Board and developer strike a deal
By: Stephanie Brown
JAMESBURG The Land Use Board and a Monroe developer have worked out a deal that will save a historic building while allowing for the construction of two new single-family houses.
John Profaci of JP Investments, LCC, had proposed building three new houses at the northeast corner of Front Street and Gatzmer Avenue that would have meant destroying or removing the historic Davison house.
However, on Aug. 10 the board and Mr. Profaci came to a compromise to leave the house and much of the surrounding property intact, and build two new houses on a portion of the property.
"It worked out well and I think, overall, we came up with a nice plan that made everybody happy," said Mr. Profaci.
The approved plan includes variances to allow the historic house to remain in its existing location, the preservation of as many old trees on the property as possible, including the largest and oldest tree located near the intersection, and a subdivision with regular, or straight, lot lines.
"What we have to do as a board is to try to balance the rights of the property owners with what’s in the best interest of adjoining property owners and the neighborhood," said board Chairman Patrick Connelly. "We felt that it was a good compromise in this case and the best situation given what that local ordinances are."
The approved plans calls for dividing the .6-acre property, which is located in an R-75 Zone, into three lots.
Lots in that zone must be at least 7,500 square feet, with a minimum width of 60 feet, a minimum depth of 100 feet and minimum setbacks of 20 feet in the front, 10 feet on the sides and 25 feet in the rear.
Variances will allow the lot closest to the corner to be 6,735 square feet with a two-story, single-family house built facing Front Street. The house will have a rear setback of 10 feet and a lot width of 55.76 feet in order to preserve an old 52-inch diameter oak tree that exists on the corner.
Next to the corner lot will be an 8,360-square-foot lot with another two-story, single-family house. The freestanding garage behind the Davison house will be demolished to make room for that house. A variance was granted to allow for a lot width of 57.60 square feet.
Mr. Profaci submitted three possible designs, all Victorian in style, for the two new houses. They can be viewed online at www.globalhouseplans.com (style numbers 34-526 and 34-938) and at www.eplans.com (style number HWEPL08412).
Designs for the new houses are subject for review and approval by the borough engineer’s office to ensure compatibility with the surrounding neighborhood.
The Davison house will remain as is with frontage on Gatzmer Avenue on the third lot, which will be 11,472 square feet. A T-shaped driveway will be constructed in front of the house to allow for two off-street parking spaces as per borough ordinance.
The placement of the driveway in front of the property sparked some concerns among board members, including Mayor Tony LaMantia and Councilman John Longo, who said they felt it was an uncommon feature for that area of town.
Mr. Connelly said the driveway will be built with brick pavers, which would be more "architecturally pleasing" than blacktop.
A variance was granted to allow the existing deck at the rear of the existing property to intrude into the rear yard setback.
Some members of the community spoke out during the meeting and said that the planned construction is too much for the area, even if it is in conformance with the borough’s zoning regulations.
The original plan, which was scheduled for consideration for major subdivision preliminary approval at the April 13 Land Use Board meeting, called for subdividing the parcel into three conforming lots and tearing down the existing house, which was built in 1807.
The application was fully conforming and sought no variances.
However, after members of the Jamesburg Historical Association sent letters to area newspapers opposing the plan and criticizing borough officials for not doing enough to protect historic buildings in town, the applicant’s representative Mr. Profaci asked the Land Use Board to postpone consideration of the plan so he could work out a compromise.
On May 11, Mr. Profaci presented an alternative design that was fully compliant with the ordinance requirements and preserved the historic residence in its existing location. It did, however, create irregular lot lines for the new lots.
The board suggested the lines be straightened out.
"They were certainly within their rights to have those property lines, but we felt uniform lot lines would make it easier for future property owners to know where their property is," said Mr. Connelly. "Again, they weren’t obligated to do that, but they were very willing to work with us to save the Davison house and structure their development without impact on the trees."
Ron Becker, president of the Jamesburg Historical Association, said he approved of the board’s decision.
"The Historical Association is very happy that both the Planning Board and the developer, Mr. Profaci, understand the importance of preserving Jamesburg’s history," Mr. Becker, Jamesburg Historical Association president said. "And we hope, that with both of them setting the example, other developers coming into Jamesburg will motivated to do the same."