‘We’re not Jersey City and Hoboken’ : Morristown zoning board nixes downtown housing

Last revision of proposal for 23-27 South St., which the zoning board shot down, March 3, 2021. Screenshot by Kevin Coughlin
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In a vote that was as much a referendum on the board’s role as it was on the project, the Morristown zoning board on Wednesday narrowly rejected a proposal to graft three floors of apartments atop businesses on the prime corner of South and DeHart streets.

“I believe the greater good is the zoning ordinance being enforced the way it’s supposed to be,” Chairman Steve Pylypchuk said during a spirited debate — in which a majority actually supported the project as good for the downtown.

But the 4-3 vote in favor was not enough: The variances sought by building owner Joseph Milelli required five votes.

He had hoped to tip the balance by adding sweeteners–an extra unit of affordable housing and cosmetic tweaks–to plans already revised many times, over six virtual hearings stretching to last year.

Scott Wild, Noelle Nish, Thomas Ferrara and Anthony Murphy agreed with the applicant that 21 downtown apartments would help businesses, a goal of the town’s zoning master plan.

But Pylypchuk, former Chairman James Bednarz and Barbara McNally felt the project would have subverted zoning ordinances that specified DeHart Street as a dividing line, separating larger redevelopments near the Morristown Green, and more modest structures towards town hall.

‘WE ARE MORRISTOWN’

The vote revealed an even deeper divide on the board, split in a seeming tug of war for the heart and soul of Morristown.

Can a place steeped in Revolutionary lore retain its small-town charm amidst galloping development, in what some are hailing as “the western Hoboken”?

Milelli’s building, once home to Scotti’s Records, “is a dump” begging for a facelift, argued Wild.

‘A DUMP,’ said zoning board member Scott Wild, who supported plans to add three floors of apartments over 23-27 South St, pictured in December 2020. Photo by Kevin Coughlin

“It’s a great project. It makes Morristown much better. It sets us on the trajectory that we should be on. There shouldn’t be any one-story buildings, heading down South Street. That’s a tragic, tragic under-utilization of space. They all need to go. They all need to be like this, three stories, heading down the corridor,” Wild said.

Murphy shared those sentiments.

“Gentrifying that area is beneficial… You know, Jersey City, Hoboken, you’ve got to start somewhere, you’ve got to develop, you’ve got to increase the business,” he said.

Bednarz took exception to the comparisons.

“I know you want to see Morristown built out. But I’m happy with letting them continue to build out Jersey City and Hoboken, quite honestly,” he said.

“We are not Jersey City and Hoboken,” echoed Pylypchuk. “We are Morristown. Here, it’s different. I moved here because we are not Jersey City.”

DOGGED ANALYSIS

The outcome was a rare defeat for project Attorney Frank Vitolo. Previously, he told the board Milelli had spent hundreds of thousands of dollars carefully crafting a proposal that would not displace his commercial tenants at 23-27 South St.

Project attorney Frank Vitolo and furry friend, March 3, 2021. Screenshot by Kevin Coughlin

After the board’s decision, the attorney rejoined the Zoom meeting, cradling his dog.

“My dog is trying to understand that vote,” Vitolo said. “I don’t!”

Re-designing the structure may have served considerations beyond helping business tenants. If Milelli had opted instead to replace it with a new apartment building, he probably would have faced even greater zoning challenges, Pylypchuk noted.

Town planner Phil Abramson, who helped update Morristown’s zoning over the last decade, suggested Milelli’s project embodied the spirit, if not the letter, of those codes.

The Morristown zoning board at its sixth Zoom hearing for proposed apartment/retail building at South and DeHart, March 3, 2021. Screenshot by Kevin Coughlin

Resident Scott Shuman told the board “vibrant, cutting-edge projects” like this one are why he and his fiancée moved here two years ago.

“I think the project is wonderful,” testified Barry Goffin, owner of the 23 South gift boutique, an anchor tenant in the building. He phoned the meeting to describe his landlord’s proposal as a positive step, in a downtown evolution Goffin’s family has observed for a half-century as Morristown retailers.

Other tenants are J.C. Reiss Optician, Pure Pita, the Laboratory Hair Studio,  Zero-180 Market and, in the basement, the Laundromat bar. Nobody from those establishments spoke.

Initially, Milelli sought approvals for 30 apartments, including penthouse suites.

Project planner Michael Tobia presented more changes Wednesday, responding to board concerns raised last month.

A studio apartment was designated as affordable, bringing the total to four affordable units, one more than required. (Although questions were raised about whether a studio counts as a full unit.)

Two trees were added to the plans, while a rain garden and traffic “bump-out” were eliminated, per wishes of the Shade Tree Commission and board. Windows and doors were re-designed, and Morris Arts committed to a mural on a rear wall.

But these modifications could not overcome basic math cited by opponents.

Calculated by floor space and units per acre, the project’s density far exceeded the lot’s zoning. Twenty-one units were pitched. Only nine are allowed. With a maximum of four stories. This project would have been five stories, counting the basement nightclub.

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20 COMMENTS

  1. @Ryan then the town ordinance makes no sense when they approved a 5 story office building next door? There is a 4 or 5 story apartment building on dehart?

    This just infills what is already there pretty much. It doesn’t add to the cityscape. Doesn’t make sense to me why this wouldn’t be approved and so much other development is.

    Clearly it is a bribe situation here

  2. Thank you Bednarz, Pylypchuk, and McNally for resisting the clear overreach by the developer. They seemed to be asking for a tremendous about of variance without offering anything truly valuable to the community. Redevelop the space, but have some respect for the town ordinance.

  3. How can you justify the logic that Dehart street is the mark of downtown development.When you approved the 30 units at Calaloo with no affordable housing.The Town needs to increase the tax base as the school budgets keep going higher. Two blocks from this location, Miller and Maple townhouse are going for three million dollars. What is wrong with this picture. My guess is
    there was no bribe or it wasn’t big enough

  4. It’s interesting to hear the buzz about development in an area that is only 2.8 square miles in size ( the town of Morristown NJ 07960).
    Nobody seems to bring up the issue of the town public sewer capacity and cost. As though that is a non issue. Sewer costs are real and plants need expansion and updating, as density grows every homeowner will pay for any expansions.
    Costs are costs . More use ,more cost.
    Morristown still has the highest taxes in Morris County. In light of all the development , one would ask why so?
    Are people asleep in Morristown or just not paying attention?
    Maybe in the future Morristown and Morristownship will merge communities? The township has the land, the town does not. Are they at the tipping point?
    The 2.8 square miles in Morristown could work with the 16 miles that the Township controls. The zip code “07960 “ could actually mean one place and town.
    Right now they both have different mayors and forms of governments along with the costs and fees etc , that go with the duplicating of public services.
    In reality , the State of New Jersey is the most densely populated State in the USA. Many signs indicate more growth.
    New Master plans in the future in most NJ towns could promote more growth.
    More services will be needed. They are not free. Schools , sewer costs, public safety , road repairs, fees,legal costs etc have to be paid.
    Property taxes which few talk about will have to go up.
    And so it goes. More people want to come here. Somebody once said” if you build it, they will come.”
    That seems to be correct.
    The vote was taken ,it’s no go for now ,but that could change.
    Stay tuned.

  5. F. Byrne then maybe the town will thrive? I guess you haven’t been to Morristown in a long time. To say it has been thriving for many years is an understatement.

  6. Kindly consider the current administration legal woes with lawyers and you will more clearly understand the vote. The building will be developed, just not under current administration. The #pay2play is not the way going forward. Transparency and accountability must be part of the open development process with a Core Finance Reporting System with A #GRC and #CRM mandate. post investigation Audit of Morristown accounting systems, processes and those associated with those indicted or whom plead guilty with NJ Attorney General. Any board members and or Law Firm or Business Partners associated with companies making development decisions in Morristown currently in State or Federal Courts, the associations must be publicly known and no blind eye turned.

  7. @Patrick this is a low-density development proposal. It’s 4-stories, we’re not talking a glass tower here

  8. Definitely need to build up and add on. Even in Manasquan there is an excellent use of Main Street and buildings with apartments, retail. Why is everything such a battle to remain stale. Where are the big name retailers and some small convenience stores. If you want people to come , and stay, you need to deliver conveniences and access and make a hub that has everything needed. The resistance makes no sense.

  9. Morristown needs to gets tenants in the vacant spaces on Park Place before building more apartments, condos or open any more bars.

  10. Bravo to the planning board! They seem to understand that smart sustainable growth is key to maintaining the character and quality of life in Morristown. Look at NYC, the most valuable neighborhoods are NOT the glass canyons of high density. They are the neighborhoods that are “livable” with lower density, greenn space and buildings with architectural interest. Keep up the good work!

  11. You want certain kinds of people there in Morristown. the kind that can afford $3000 /mo rent on a small cookie cutter apartment. you don’t want the type of people that drive real growth and community. like middle class families. Attract the young professionals and all you’ll get is a college town atmosphere with more money. Morristown, take care of your schools to start and maybe your town will thrive. Hasn’t the pandemic taught you anything?

  12. “wE aRe NoT hObOkEn oR jC.”

    1. I’m not sure how we can use that sentence as a driving quote to stop the inevitable from happening. We may lose this project, but long term we all know that Morristown will hit its mini city potential.

    2. Yes! Let’s stop this project that makes the most sense to approve because of where it’s located, but let’s approve: 45 Market Street, Cambria Hotel, Morristown Train Station Mega Complex, 30 Court (downtown), Calaloo 30 units w/ no affordable housing, M Station and 42 Spring Street. (P.S. I’m in favor of all).

    ————————

    Why are young professionals leaving Hoboken and coming to Morristown? Hoboken’s Mayor (Ravi Balla) completely ruined the bar scene. Why was Hoboken HOT HOT HOT in 2014-2016? It was because of the young pro’s scene.

    When did the young professionals start flooding into Morristown? When more development happened, that’s when our downtown business owners started to thrive. 40 Park in 2004 was the anchor tenant that turned our town from a “hidden gem” to a much more popular gem. 💎

    ————————

    Counting the basement as a story is utter nonsense. I cannot expect big thinking from those with small goals so I will leave this thought here.

    As a Morristown native… I’m not sure who is trying to hold onto the false reality that we are a small town gem still. 60,000 people were supposed to show up to our St. Patrick’s Day parade last year. Look at what our downtown looks like on weekends pre-Covid. Whatever you think you are holding onto by voting “no” left the town at least 3 years ago.

    We may still be considered a town, but we’re in the beginning stages of a little city. This is just one project rejection, but give Morristown 3 years. You will not be able to grasp the growth.

  13. The thought of having three story buildings up and down South Street is idiotic. Imagining the congestion it would bring to that area, how bad the parking situation would be and how awful it would look to have plan, soulless, run of the mill, copycat apartment buildings surrounding the Presbyterian Church, St. Peter’s and the library.

  14. I think counting the basement as a story is ridiculous. Would the applicant have been happy with 3 above ground stories? Keep the retail, two floors of apartments, it would bring down the density, the overall scale and the parking shortage which I feel is a critical component in downtown.
    This Board is a mess, there is zero consistency on how they treat applicants. I really think its not WHAT you know but WHO you know in this Town. Have the powers that be made enough money on everything else that got rubber stamped that they have started saying no??

  15. People are moving there in droves to escape the overpopulated places like Hoboken and Jersey City, where everyone is stacked on top of one another.
    That tends to happen during a deadly health pandemic, when people suddenly realize that overdevelopment isn’t a good thing for their families.

  16. How absurd. Now we get to look at this dilapidated under utilized building on a premiere corner in downtown, next to a new class A office space building.

    News flash for the board who voted no, people are moving here in droves because we have similar features to Hoboken and JC including restaurants, bars, music playing outside these establishments in the summer, and green space in the middle of all of it. We can take what’s good about Hoboken and JC and bring it here. This project is a far far cry from the density and height of buildings in either of those places.

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