Residents Raise Concerns Over 30-Year Master Plan Element

Montclair wants to direct its future population growth into multistory buildings around its train stations during the next three decades, but residents questioned the impact of this vision and its effect on the historical character of the township. 

The final stages of a two-year process to complete an element of the township’s 30 year Master Plan, the Unified Land Use and Circulation Element, began Wednesday at a Planning Board meeting, who will ultimately vote on the final draft in the coming weeks.  

The 30-year vision includes recommending seven- to 10-story mixed-use buildings along Bloomfield Avenue, and two- and five-story buildings around Upper Montclair, Walnut and Watchung train stations in order to accommodate an estimated increase of 3,500 units, and nearly a million square feet of retail and office space. 

Planning Board President John Winn said the plan will allow the township to sustainably control its long-term growth.  

The plan, said Winn, “Is not written in stone at this point. ... [It is] trying to allow for growth over a long period of time and it is ... setting healthy boundaries for that now. We are trying to create a policy we do not have to go back and rewrite from scratch every five years.” 

However, board member Carole Willis said allowing up to 10-story buildings would transfer more power and control into developer’s hands. Zoning ordinances on the books allow for up to six-stories on Bloomfield Avenue, which is not being taken advantage by developers. The township can even amend its current building codes to allow for higher buildings which Willis said places more control of the process into the township’s hands.

“You are creating the opportunity for that kind of massive building ... wherever the developer sees fit,” said Willis. “... What is happening is not a tightening, but a loosening and it’s a transfer of power from the Planning Board.” 

Bob Melvin, principal of Group Melvin Design who worked with the township to create the 30-year plan, said allowing for higher buildings provided more economic incentives for developers to invest in Montclair, who would potentially need to build expense underground parking garages.  

“It takes a lot of development above to support putting your parking in a very private spot,” said Melvin. “So there are some economic dynamics as well which may be the reasons why some of the things that allow six stories are sitting there at three stories right now.” 

Based on both township and national trends, the long-term plan would increase resident mobility throughout the township and allow for people to live closer to not only trains, but Montclair Center, grocery stores and businesses. There is an emphasis on bike paths, preserving public spaces and preserving the character of the neighborhoods outside of the transit areas.  

The goal, said Ben Bryant, director of planning and design for Group Melvin Design, is to ensure “any increases in density are in line with keeping Montclair livable and with increasing the quality of life.”

But Gail Goodman, secretary of the Upper Montclair Business Association, raised concerns about what appeared as a contradiction of allowing two- to six-story buildings around the Upper Montclair train station that falls within a fastidiously controlled historical district. 

“I’m unclear ... why Montclair should attend to the projected increase in residents,” said Goodman. The plan recommends “five to six-stories, which doesn’t preserve the Tudor aesthetic that’s there.” 

Melvin suggested all current historical standards and codes would be maintained. He added that zoning ordinances — not included in the land use plan — would have to be written up to maintain control over all new developments. 

Resident William Scott, a member of the Montclair Housing Commission, said the proposed plan does not do enough to maintain affordable housing in the township.

“It does not meet current [affordable housing] needs,” said Scott. “It will not address the needs of our community ... for our veterans, senior citizens, individuals that are aging in place, middle-income, moderate-income and low-income families, single individuals.”

The land use plan will put the township on “two separate tracks,” added Scott, because new developments will be required to provide at least 10 percent of their units for affordable housing, while the township’s current Inclusionary Zoning Ordinance requires 20 percent.