Lackawanna Debate Roars In Montclair; Planning Board, HPC Weigh In

MONTCLAIR, NJ — The hot potato of Lackawanna Plaza is headed back to the Montclair Town Council.

Last week, the local planning board and Montclair’s historic preservation commission each called for changes to the Lackawanna Plaza Redevelopment Plan, one of the most controversial real estate projects the town has seen in decades (watch meeting videos below).

The plan – which can be seen here – was advanced by the town council in December. It awaits a final vote from council members. Read More: No Lack Of Votes For Lackawanna; Montclair Council Advances Plan

Here's an overview of the plan's footprint, as seen in the draft version:

“The Lackawanna Plaza Redevelopment Plan envisions the redevelopment of the existing Lackawanna Station shopping center and adjoining parcels in the plan area with a mix of land uses and the addition of new buildings, including a new supermarket and housing. An overarching goal of this plan is to further the Township of Montclair’s planning goals by promoting additional mixed-use, smart growth redevelopment in Montclair Center … The plan area is bounded to the north by Glenridge Avenue; to the east by Block 4202, Lots 2 and 5; to the south by Bloomfield Avenue; and to the west by the street called Lackawanna Plaza, Greenwood Avenue and Block 3213, Lot 1.”

Some key details of the plan include:

• A total of five new buildings are permitted, ranging from five to six stories in height
• A maximum number of 375 residential dwelling units permitted within the plan area (including affordable housing)
• Each building will be allowed a minimum gross floor area dedicated for permitted, non-residential principal uses: Building A: 90,000 square feet, Building B: 18,000 square feet, Building C: 15,000 square feet, Buildings D/E: 12,000 square feet (total for both buildings).
• A minimum of 75,000 square feet of office space shall be provided within the total non-residential gross floor area required for the West Side (Buildings A, B and C).

The debate over the fate of Lackawanna Plaza has been in the works for more than eight years, and the project has seen several stumbling blocks along the way.

Some local residents have insisted that there are key historic elements to the area that need to be preserved; the site was recently put on a list of the “10 Most Endangered Historic Places in New Jersey,” for example. Other concerns about the current plan have included height and density, increased demand on local infrastructure and services, and potential traffic impacts.

But other Montclair residents have supported the plan, saying that a supermarket is desperately needed to replace the Pathmark that closed in 2015, leaving residents of the town’s 4th Ward without a grocery store. Some supporters have also pointed to the affordable housing that’s included in the plan – another much-needed commodity in the township – as well as the potential tax revenue it could bring.

Conceptual imagery of the plan can be seen here. Three town hall forums have been held recently about the plan, which included questions from local residents. See the Nov. 29 meeting video here, see the Nov. 10 meeting video here, see the Nov. 3 meeting video here.

PLANNING BOARD

On Monday, members of the Montclair Planning Board voted 8-1 to approve a report to the council, opining that the proposal is in conflict with the town’s master plan, a document that guides local development.

During the meeting, several attendees held up signs with messages decrying the plan, including “Too Much” and “Do Not Ruin This Town.”

The board’s report to the town council is non-binding on the council’s final decision. Watch a video of the Jan. 23 meeting below.

HISTORIC PRESERVATION COMMISSION

Meanwhile, the Montclair Historic Preservation Commission (HPC) met on Jan. 19 to discuss the proposal, voting to approve a resolution that recommends several significant changes – including the elimination of “Building C” on the map.

According to the resolution, which can be seen here with photos:

HISTORIC STRUCTURES - “The commission finds that the plan – which permits the demolition and/or disturbance of all existing historically designated structures, aside from the Terminal Waiting Room – is inconsistent with the established polices for preservation of all of the existing historic structures native to the Lackawanna Plaza Redevelopment Area, as set forth in the Historic Preservation Element of the Master Plan, Section 347-126, et seq., of the Township Code, and the 2004 Nomination Report which includes the entirety of the Lackawanna Plaza Redevelopment Area within the Town Center Historic District.”

CONNECTING TO THE NEIGHBORHOOD - “The commission finds that the current plan does not connect to the surrounding neighborhood in a significant manner and does not integrate with the eclectic styles of the Town Center Historic District as described in 347-127, which advocates that ‘new construction within or near historic districts ensure compatibility with the existing built environment and the Master Plan of Montclair.’”

OUT OF SCALE - “The commission finds that the buildings, masses (height, width and depth) are out of scale and disproportionate to the historic scale of the immediately surrounding neighborhood, and that the massive buildings will dominate and minimize the historic significance of the train station and the historic redevelopment area.”

The commission recommended that the plan should be amended to “preserve and adapt” the historical buildings and viewshed in the area. The commission also suggested that “height bonuses” should be used to encourage narrower buildings in order to “preserve the historic viewshed.”

The HPC resolution – which is non-binding – will be included as part of the planning board’s report to the council.

MOVING FORWARD

While the debate over Lackawanna Plaza has seen polarized viewpoints, there have also been people calling for better dialogue between neighbors on the issue, as seen during a roundtable discussion hosted by Radio Free Montclair.

During the event, a panel of guests shared their perspectives and expertise about the redevelopment project in downtown Montclair, trading ideas, airing concerns and proposing solutions in a “civil, moderated discussion,” organizers said.

The panel discussion can be accessed at the Radio Free Montclair website or listened to below.

“I'm now in possession of an extensive preliminary traffic study, the report from the Historic Preservation Commission, and soon expect to formally receive the Planning Board report. There is a lot to read and digest that will ultimately inform how the full council decides to move forward. There are conflicting recommendations, with the Historic Preservation Commission suggesting taller buildings to pull density away from historic structures and improve sight lines, and the Planning Board recommending lower heights overall.”

“As far as I’m concerned, this is the process working,” Yacobellis said. “We now have to weigh what these bodies have suggested, all of the robust public comment we've received, our own perspectives, infrastructure and municipal services capacity, housing needs, the financials and figure out how to move forward in the coming weeks.”

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