate apartment dwellers tend to have less children than single family homes, the same studies point out that towns viewed to have better schools may attract a disproportionate number of residents intending to use them.
To start with, Montclair needs attractive options for only "over 55" housing for empty nesters and seniors who will supplement taxes of those families who use the public schools. Montclair taxes also need to be competitive with other similar townships to continue to attract homeowners who can afford to buy and maintain the wealth of large historic homes in town. Decisions need to be balanced with consideration of all impact for our neighborhoods and the town's future.
Certainly, some areas in town need rehabilitation or development to enhance a neighborhood but there needs to be well thought out plan to maximize improvement and financial health of the town, not simply based on what a developer wants. Rehabilitation or adaptive reuse of existing buildings to maintain and increase more affordable business and housing space is an important option without the congestion and density issues large new development brings.
The planning board, Mayor and Council need to continue to hear from residents to make responsive decisions. Without your input decisions may be made without fully understanding the impact on neighborhoods, their character and residents' wishes. The right development, rehabilitation and adaptive reuse of existing buildings and historic preservation are what Montclair deserves from our representatives and officials. Developers respecting this should be embraced and others rejected.
Strengthen historic preservation
In addition, in recent years, the role of the Historic Preservation Commission (HPC) became advisory, instead of its previous regulatory status. Some of Montclair’s historic preservation protections have been ignored or eliminated, easing the way for demolition and development. Some HPC reviews were not done at all; the planning board was not notified of some historic designations prior to its approval for demolition and the 75 YEAR NO KNOCKDOWN RULE was eliminated (which requires a HPC review of any home 75 years old prior to demolition). Historic preservation procedures need to be strengthened to ensure Montclair maintains its charm and continues to attract home buyers for our wealth of historic properties. Go to the About Preservation page on this site for more details.
How You Can Help
SaveMontclair provides you with notices and updates on development to keep you informed...and show you how you can help impact decisions. Resident input is key if we want neighborhood character and assets protected but we need officials who listen, care and respond to their constituents.
Attend Planning board meetings and speak up during public questions and comment sections. This has the most direct influence. Board members respond to a well thought out, sensible viewpoint. The Board members are volunteers who need and appreciate information from residents. Planning Board meetings are open to the public and generally meet two Mondays a month at the Municipal Building, 205 Claremont Ave. See the schedule and agendas on the town site.
Watch planning board and council meetings on TV 34, if you cannot attend but most importantly communicate with officials.
Communicate via email or speak with your respective councilor and the Mayor or entire council at public comment sections of Council meetings, as appropriate. Councilor email addresses may be found on this site page Notices/Updates on a side link. Call the town if you need your ward councilor’s name: (973) 509-4901. Council meetings are open to the public and generally meet one Tuesday a month at Municipal Building, 205 Claremont Ave. Schedules, meeting agendas and email addresses are also on the town website under Government.
Help generate interest with media – Tell others to Join Us. Like us on Facebook and ask others to do the same. Write the Montclair Times letters to the editor, Post on Baristanet, Montclair Patch, Montclair Watercooler, Tap into Montclair.
Now is the time to SaveMontclair. We have to stop the oversized development and loss of historic architecture. We are permanently losing why Montclair is unique and loved.
Attend Planning board meetings and speak up during public questions and comment sections. This has the most direct influence. Board members respond to a well thought out, sensible viewpoint. The Board members are volunteers who need and appreciate information from residents. Planning Board meetings are open to the public and generally meet two Mondays a month at the Municipal Building, 205 Claremont Ave. See the schedule and agendas on the town site.
Watch planning board and council meetings on TV 34, if you cannot attend but most importantly communicate with officials.
Communicate via email or speak with your respective councilor and the Mayor or entire council at public comment sections of Council meetings, as appropriate. Councilor email addresses may be found on this site page Notices/Updates on a side link. Call the town if you need your ward councilor’s name: (973) 509-4901. Council meetings are open to the public and generally meet one Tuesday a month at Municipal Building, 205 Claremont Ave. Schedules, meeting agendas and email addresses are also on the town website under Government.
Help generate interest with media – Tell others to Join Us. Like us on Facebook and ask others to do the same. Write the Montclair Times letters to the editor, Post on Baristanet, Montclair Patch, Montclair Watercooler, Tap into Montclair.
Now is the time to SaveMontclair. We have to stop the oversized development and loss of historic architecture. We are permanently losing why Montclair is unique and loved.