Canyon or crown jewel? Morristown officials scrutinize plans for NJ Monthly building on Green

Now, and proposed: 55 South Park Place in Morristown.
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Its designers are pitching it as a “Class A” structure for one of Morristown’s prime locations, overlooking the historic Green.

But planning board members on Thursday could not overlook concerns about size and lack of parking for the proposed office/retail building at 55 South Park Place, former home of the Daily Record and now, of New Jersey Monthly magazine.

A Short Hills developer wants to replace the 25,000-square-foot building with 39,548-square feet of offices and 3,337 square feet of ground floor retail.

Rendering of office/retail building, center, proposed for 55 South Park Place, Morristown. It’s flanked by the Post Office and the Morristown United Methodist Church. Screenshot by Kevin Coughlin

Bordering the Morristown United Methodist Church, the new building would stand five stories — one story taller than the existing building, and slightly higher than the church roof.

At the lower slope of Dumont Place, it would rise six stories.  The height exceeds the property’s zoning and needs a variance from the board.

Morristown Council President Stefan Armington, council liaison to the board, asked about a potential “canyon effect” on Dumont. The town’s Historic Preservation Commission has warned the project will spur developers to build ever higher around the Green, a square pre-dating the American Revolution.

Mayor Tim Dougherty asked project architect Jeff Rawding if he could trim the height. Maybe a little, estimated Rawding, who described the proposed edifice as “Class A.”

Zoom meeting of Morristown Planning Board, Oct. 29, 2020. Screenshot by Kevin Coughlin
PANDEMIC PARKING PICKLE

The developer, Dominick Paragano of Park View Partners LLC, has ironed out concerns raised by the church, according to a lawyer for the congregation. But as Thursday’s two-hour virtual meeting unfolded, board members seemed surprised to learn Paragano’s team has not nailed down another key agreement, for parking.

A building of this size is required to have 108 parking spaces on-site. But Paragano seeks another variance.

The design calls for just five ground-level spaces, as perks for VIP tenants. Another 70 spaces, tentatively, would be leased at the Dalton parking garage, nearly 1,000 feet away.

Rendering of office/retail building, right, proposed for 55 South Park Place, Morristown. Post Office is on the left. Screenshot by Kevin Coughlin

Project traffic planner Jerrid Dinnen hopes to satisfy the rest of the parking space requirement via a credit for office workers who presumably would commute via mass transit.

But Dinnen’s commuter calculations, traffic projections, and knowledge of nearby redevelopment projects were picked apart under withering questioning by town Planner Phil Abramson and board Chairman Joe Stanley.

Rendering of Dumont Place side of office/retail building proposed for 55 South Park Place, Morristown. Screenshot by Kevin Coughlin

Abramson pointedly asked Dinnen if his assumptions about modest traffic increases reflected a COVID shift to telecommuting.

“So, are you suggesting that work-from-home may make a building like this superfluous?” Abramson inquired.

“I’m not suggesting that,” Dinnen replied.

When pressed about parking, Dinnen acknowledged the Dalton spaces are essential to the project.

And that’s a problem. The Morristown Parking Authority, which operates the garage, has not agreed to lease the 70 spaces.

New Jersey Monthly presently occupies 55 South Park Place, Morristown. Screenshot by Kevin Coughlin

The authority has been waiting to see how many parking tenants return from the pandemic, before promising spaces at its facilities, Vitolo said.

“It’s a predicament we’re in…it really puts all developers in a pickle, particularly when you look around and these garages are half full.”

The lawyer said he anticipates an agreement soon.

Park View Partners bought the property from the Tomlinson family, former owners of the Daily Record, for $3.7 million in 2017. Development plans were submitted the following August.

The planning board is scheduled to hear virtual testimony from project planner Michael Tobia on Dec. 3, 2020.

Rendering of office/retail building proposed for 55 South Park Place, Morristown, as viewed from Dumont Place. Screenshot by Kevin Coughlin
Aerial view of 55 South Park Place, Morristown. Screenshot by Kevin Coughlin
Present view of 55 South Park Place, left, and the Morristown United Methodist Church. Screenshot by Kevin Coughlin
Rendering of office/retail building proposed for 55 South Park Place, Morristown. Screenshot by Kevin Coughlin

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25 COMMENTS

  1. Can we get some momentum back on this redevelopment? How can people possibly argue the ‘for lease’ sign on the dilapidated façade on this building now is better than what was proposed. This is a prime focal spot and should have another midsize company occupy it.

    BTW, how awesome has it been seeing the employees of Deloitte and now Valley National walking all over town supporting businesses all day? Would love to hear the naysayers of development say it was better before.

  2. Here is a prime example where the developer can “buy” the missing spots from the MPA if they can move on building the parking lot right across the street! Heck I’m sure the MPA can pay for a nice chunk of the construction by selling these spots prior to the build to this and other developers!! Silly

  3. Any update on this? The existing building is looking pretty drab. This could get one more bigger company into a prime spot solidifying a huge movement of jobs into the downtown. Would be an amazing spot for a big rooftop bar or restaurant overlooking the green, on top of an office complex. Enclose the top in glass?

  4. Mtownresident: “Many people do not come to Morristown now because it is so difficult to find a place to park.”
    LOL!!!
    That’s a great Yogi-isim.
    Kind of like “No one goes to that restaurant anymore because it’s too crowded.”

    You made my day. Thanks!

  5. Many people do not come to Morristown now because it is so difficult to find a place to park.
    The Dalton garage is not expandable.
    Also the sidewalks on Dumont Place are almost non existent.
    I agree with Ilene Monahan, and mtowngirl . Totally.

  6. For many, “charm” means the drab downtown of the 1970s and 1980s blended with that awful faux colonial look. Empty storefronts, a few tired restaurants and bars, and some banks. If that’s the so-called “charm” that’s being lost, let’s have a lot more of it.

    I think it’s a silly word, but here are some examples of places that some find charming: Aspen, Vail, Carmel, Portsmouth, NH, Alton, IL, Warsaw, IN, etc. Morristown? Not so much.

    Morristown is an urban regional center. It has government, corporations, rail (freight and passenger) an airport, major hospital system, hotels, and the potential for a terrific downtown. Let’s hope the forward momentum never stops.

    The renaissance so far has been inspiring, but I hope they now work on delivering more class A office space and retail to downtown. Imagine a Green with a downtown Target. On grim North Park Place: New office buildings, a food hall, and retail. That building at 55 South park Place would be wonderful.

  7. Has no one thought of saving the facade of the existing building and perhaps adding a recessed story that cant be seen from the street? The proposed replacement building is tasteless and out of scale. Obliterating the past is not the answer, especially in such a prominent location. Morristown’s charm is slowly being lost for good.

  8. I love how people think they understand what everyone’s work ideal environment is. We have tons of office space already in the area that was already sitting vacant before this global pandemic. Many businesses have already made their decisions to change course and NOT rent more office space rather to consolidate it. Maybe you can’t wait back to get to the office to escape your family but you’re in the majority of working professionals.

  9. mtwngrl – while you raise a good point, can’t previously passed ordinances ever be up for discussion ? I would not believe you would say once they are set, they should be carved into stones and never changed for the lifetime of the town going forward. I for one believe the immediate surround of the green should have the zoning changed to allow mid rise buildings.

  10. Whether or not office space is a good investment these days is up to the applicant, its their money. BUT, our Boards should stop handing out variances like they are candy. We have zoning for a reason. If you propose a complying project, you should be approved. The Town has set horrible precedent by granting variances on every project in the last five years…no parking? No problem. Extra stories? No problem. Wait until they say no to this and the lawsuits start flying. You cant approve one project’s variances and say no to a similar one a year later. Perhaps this developer should have hired topology and had the Town foot the bills for the studies before applying, seems to work elsewhere in Town

  11. Whether or not office space is a good investment these days is up to the applicant, its their money. BUT, our Boards should stop handing out variances like they are candy. We have zoning for a reason. If you propose a complying project, you should be approved. The Town has set horrible precedent by granting variances on every project in the last five years…no parking? No problem. Extra stories? No problem. Wait until they say no to this and the lawsuits start flying. You cant approve one project’s variances and say no to a similar one a year later. Perhaps this developer should have hired topology and had the Town foot the bills for the studies before applying, seems to work elsewhere in Town.

  12. @ Ilene and Steve – what do you propose we do with the building draining energy from its surroundings? Please share. Love the criticisms with no solutions btw.

    As always from the “any development is only for greed crowd”, I’m sure you love the increase in our property value caused by all the development!

  13. I’m shocked and appalled, but maybe shouldn’t be surprised that a developer would even SUGGEST such an overbuilding on this site…that would require several variances AND NOT INCLUDE ANY ON-SITE PARKING – 5 VIP spaces vs. the zoning-required 108?? Arrive by mass transit? When was the last time you passed a train station or checked rail passenger numbers? This proposal is just another example of a developer coming before Morristown boards thinking they can continue pushing the limits on what they can get away with building in town. They’ll “negotiate some downsizing,” but, as all too often seen, will still get approval for a development that neither complements our historic Green nor, frankly, is needed in Morristown. Just look at the retail and commercial vacancies all around the Green and our towns today. History tells us it can take YEARS to fill these spaces.

  14. @ FDG – absolutely not. Teamwork, comradery, productivity, energy, creativity, motivation, etc all take huge hits when not working in a collaborative space. It was fun to say that for the first month or two at home, but the reality is many people can’t wait to get back into the office and into normal work surroundings.

  15. They need to follow building standards and widen that sidewalk with an appropriate setback from the street. If you want retail it has to be inviting to pedestrian traffic. We need to make this vibrant town a joy to walk and bike in. Foot traffic is key to retail and restaurants.

  16. A tragedy that plans are being made to make Morristown a miniature NYC. The old expression “follow the buck” certainly applies here! As a member of the adjoining church, I’m sure our already small parking lot would be inundated by cars related to the new construction; I’m sure we will make the local towing companies very happy with the increased business as I’m sure others will not respect our private lot (which is already a problem now). The whole project sounds like a greedy grab for money and in a location that is ill suited to ‘expansion’. I doubt whether having to walk a fifth of a mile in all kinds of weather from a parking facility to the proposed building will appeal to many; I hope common sense prevails and the whole thing goes bust.

  17. FDG, fret not. Covid is temporary. In most offices people need to be there. Working at home is a short-term solution. For many reasons it is not sustainable for most.

  18. Do we really need more office space now? People working from home will be the new norm. Are all of the offices at Headquarter Plaza really full?

  19. It appears to depend on where they are taking the measurements–from South Park Place, from the church parking lot, or from Dumont Place, which is steeply sloped.

  20. Encouraging, but why are they always trying to reduce the size of these projects? Why not make something bigger? Class A space is badly needed. Why think small?

  21. And for the love of God, please some one knock down that AWFUL box 1970’s structure on Dumont behind the post office

  22. How are they saying the existing building is 4 stories? And 6 stories is only one story higher than the existing (3 story?) building?

  23. Awesome – would be great. Morristown needs to own the mid size Class A office space buildings to attract stable companies providing jobs in the range of 25-200 with a couple larger companies complementing that. MPA needs to be accommodative in the garages in order for development like this to happen. Its not realistic for a building of this footprint in the center of town to meet 108 parking spaces, nor would it be a good use of the square footage. The garages surrounding the square including the one slated to be built right next door to it need to be utilized. And again, some of that workforce will be enticed to LIVE and work right in town, causing them to not need parking.

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