Ventnor Homeowner Zoning Showdown. Fighting to Preserve St. Leonard’s Tract.

Ventnor Homeowners in St. Leonard’s Tract are fighting back. Opposed to the use of something called ‘spot-zoning’. A controversial, sometimes shady tactic to get around current land-use rules and zoning regulations.

Neighbors fear Commissioner Lance Landgraf will soon ‘spot-zone’ one of Ventnor’s most historic neighborhoods along the Boardwalk.

VIDEO: ‘Lance, you are spot-zoning for Gelman Properties’, says St. Leonard’s Tract Ventnor representative.

Wrote A.C. Reporter columnist Howard Berger in 1958: “In a modern age, when progress (has) stripped communities of many landmarks, emerging unscathed from a battle that swept away places past generations took pride in, and standing invincible and ready to meet all challenges seeking to destroy its stable beauty, is the St. Leonard’s Tract of Ventnor — the showplace of Absecon Island.”

Ventnor Planning Board Meeting: Monday July 30, 2018. Discussion includes proposed ordinance revisions – which would affect St. Leonard’s Tract.

Neighbors want to preserve this historic area of Ventnor. City Commissioners want to change current R-1 zoning rules that could negatively affect St Leonard’s Tract.

Meeting: Monday, July 30, 2018, 6:30p Ventnor City Hall.

St. Leonard’s Tract. Re-zoning beachfront lots between Dorset and Derby in Ventnor, NJ.

2 large homes once occupied this parcel of beachfront land. Homes were quickly taken down upon purchase by the new owner. Property was then re-zoned for 5 lots. Two are still left, having gone unsold for 13 years. Lots priced too high? Real Estate execs say yes. And what about those lofty Ventnor taxes? This kind of stuff often mentioned as a buyer turn-off.

WATCH: Ventnor neighbors totally disagree with Commissioner/ Planning Czar Landgraf. >

Commissioners Landgraf, Kriebel and Mayor Holtzman focused on short term gain in ratables. They believe splitting parcels into smaller sized lots will help them sell faster. Bring more ratables (new taxes) to the City.

Neighbors disagree with City Hall. They say: just adequately adjust the price and watch buyers flock. Proper pricing will get the lots sold. Especially beachfront lots.

Real Estate 101. Overpriced lots in a high tax town like Ventnor, will not sell.

If commissioners push thru spot-zoning changes, neighbors fear it will adversely affect the character of St. Leonard’s Tract. Could hurt Real Estate valuations too.

So-called ‘flag lots’ could be used in future development of property. Reduction of open space and safety concerns were raised.

St. Leonard’s Tract

• From Cambridge to Surrey Ave. 8 city blocks
• Public park with Tennis and Volleyball courts
• Condominium buildings & single dwellings
• Healthy-sized lots 60’ wide or larger. Most lots have 60’ or more boardwalk frontage

Ventnor “Historic District” Designation.

• Preserve area of historic character
• Strict restrictions govern any proposed demolitions or renovations
• Homeowners limited to what kinds of alterations they can make
• Steady tax assessments and valuations
• Premium. Classic cool. Creates dash of oh-wow factor

http://www.ncsl.org/research/elections-and-campaigns/nonresident-property-owners-voting-local-elections.aspx

St Leonard’s Tract Association was established in 1921 to enforce the deed restrictions.

Did you know…

• John Wanamaker owned 10 lots on Atlantic from Dudley to Dorset, know as the Wanamaker Tract.
• French Provincial home at corner of Cornwall and Atlantic hosted Hubert Humphrey during 1964 Democratic Convention.
• 17 S. Derby was owned by Francis Scott Key’s grand daughter, Anna Palmer.
• In 1923, St. Leonard’s Tract residents made all restrictions perpetual.