The Public
Close to 150 residents sat quietly, attentively and listened closely to comprehensive information and many options for the Mother Teresa School property during a three hour meeting last night.
The Council
As a result, Borough Council members are considering all the input received during the meeting and inviting more comments via letters or e-mail before presenting their Redevelopment plan ordinance for approval at future council meetings.
The Venue
The meeting was held at the theater on First Avenue to ensure sufficient seating capacity and visual and audio capabilities. It was made clear several times during the evening that the purpose of the meeting was to gain input and as well as give information about a proposed Redevelopment plan and was not about acquisition of the property.
The Mayor
However, Mayor Loretta Gluckstein has recused herself from any participation inasmuch as she is employed by the Catholic Diocese of Trenton, the owner of the former parochial school property which is the only tract affected by the proposed new plan. She was present at the meeting along with the residents and all council members except Councilman Jon Crowley.
The Planner
Francis Reiner, a principal in the architectural and planning firm of DMR Architects, of Hasbrouck Heights, a 30-year old firm that offers professional services for architecturally significant, aesthetically pleasing and fiscally responsible design and construction projects, noted his firm first became involved the Mother Teresa Project last year and has reviewed the plans presented from another planner to Council earlier. However, he also explained in reviewing those plans he found the conclusions of that firm in keeping with his own findings.
The Plan
The Architect also pointed out that his presentation and Redevelopment plan is the one the borough would be considering for introduction, review by the planning board, and final action by the governing body after at least two more public hearings in which the public can be heard.
Mr. Reiner also made it clear the borough has not purchased, nor is it under contract, to purchase the approximate four acres of the church-owned site, which includes the Mother Teresa school, Saint Agnes Thrift Shop, once the Mantell home, and the Hesse Parish Center which is connected to the school.
He noted that without a redevelopment plan, any purchaser of the Mother Teresa property, which is up for sale, would follow current residential zone regulations. One of the proposals under the redevelopment plan being discussed would be for construction of nine houses, the same density as is currently allowed, he said.
The planner presented several ideas which would be effective and permitted on the tract under the proposed redevelopment plan, including demolition of Mother Teresa school, and thrift shop and immediate renovations to the Parish Center totaling approximately $800,000 for continued use as a meeting and activities center.
The Board
Mr. Reiner also pointed out that currently any variances request for construction in the R1 zone would go to the planning board; once a redevelopment plan is approved, any variance, and they would be limited, would go to the Mayor and Council, not the zoning board.
He cited as benefits to the borough the creation of more valuation and design control of new construction.
The Alternatives
Other possibilities for the Mother Teresa property could include 21 lots without much open space, town houses on 20X 100 foot lots, 24 units with the elimination of the parish center and thrift shop, or 48 units in townhouses, no open space but with the parish center.
The Architect said his studies have concluded that rehabilitation of the school and its conversion to any use would be cost prohibitive and more economical for a builder to tear it down and rebuild new. He did not indicate either the cost of renovations nor the cost of demolition, saying it was not part of the study.
The Consensus
While no residents at the meeting appeared to think additional housing should be included in the redevelopment plan, many had ideas for open space, protection of the environment, a park with several uses, promoting the borough’s current efforts recently launched to have the borough certified as a National Wildlife Federation Community Wildlife Habitat.
The Questions
Residents questioned the possibility Reiner mentioned of a new road in the four acres and questioned its impact on the Avenue D traffic, in light of already heavier use on that corridor because of Sea Steak customers.
Others questioned more specifics on why the Mother Teresa school should be demolished rather than renovated for senior housing, which is needed in a town where the only senior complex currently has a waiting list.
Mr. Reiner said it would be possible for the council to include an over 55 restriction in its plan.
The Objections
Several at the meeting objected to the ‘cookie cutter’ appearance if only three different types of housing would be allowed under the plan and also questioned the lot size included.
Residents citing the need for preservation of the thrift shop for historical reasons, more diverse open space, wildlife habitats, and development for senior housing received applause for their recommendations. Reiner said another suggestion, repurposing the school for classes for a variety of programs for children and adults, was not considered in their study.
The Mayors
Two former mayors, Michael Harmon, and Randi LeGrice both spoke during the meeting, with LeGrice urging attention be paid to traffic problems, realization of the number of cyclists and the need for over 55 housing.
Harmon cited the number of catholic schools which have been closed in recent years, naming several in the immediate Bayshore area, including Holy Family in Union Beach, now the site of multi-apartment housing, and Our Lady of Perpetual Help in Highlands as well as Mater Dei in New Monmouth. He also noted that “our towns are losing Open Space” and his belief the ultimate goal could be preservation of the entire parcel. The former Mayor talked about being visionary beyond development, and noted looking at a long term investment in preservation could be made possible through extensive grants available for Open Space. He said it has been more than two decades since the borough has added any open space for use.
