6827 
 
 M76 
 
 N78 
 
 LIBRARY 
 
 ANNEX 
 
 2 
 
 MONTCLAIR 
 
 THE PRESERVATION OF ITS NATURAL BEAUTY 
 AND ITS IMPROVEMENT AS A RESIDENCE TOWN 
 
JUSTIN R, HARTZOG 
 CAMBRIDGE, MASS. 
 
 CATALOGUE NO. 
 
 CORNELL. 
 
 UNIVERSITY 
 
 LIBRARY 
 
 FINE ARTS LIBRARY 
 
Cornell University Library 
 NAC 6827 .M76N78 
 
 Montclair.the preservation of its natun 
 
 lllllllllllllliiiiiiiiiiiiiniiiiii"iiiiiii»iii"'i'l" 
 3 1924 024 454 450 
 
\<\ 
 
 Cornell University 
 Library 
 
 The original of this book is in 
 the Cornell University Library. 
 
 There are no known copyright restrictions in 
 the United States on the use of the text. 
 
 http://www.archive.org/details/cu31924024454450 
 
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MONTCLAIR 
 
 THE PRESERVATION OF ITS NATURAL 
 
 BEAUTY AND ITS IMPROVEMENT AS A 
 
 RESIDENCE TOWN 
 
 REPORT OF JOHN NOLEN 
 
 LANDSCAPE ARCHITECT TO THE 
 MUNICIPAL ART COMMISSION 
 AND THE COMMISSION'S RECOM- 
 MENDATIONS TO THE CITIZENS OF 
 MONTCLAIR 
 
 MONTCLAIR, NEW JERSEY 
 
 MCMIX 
 
Printed by 
 
 Styles &. Cash 
 
 135 West 14th Street 
 
 New York 
 
THE PURPOSE OF THIS BOOK IS TO 
 SUGGEST PRACTICAL WAYS FOR PRE- 
 SERVING THE NATURAL BEAUTY OF 
 MONTCLAIR, FOR REMEDYING ITS DE- 
 FECTS, AND FOR DIRECTING ITS FUTURE 
 DEVELOPMENT IN THE WAY THAT WILL 
 MAKE IT THE MOST SATISFACTORY 
 TOWN IT CAN BE TO LIVE IN. 
 
ORIGIN AND BRIEF HISTORY OF THE MOVEMENT 
 FOR IMPROVING MONTCLAIR. 
 
 At the "Montclair Dinner" of March 14th, 1908, held under the 
 auspices of the Civic Association, it was stated: 
 
 That, although Montclair is generally considered the most attractive 
 of all New York suburbs, it is not nearly as attractive as it would have 
 been if wise plans for the Town's development had been made thirty 
 years ago and consistently followed to this time. 
 
 That, aside from natural beauty, the attractiveness of Montclair is 
 due to the individual efforts of private citizens in making their individual 
 homes, and but very little to any organized efforts to make the whole 
 town attractive ; 
 
 That, the town has numerous unsatisfactory features inconsistent 
 with its reputation and with the aspirations of its citizens, and lacks at- 
 tractive features that a town like Montclair ought to have, and can have ; 
 
 That, if we desire the Montclair of the future to retain the character- 
 istic charm of the country town, rather than to become merely the com- 
 monplace small city in the country, we must very soon supersede the 
 present haphazard method of development, in which the attractiveness of 
 the town depends almost wholly on private initiative, with a scientific 
 Town Plan, authoritatively applied and consistently adhered to. 
 
 It was suggested that a Commission of representative citizens would 
 perform a valuable service to the Town by studying its needs and oppor- 
 tunities, by devising plans for preserving its natural beauty and for assur- 
 ing its future development along the best lines. 
 
 A motion was offered, and unanimously carried, requesting the Civic 
 Association to appoint such a Commission and to define its duties. After 
 careful consideration, the Directors of the Civic Association at their 
 April meeting appointed the members of the Commission, designating it 
 The Municipal Art Commission of Montclair. A list of the mem- 
 bers composing the Commission, together with the definition of their 
 duties, appears on pages eleven and twelve. 
 
 The members of the Commission were deeply impressed with their 
 
responsibility and the opportunity afforded to perform a great and lasting 
 service to Montclair. Immediately following organization, plans of ac- 
 tion were discussed and it was unanimously decided that the Commission 
 should secure the services of the best available landscape architect and 
 town improvement expert. There being no public funds available for the 
 purpose, the members of the Commission contributed $2,000 as an initial 
 fund (this amount has since been increased to about $4,000) toward de- 
 fraying expenses. The members of the Commission appointed a Com- 
 mittee consisting of Messrs. Dickson. LeBrun, and Osborne, to select and 
 engage a landscape architect. 
 
 After careful investigation, the Committee decided upon Mr. John 
 Nolen, of Cambridge, Mass., as the man best qualified by training, and 
 special experience in similar lines, for planning the improvement of Mont- 
 clair. 
 
 Mr. Nolen is a graduate of the University of Pennsylvania and of 
 Harvard University, and has studied and traveled extensively in the 
 United States and Europe. He is a member of the American Society of 
 Landscape Architects and was selected by the Society to edit the work of 
 Humphrey Repton. He has recently made the plans for remodeling Roa- 
 noke, for improving Savannah, Ga., San Diego, Cal., and Reading, Pa. He 
 is the official landscape architect for the State of Wisconsin, and concur- 
 rent with his work in Montclair, has made plans for the improvement of 
 Madison, Wis. His experience in dealing with town problems similar to 
 those of Montclair, is, we believe, unequaled. 
 
 Mr. Nolen began his work in July, 1908, and has since spent much 
 time in Montclair, studying the situation in detail, and obtaining from 
 various sources the information upon which his report is based. His 
 recommendations are not the fancies of a mere idealist, but are the prac- 
 tical plans of a practical man for making Montclair the most attractive 
 home town that public spirit, enterprise, and skill can make it, — not alone 
 for the thousands who live here now, but for the many more thousands 
 who will live here in future generations. 
 
 We commend Mr. Nolen's report to the thoughtful consideration of 
 our citizens and urge that each separate recommendation be weighed 
 open-mindedly on its merits as it affects the interests of the whole town. 
 
 The recommendations of this Commission appear in the pages im- 
 mediately following Mr. Nolen's report. 
 
 The Municipal Art Commission, 
 
 10 
 
OBJECT OF THE 
 MUNICIPAL ART COMMISSION. 
 
 The object of this Commission shall be to promote in all practical 
 ways the beautifying of Montclair ; to preserve in it the distinctive charm 
 of the country town, and to exert its influence to the end that the princi- 
 ple of local fitness shall be served in public and private improvements ; to 
 consider the probable future development of Montclair, and to plan for 
 meeting its needs ; to influence a just appreciation of the value of Art in 
 daily life and to encourage and promote the public and private use and 
 patronage of good art in Montclair. 
 
 MEMBERS OF THE COMMISSION. 
 
 The Commission appointed by the Civic Association consisted of 
 twenty-five citizens. Upon organization several ex-officio members were 
 added, and the original members were divided into one, two, three, four, 
 and five year classes respectively — no member to be eligible for re-elec- 
 tion until one year after the' expiration of his term. The division of 
 classes was made by lot. 
 
 ONE YEAR CLASS, TERM EXPIRING APRIL, 1909. 
 Emerson P. Harris, Julian R. Tinkham, 
 
 Dr. Daniel A. Huebsch, Solomon Wright, Jr. 
 
 Seth Sprague Terry, 
 
 TWO YEAR CLASS, TERM EXPIRING APRIL, 1910. 
 Chas. D. Barry, Harry Fenn, 
 
 Edwin A. Bradley, F. Meriam Wheeler. 
 
 Cornelius D. DuBois, 
 
 THREE YEAR CLASS, TERM EXPIRING APRIL, 1911. 
 Rudolph Herring, Wm. H. Farmer, 
 
 Jas. N. Jarvie, Arthur Underhill. 
 
 Frederick E. Kip, 
 
 FOUR YEAR CLASS, TERM EXPIRING APRIL, 1912. 
 Wm. Couper, F. M. Crawley, 
 
 W. I. Lincoln Adams, Albert French. 
 
 Michel M. Le Brun, 
 
 FIVE YEAR CLASS, TERM EXPIRING APRIL, 1913. 
 T. A. Adams, Wm. T. Evans, 
 
 Chas. W. Anderson, Wm. B. Dickson, 
 
 Edmund B. Osborne, 
 
 i I 
 
EX-OFFICIO MEMBERS 
 The Mayor of Montclair. Chairman Civic Assn., Highways and Parks Com., 
 Henry V. Crawford. Decatur M. Sawyer. 
 
 President Montclair Civic Association, Chairman Town Council, Street Opening 
 
 Com., 
 
 John B. Wight. W. H. Schoonmaker. 
 
 Chairman Civic Assn., Transportation Com., Superintendent Montclair Streets, 
 
 A. F. Mack. Malcolm H. Smith. 
 
 i 
 
 In April, 1909, the following new members were elected for five 
 years to succeed the members whose terms expired in one year: E. G. 
 Chamberlain, Otto C. Wierum, Peder Larsen, Wm. E. Marcus, Alexander 
 Luchars. Mr. Ellis P. Earle was elected to succeed F. Meriam Wheeler, 
 who resigned on account of ill health. In 1909, John M. Chapman suc- 
 ceeded Decatur M. Sawyer as Chairman of the Civic Association Com- 
 mittee on Parks and Highways. 
 
 OFFICERS OF THE COMMISSION 
 
 Wm. T. Evans. President 
 
 Edmund B. Osborne, Vice-President 
 
 Julian R. Tinkham, Secretary 
 
 Cornelius D. DuBois, Treasurer 
 
 (Wm. H. Farmer has been elected Secretary to succeed Julian R. Tinkham, 
 whose term expired in 1909.) 
 
 EXECUTIVE COMMITTEE. 
 Edmund B. Osborne, Chairman, Michel M. Le Brun, 
 
 Wm. T. Evans, Wm. B. Dickson, 
 
 W. I. Lincoln Adams, Ex-officio Members. 
 
 Jas. N. Jarvie, The Treasurer, 
 
 Frederick E. Kip, The Secretary. 
 
 12 
 
MONTCLAIR 
 
 THE PRESERVATION OF ITS NATURAL 
 BEAUTY AND ITS IMPROVEMENT 
 AS A RESIDENCE TOWN 
 
" 'Will it be beautiful?' should be asked as 
 to any proposition for improvement, but it is 
 not by any means the first question to be asked. 
 'Is it in purpose and tendency aiming in the 
 direction we have deliberately chosen ?' 'Is it 
 appropriate to that particular kind of common, 
 park, street, dooryard, or township, which we 
 can reasonably look forward to having during 
 the period in which the improvement will be 
 effective?' These are the first questions to 
 ask in such a case. They are often hard to 
 answer, but real improvements are not made 
 easily and thoughtlessly. Time, effort, and 
 money expended on embellishments , without 
 painstaking thought as to their ultimate result, 
 are apt to be worse than wasted; while wise 
 forethought as to purpose and tendencies may 
 so shape the simplest utilitarian necessities of 
 a village as to give it the beauty of consistency, 
 harmony, and truth." 
 
 Frederick Law Olmsted. 
 
MR. NOLEN'S REPORT TO THE MUNICIPAL 
 ART COMMISSION. 
 
 TO PRESERVE the characteristic natural attractions of Montclair 
 and to promote its convenience and beauty as a residence town, re- 
 quires, first, an estimate of its resources of situation, climate and 
 scenery, and a brief appraisement of its existing facilities for town life, 
 and then a plan of procedure to secure those other features which may 
 be reasonably considered necessary, desirable, or appropriate. 
 
 Montclair's natural resources as a residence town are real and per- 
 manent. It is situated twelve miles west of the Hudson River, on the 
 east side of Watchung Mountain, and has an elevation ranging from 
 about 300 to 700 feet. The country is wonderfully picturesque, much of 
 it still rural in aspect, and well-wooded with oaks, chestnuts, maples, and 
 other native trees. To the east there is a broad and impressive landscape 
 view with the high towers of New York City visible by day and its magic 
 lights at night. To the west, from the Mountain top, one looks out upon 
 a reach of graceful valley with all the charm and beauty that such a 
 landscape feature affords. 
 
 A PICTURESQUE AND IRREGULAR TOWN PLAN. 
 
 To these natural advantages of Montclair two have been added 
 which increase greatly its value and delight as a residence town. It 
 has age and the mellowness which goes with it, and a picturesque and ir- 
 regular town plan. Montclair is not a new town. The early settlers 
 came from Connecticut nearly two centuries ago, bringing with them the 
 characteristic New England ideals of education, religion, and life. Their 
 wholesome marks are still visible. The town plan, the location and direc- 
 tion of streets and open spaces, are largely the result of a slow evolu- 
 tion, new facilities coming gradually only in response to new demands. 
 Such an evolution or growth in a town or city plan has nearly always its 
 peculiar limitations, but it has also its peculiar merits; and, in the case 
 of a town primarily for residence, imparts a flavor, an atmosphere, a 
 distinction, seldom secured in any other way. Elm Street and Llewellyn 
 
 *5 
 
THE IMPROVEMENT OF MONTCLAIR. 
 
 Road have a mellow beauty that can come only with time. On the other 
 hand, all the commonplace characteristics of the new suburb with its reg- 
 ularity, its straight streets, its absence of trees, its general rawness, are 
 lacking in Montclair. 
 
 As might be expected, Montclair possesses the usual public facilities 
 for town life. It has paved and shaded streets, sidewalks and sewers, 
 electric cars, an adequate and pure water supply, gas and electric light, 
 and other public works. It has schools of marked excellence in many 
 particulars ; its churches are numerous and large ; and the golf and coun- 
 try clubs and other social features maintained by private funds provide 
 recreation for a considerable number. Already the Essex County Park 
 System is more or less available, and a beginning has been made with 
 local parks. 
 
 MONTCLAIR CANNOT AFFORD TO RELY ON ITS 
 SUPERIOR NATURAL ATTRACTIONS ALONE. 
 
 But, after all, these facilities are only usual and are matched by 
 many American communities with much less in the way of natural ad- 
 vantages and of wealth. They are in no wise notable. In fact, in com- 
 parison with some cities, not only in the East but in the West, Mont- 
 clair is lacking in some of the most essential features of convenience, 
 comfort, and characteristic beauty. It can ill afford to rely longer on its 
 superior natural attractions. These are of great worth and should be 
 preserved with fidelity, but to them should now be added suitable rail- 
 road approaches ; a more adequate provision for local business ; a suit- 
 able Town Common around which to cluster new educational, art, and 
 recreation features; widened and improved streets; thoroughfares for 
 traffic and pleasure driving; a more thoughtful method of planting and 
 maintaining street trees ; a rational system of opening streets ; a decidedly 
 better housing of the poor; and a more comprehensive, modern, and sig- 
 nificant development of open spaces, local parks and playgrounds. 
 
 These are the main features with which this Report will concern it- 
 self. Town art should be fundamental, aiming not at superficial effects 
 but at convenience and utility and, only through them, at beauty. It 
 should take account of many practical matters, — land values, their sta- 
 bility and increase, the promotion of health and happiness, the preven- 
 tion of nuisances, the protection of the character of neighborhoods, and 
 the organic development of the whole town. 
 
 16 
 
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RAILROAD STATIONS 
 AND THEIR SURROUNDINGS. 
 
 FOR perfectly obvious reasons it is important that every city, town, 
 and village should do all that is possible to insure convenience, ord- 
 erliness, and a certain type of beauty in and about its railroad ap- 
 proaches.* Especially important is it in the case of a suburban town ; 
 
 FIRST IMPRESSIONS OF MONTCLAIR ON THE D. L. & W. 
 We put our worst foot forward. 
 
 first, because the station is used daily by a majority of the entire popula- 
 tion and, secondly, because the arrival at the station should afford at 
 once, in contrast to the city, something of the quiet, order, and beauty 
 that should be found in any home that makes the long daily journey back 
 and forth worth while. 
 
 * "The Railway Beautiful," Sylvester Baxter, The Century Magazine, April, 1908. 
 
THE IMPROVEMENT OF MONTCLAIR. 
 
 If. one were to form an impression of Montclair as a residence town 
 from the present railroad stations, either the Lackawanna or the Erie, it 
 would be far from agreeable. The buildings are old, ugly, and badly lo- 
 cated, the surroundings unsightly, without adequate provision for con- 
 venience or the slightest suggestion of beauty. What is true of the sta- 
 tions and surroundings is equally true of the line of the railroads through 
 the town. It is like tracing the course of a blight to follow these railroads, 
 
 MAIN STATION ERIE R. R 
 Inadequate and unsightly — compare with Erie -station at Upper Montclair. 
 
 — everywhere they have left their ugly scars. Some may think that this 
 is necessary. An inspection of other stations will prove it not to be so. 
 In Pennsylvania, in Massachusetts, in some parts of New Jersey and 
 New York and in certain states of the West, to say nothing of Europe, 
 many examples can be named of railroads with orderly, appropriate, and 
 even beautiful surroundings. In fact, there is but one excuse for the 
 present intolerable situation in Montclair, — both railroads have long out- 
 grown the earlier provisions for service, and have not yet replaced them 
 with something more adequate and fitting. Over fifteen hundred passen- 
 gers are landed at the Lackawanna station daily, and as many more at the 
 
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THE IMPROVEMENT OF MONTCLAIR. 
 
 various stations of the Erie railroad. This number is certain to be soon 
 largely increased, perhaps doubled. The permanent attractions of Mont- 
 clair for residence, and especially the new facilities for getting to and 
 from New York furnished by the recently opened Hudson tunnels, will 
 not be overlooked by people seeking out-of-town homes. 
 
 It should be recognized that there are some matters connected with 
 the railroad stations which concern vitally the interests of the town, but 
 which are apt to be neglected by the railroad companies. The latter often 
 appreciate the need for an up-to-date station building, but do not take 
 
 D. L. & W. PASSENGER STATION AT SHORT HILLS, N. J. 
 Convenient, appropriate, and beautiful. The D. L. & W. people "know how," and will do 
 
 "the right thing" in Montclair. 
 
 pains to have it accord with the character of the town. They are im- 
 pressed with the necessity to provide freight facilities, but overlook the 
 equal necessity to provide passenger facilities, both foot and vehicular. 
 Again and again, the railroads ignore the question of approaches to the 
 station, and the beautifying of the station surroundings seldom receives 
 the attention it deserves, from economic if from no other reason. 
 
 TheLackawannarailroadmustsoon rebuild its Montclair station. An 
 opportunity, therefore, would appear to be afforded to consider the loca- 
 tion of the station, the character of the building, and the treatment of its 
 
 22 
 
FIRST IMPRESSIONS OF MONTCLAIR. 
 Coming from New York on the Erie 
 
 FIRST IMPRESSIONS OF SCARSDALE, N. Y. 
 From the N. Y. Central R. R. 
 
 ' 23 
 
THE IMPROVEMENT OF MONTCLAIR. 
 
 surroundings. At present the Lackawanna station is situated on no im- 
 portant street, but between Bloomfield and Glenridge Avenues with an 
 outlet on Spring Street. This site has objections. It involves a curve 
 approaching Bloomfield Avenue from Glenridge, a grade crossing at 
 Bloomfield Avenue (over sixty passenger trains a day crossing the tracks 
 of four hundred trolley cars, to say nothing of other traffic) and a cross- 
 ing at Grove Street, the most important thoroughfare on the east side of 
 Montclair, which must in time, it would seem, have a double track of elec- 
 
 "LOOK ON THIS PICTURE 
 
 View from left side of Erie train coming into Upper Montclair from New York. 
 
 These poplars were planted only a few years ago. 
 
 trie cars. Furthermore, the present station stands upon a block that 
 would be too small even if all of it, from Bloomfield Avenue to Glen- 
 ridge Avenue and from Spring Street to Grove Street, were given up to 
 the needs of a passenger station and approaches. 
 
 The best site, the most logical, would appear to be the block between 
 Bloomfield Avenue, Washington Street, Elm Street, and Hartley Street. 
 The selection of this site would do away altogether with the necessity of 
 crossing either Bloomfield Avenue or Elm Street and would give a good- 
 sized block on a commanding elevation for the station and grounds. It 
 
 24 
 
RAILROAD STATIONS AND THEIR SURROUNDINGS. 
 
 would involve the railroad, however, in some radical changes of its ar- 
 rangements. The next best site is the one directly opposite, the block 
 bounded by Bloomfield Avenue, Glenridge Avenue, Grove Street, and 
 Pine Street. It has ample size, avoids the crossing of Grove Street and 
 involves the railroad in no radical changes. The most serious objection 
 to it, as compared with the site on the other side of Bloomfield Avenue, 
 is that it continues the present ugly and dangerous crossing of Bloom- 
 field Avenue. The street or the railroad would have to be elevated, for 
 
 AND THEN ON THIS." 
 View from right side of Erie train coming into Upper Montclair. Why not plant 
 
 poplars on this side too? 
 
 a grade crossing at either Bloomfield Avenue or Grove Street should not 
 be tolerated. Either of these sites, however, would give opportunity 
 for vast improvement on the existing conditions. The new plan should in- 
 clude a well-located and suitable station, sheds for public and private 
 vehicles, and ample platforms. There should also be space for appropri- 
 ate planting of hardy shrubs and trees, a feature that should not be 
 omitted in any approach to Montclair. 
 
 The improvement of the main station of the Erie railroad,* at 
 
 f The names of the five stations on the Erie Road may not seem to be an important mat- 
 ter, but the method of naming stations after streets which run more or less parallel to the railroad 
 is a confusing one ; might it not be an advantage to substitute for them the names of streets at 
 right angles with the railroad? 
 
THE IMPROVEMENT OF MONTCLAIR. 
 
 Greenwood Avenue and Walnut Street, should be approached in much 
 the same way, although neither the changes needed nor the opportunities 
 are so great. There is already near the station a small planted space, 
 which is at least an indication of what is possible. . It seems as if the new 
 station could be located with advantage on the axis of Montclair Avenue 
 and Greenwood Avenue and thus made a feature of real beauty for that 
 section of the town. 
 
 In Upper Montclair the station itself is fairly good, but a marked 
 and much needed improvement could be made if the railroad, the town, 
 
 ERIE STATION, UPPER MONTCLAIR, FITTING AND SIGHTLY. 
 The grounds at the left are privately owned and maintained by public subscription ; they 
 should be acquired by the town and made a permanent park. 
 
 or the two acting together, would secure the open space west of the sta- 
 tion; and the unsightly low block to the east,- bounded by Bellevue and 
 Lorraine Avenues and Valley Road, should be owned or controlled by the 
 town. These two acquisitions would give opportunity not only for ade- 
 quate railroad approaches, but also for the development of a convenient 
 and distinctive business centre for Upper Montclair. Around this open 
 space not only stores but local public and semi-public buildings would un- 
 questionably be located. The trend of the present development makes 
 this reasonably certain. 
 
 26 
 
RAILROAD STATIONS AND THEIR SURROUNDINGS. 
 
 The improvement of the railroad approaches to Montclair is one of 
 the most important phases under consideration. It can be effected only 
 
 THE DANGEROUS RAILROAD AND TROLLEY CROSSING AT 
 BLOOMFIELD AVENUE. 
 "Over sixty passenger trains a day crossing the track of four hundred trolley cars, to say 
 nothing of other traffic." The citizens of Montclair should not be satisfied until every 
 railroad grade crossing in the town is abolished. 
 
 by an open-minded study of the present and future interests of the whole 
 town and a hearty co-operation on the part of railroad officials and all 
 classes of townspeople. 
 

 
 **mm sobs 
 
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 h^tx^hi 
 
 ^rgmr^m 
 
 T 
 
 JIT" ' !- ^- -- ■ 
 
 i: 
 
 ^^^J 1 1 - 
 
 A VIEW FROM ERIE MAIN STATION, MONTCLAIR. 
 
 VIEW FROM A PASSENGER STATION IN NORFOLK, VA. 
 
 28 
 
CONFUSION AND CONGESTION AT "THE CENTER." 
 
 EVEN a superficial study of the plan of Montclair makes clear the 
 present predominance as a business centre of the Six Corners, — the 
 place where Glenridge and Fuller ton Avenues cross Bloomfield Ave- 
 nue, and a more thorough study of the situation and of the laws of town 
 growth soon convinces one that this point may be the stable and perman- 
 ent centre of the town, provided more ample facilities are forth-com- 
 ing to meet the demands of transportation and business. Up to the 
 present time everything has been done by the location and direction of 
 
 PROSPECT TERRACE— AN ATTRACTIVE SHORT STREET. 
 
 The homes are good but much of the real charm depends upon the 
 
 planting — the trees and shrubbery. 
 
 through-streets and by the construction of stores to attract traffic into or 
 through this centre. But nothing has been done as yet to meet the needs 
 of this traffic; not one foot of space is open for public use beyond the 
 bare width of the rather narrow streets. The result, quite natural and 
 inevitable, is that this centre is already the scene of surprising confusion 
 and congestion, a situation that must become steadily worse and, unless 
 corrected, lead ultimately to the shifting of the trade centre to another 
 section. This condition is exaggerated by the fact that there is no 
 through street running north and south between Fullerton Avenue and 
 
 29 
 
THE IMPROVEMENT OF MONTCLAIR. 
 
 Valley Road, a distance of 1,400 feet. More than that, all the traffic from 
 the north end of the town to the south between Fuller ton Avenue and 
 Valley Road, which at places are nearly half a mile apart, is, because of 
 the lack of cross streets, turned needlessly into the Six Corners. It is an 
 instructive, even if disquieting, study to stand for an hour at the corner of 
 Bloomfield Avenue and Church Street during a busy portion of the day, 
 watch the steady procession of carriages, motor vehicles, business wagons, 
 and electric cars, and then consider that this is the heart of a town which 
 
 ORDINARY STREET CROSSING, WITH 
 SIXTEEN COLLISION POINTS. 
 
 "THE SIX CORNERS"— BLOOMFIELD AVE., 
 FULLERTON AVE., GLEN RIDGE AVE., 
 AND CHURCH STREET, WITH ONE 
 HUNDRED AND TWENTY COLLISION 
 POINTS. 
 
 prides itself on keeping as much as possible of what is most essential in 
 the country, and that families have set up their homes here primarily to 
 escape some of the noise and turmoil of New York City. 
 
 In connection with this matter of traffic a German city planner has 
 made some very interesting investigations of a number of collision points 
 possible in different cross street arrangements, a few of his diagrams 
 being reproduced in this report. He shows that where one street leads 
 into another, there are only three collision points; where two streets cross 
 each other, sixteen collision points ; where three streets cross each other, 
 as in the case of the Montclair business centre, the astonishing number of 
 one hundred and twenty collision points. 
 
 30 
 
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THE IMPROVEMENT OF MONTCLAIR. 
 
 The natural conclusion to be drawn from these statements is that 
 the conditions at the present centre are in conflict with one of the most 
 precious elements of Montclair life, and unless corrected effectually, may 
 lead in time to the shifting of business to more adequate quarters. The 
 present arrangement, stands for discomfort, inconvenience, and, perhaps, 
 accident, and everything reasonably possible should be done to bring 
 about a revision of it. "The square in the centre of the town," said a 
 
 GROUNDS OF THE OLD CENTRAL GRAMMAR SCHOOL. 
 
 If Montclair is to be the best possible home town, every school house should have 
 
 ample playgrounds connected with it. 
 
 local paper recently, "is coming to be as dangerous a place as 'dead man's 
 curve' on Fourteenth Street, New York City." 
 
 What can still be done? One thing relatively easy can certainly be 
 done without delay. Park Street can be cut through, with a width of at 
 least sixty feet, from Bloomfield Avenue to Church Street, coming out at 
 or near Bradford Place ; and Forest Street can be connected with Seymour 
 Street. Fortunately this extension of Park Street would destroy no 
 property of great worth ; on the contrary it would open up valuable f ront- 
 
 32 
 
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NEED OF A BUSINESS PLAZA. 
 
 ages for business use and incidentally give the Y. M. C. A. building a cor- 
 ner situation more fitting for a public edifice of such size. The relief 
 that these connections would afford is immeasurable. 
 
 But the extension of Park Street and of Forest Street would by no 
 means be enough. Something must be done at the Six Corners them- 
 selves. Direct relief there is imperative. Above all, more open paved 
 space must somehow be secured. The plan submitted for what is called 
 
 HOBURG PLACE— ONE OF THE MOST BEAUTIFUL SHORT STREETS IN TOWN. 
 
 The importance of tree planting along the sides of streets is impressively 
 
 illustrated in the charm of Hoburg Place. 
 
 a' Business Plaza proposes to secure such space by the following changes 
 in existing property lines: (i) To cut back the corner of Bloomfield 
 Avenue and Church Street as indicated. (2) To round off the corner 
 of Bloomfield and Glenridge Avenues. (3) To rearrange, as shown in 
 the plan, the lines of the property at the corner of Fullerton and Glen- 
 ridge Avenues so as to make the whole area shapely and relatively some- 
 what spacious. These changes can now be made with comparative ease 
 and would probably justify themselves on financial grounds alone. All 
 
 33 
 
THE IMPROVEMENT OF MONTCLAIR. 
 
 the properties would gain in valuable frontage on the newly formed 
 Plaza, and the one most affected, the corner of Fullerton and Glenridge 
 Avenues, would actually have about 220 feet of frontage in place of 170, 
 a gain of over twenty-five per cent. As a result, a large, open, well- 
 arranged Plaza, 160 by 300 feet, would be established, affording some 
 of the space indispensable for increasing traffic and an altogether more 
 worthy setting for the retail business of the town. While not ideal, the 
 proposed changes in the general plan, especially if coupled with a different 
 and more appropriate architectural standard, would unquestionably more 
 than justify themselves. 
 
 
 
 V7, 
 
 XK 
 
 
 iY 
 
 
 vS* 
 
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 NS.** x! 
 
 
 
 
 BLOOMFIELD 
 
 
 BLOOMFIELD 
 
 AVENUE 
 
 
 AVENUE 
 
 
 
 \ cr 
 
 
 33 
 
 \\ ^V\ 
 
 
 
 
 
 
 
 ENLARGING AN IMPORTANT INTERSECTION. 
 
 In the Spring of 1909 the owner of the Mansion House site at Bloomfield Avenue and 
 Valley Road informed the Municipal Art Commission that he would _ shortly begin plans for 
 contemplated improvements and requested them to suggest what, in their judgment, the interests 
 of the public required as to the location of buildings in relation to the streets. Mr. Nolen 
 was called into conference with the owner and a Committee, and it was agreed that, as traffic at 
 this intersection will greatly increase in the future, the space ought to be enlarged by round- 
 ing of the corners, now, before permanent improvements are made on the corner lots. There- 
 upon the owner of the Mansion House . site proposed to the City Council to give to the 
 Town, for enlarging the street space, a triangle 35 feet deep, provided the Town would round 
 the corner of its own property (Police Station, etc.), and purchase enough of the northeast 
 triangle opposite to round that corner also. The Council accepted the proposition. Since that 
 the owner of the northwest corner has agreed to give a sufficient amount of ground to suitably 
 round that corner of the road. Thus the four corners of this busy crossing will be rounded 
 and the street will be made safer and pleasanter for all time. 
 
 There are many other street intersections in Montclair which would be greatly improved in 
 appearance and convenience by rounding the corners, and it is hoped that the owners of cor- 
 ner lots, who can do so without cost or sacrifice, will offer to donate the small amount of ground 
 necessary for that purpose. 
 
 34 
 
IV. A TOWN COMMON. 
 
 ( See Frontispiece. ) 
 
 NOTWITHSTANDING the fact that Montclair has a population of 
 20,000 or more and an assessed valuation of nearly twenty-seven 
 millions, it has no real Town Centre, no town buildings of its own. 
 The local public business is transacted in rented quarters, as is also that 
 of the Post Office. Here is a lost opportunity. Many a town of Mont- 
 clair's population or less, with not one-half its wealth, has been rendered 
 interesting primarily through the possession of a group of well-designed 
 public or quasi-public buildings, arranged around or near a village green 
 or common. The people of Montclair have erected some substantial 
 schoolhouses and several dozen church buildings, many of them of a size, 
 material, and design to justify pride. But there is no Town Hall, no suit- 
 able Post Office. A town like Montclair, still in a formative stage with its 
 future assured, has an opportunity to secure all the advantages of center- 
 ing its town life in some appropriate place. By working out in advance 
 a plan broad enough and elastic enough for future needs, it may secure 
 most gratifying results at slight expense ; indeed the cost may possibly be 
 less than the present haphazard and wasteful method. No matter how 
 small the place, it must sooner or later have some public buildings, and 
 their proper location and relation to one another is important in inverse 
 ratio to the size of the town. A large city has other claims to distinction, 
 but the little town must make the most of the few buildings that its more 
 limited requirements demand. 
 
 The nearest approach in Montclair to what might be called a Civic 
 or Town Centre is the neighberhood of the High School, where a number 
 of school buildings, the Public Library, and several churches stand. This 
 location has been fixed upon by a process of natural selection and its 
 further development would seem to be equally natural. Many residents 
 of the town are agreed that it is pre-eminently adapted for a more gen- 
 eral public use. It appears to be not only well suited but available, for as 
 yet no buildings of importance have been erected upon the adjacent prop- 
 
 35 
 
THE IMPROVEMENT OF MONTCLAIR. 
 
 erty affected. Indeed, some parts of the section — along the lower end of 
 Myrtle Avenue, for example — have developed in such an unfavorable 
 way as to make a radical transformation highly desirable. Following 
 these natural tendencies, this general public opinion, and with a view to 
 embracing this peculiar opportunity, one that cannot be expected to last 
 indefinitely, I have prepared a suggestive plan — it is only that — for a 
 Town Centre. It proposes to transform the irregular block from Church 
 Street to Myrtle Avenue and Orange Road to Trinity Street, about 400 
 feet square, into a green square or Town Common, avoiding unnecessary 
 formality in its development and retaining and enhancing a certain pic- 
 turesque quality that that neighborhood possesses at present. This block 
 
 A VIEW IN UPPER MONTCLAIR. 
 
 The owner of this would probably clean it up, if he. thought his reputation 
 
 in the neighborhood depended upon it. 
 
 once secured, there would be easy and admirable opportunity, all that the 
 Town needs, to group around it in a simple, harmonious fashion, many 
 of the buildings required for public business, for art and recreation, for 
 central schools. Here would be the High School, the Central Grammar 
 School, the Library and churches already located; also the new Town 
 Hall, public baths and gymnasium, perhaps the Post Office, and such semi- 
 public enterprises, much needed in Montclair, as an Inn or small Hotel, 
 and a Casino* and Garden for music, theatrical performances and art ex- 
 hibitions. Such a development would unquestionably justify its cost. 
 
 ♦The Municipal Theatre, of Red Wing, Minn., a town of but 10,000 population, has been a 
 success from every point of view. It was founded through a bequest of $80,000 from a citizen of 
 Red Wing. (See illustration, page 60.) 
 
T 
 
 V. STREETS AND ROADS. 
 
 OWN improvement centres in the street. The street ramifies every- 
 where from the heart of the town to the remotest corner and nothing 
 can atone for its inadequate or inappropriate development. Every 
 
 ANOTHER VIEW IN UPPER MONTCLAIR— THE GOLF COURSE. 
 
 The facilities for outdoor recreation can hardly be overdone in a 
 
 town like Montclair. 
 
 decision with regard to the street is important,— its location, its width, its 
 subdivision, its grade, its planting, its fixtures; and with but few ex- 
 ceptions these decisions concern the general public far more than the in- 
 dividual or group of individuals who happen to reside on the particular 
 street under consideration. Therefore the settlement of these matters, 
 
 37 
 
THE IMPROVEMENT OF MONTCLAIR. 
 
 it would seem, should rest in public hands and the decision made pri- 
 marily with regard to public interests. But in order that the public may be 
 effectively served in street-making, some official must have not only large 
 knowledge but large authority. 
 
 Different streets have different functions and every street is related, 
 or should be, to some other street. Even in Montclair there is reason 
 for considerable variety. Some streets are for modest residences; some 
 for large estates ; some are primarily business streets ; some, by virtue of 
 their location and grade, are thoroughfares ; some, for other reasons, are 
 the natural arteries for electric car lines ; while still others are, or might 
 
 A STREET THAT DIDN'T "JUST GROW," BUT WAS "MADE"— 
 BILTMORE, N. C. 
 
 be, adapted for pleasure drives. These varying functions require vary- 
 ing treatment, and varying treatment is not likely to be discriminating 
 and effective unless executed and controlled by public authority. 
 
 The streets of Montclair are not what they should be. Most of them 
 have been located by the owners of adjacent real estate, primarily with 
 regard to private interests, and afterwards accepted by the town. The 
 result is far from satisfactory. While there is an irregularity which is 
 not inappropriate in a residence town, there is little grace in the lines of 
 of the streets and less real charm. The need for continuity and for 
 thoroughfares has been largely neglected. The general width of 50 or 
 60 feet is good for an average, but in some cases the streets should be not 
 
 38 
 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
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 ELM STREET, MONTCLAIR. 
 
 Advertisers would not disfigure our town with signs if they knew how offensive 
 they are to the people whose business they want. 
 
 BELLEVUE AVENUE-THE "BLOOMFIELD AVENUE" OF UPPER MONTCLAIR. 
 
THE IMPROVEMENT OF MONTCLAIR. 
 
 less than ioo feet; in other cases 44 feet or even 36 feet might suffice. 
 As a rule the roadway is proportionally wider than necessary, being 
 about 36 feet. Of this width, however, only 16 feet is macadamized. 
 The planting strip between the roadway and the sidewalk is invariably 
 inadequate, rarely exceeding three feet and often much narrower. Ow- 
 ing to the lack of storm sewers the gutters are frequently deep gulches, 
 making their contribution to the general unattractiveness of the street de- 
 velopment. Street trees are numerous and generally sugar maples, elms, 
 
 A GREAT OAK ON CEDAR AVENUE. 
 
 If the street trees of Montclair are expected to grow to full maturity they must 
 
 have room — this tree needs at least six feet — ten would be better. 
 
 or other suitable species, but they need much more attention, system, and 
 skill in setting out and in maintenance. Trees are one of the chief assets 
 of Montclair, contributing to health, comfort, and beauty more than any 
 other single feature. They deserve care, thought, and liberal expendi- 
 ture. Nothing else will yield larger returns. The street fixtures, — lamp 
 posts, signs, etc., — are of the customary commonplace variety, no better 
 and no worse than the average American town. 
 
 These unfavorable results are not the fault of public officials, but are 
 due, I believe, to a wrong system and in part to inadequate funds. The 
 
 40 
 
ROADV/AV IqliAMjwAUf 
 
 * - 4a' •* 
 
 l.SEC OKDARY STREET 
 
 
 -fci"'-" 1 " '■■'"»»f~ 
 
 IWMM qhau J ROADWAY • qMM WauJ 
 
 l»5'*» lO' » 30' '-«* lO' «0'» 
 
 3. NORMAL RESIDENCE STREET 
 
 CARS ' ROADWAY | WAJLK 
 
 3D' ' *■- 15' - 
 
 Trrrr 80 
 
 3.BLOOMFIELD AVENUE 
 
 ^Sfifc /ilife 
 
 
 *p',<- ; 
 
 no' 
 
 4 CIRCUIT DRIVF 
 
 MONTCL.AIR STREETS : PROPOSED ARRANGEMENT 
 
THE IMPROVEMENT OF MONTCLAIR. 
 
 town should have full authority to locate streets, determine their width 
 and character, and control their improvement. The drawings and other 
 illustrations submitted are intended to be suggestive only. In general, 
 however, I recommend for a normal residence street with no special de- 
 mands upon it, that the roadway be narrowed to twenty- four feet, that all 
 this roadway be paved, that the planting strip for trees be at least five feet 
 wide (it should often be more), and that where necessary storm sewers 
 be provided. Some details, like the easier rounding of corners and the 
 
 A SUGGESTION FOR BLOOMFIELD AVE. 
 
 These trees in Lucerne, Switzerland, are 
 
 kept low by trimming the tops. 
 
 "THE STREETS OF MONTCLAIR ARE 
 NOT WHAT THEY SHOULD BE." 
 
 improvement of sidewalks, need attention also. To raise the standard 
 of street improvement to this point will require a larger appropriation, 
 but a comparison with other communities will show that Montclair is 
 spending less than many towns of its own class ; it can ill afford to con- 
 tinue the inferior street conditions that prevail at present. 
 
 A special street problem is Bloomfield Avenue. It is a traffic street 
 and most of it is given over already to business purposes. The less said 
 about its appearance the better. Much of it is unsightly and parts little 
 short of disgraceful. This avenue is now eighty feet wide and carries 
 
 42 
 
A COMMONPLACE STREET SIGN AND 
 LAMP POST. 
 
 A STREET SIGN AND LAMP POST WITH 
 CHARACTER. 
 
 WHAT WE HAVE NOW. 
 
 A SUGGESTION. 
 
BLOOMFIELD AVENUE IDEALIZED— BUT NOT IMPOSSIBLE. 
 
 "At present Bloomfield Avenue is an eyesore, but under proper improvement and regulation, 
 
 it might become one of the most distinctive and attractive features of the town." 
 
 "A SPECIAL STREET PROBLEM IS BLOOMFIELD AVENUE." 
 The hope of Bloomfield Avenue is that most of it is so bad ; it must change and the 
 change must be for the better. It can be made a beautiful avenue, if the property owners 
 live up to their opportunities in replacing the present, temporary structures with suitably 
 designed, permanent buildings. 
 
STREETS AND ROADS. 
 
 two lines of electric cars. By reason of its central location and easy 
 grade up and over the mountain, it is also much used by vehicles of all 
 sorts. There can be little doubt that the first and greatest need is to widen 
 this avenue to one hundred feet. The future is likely to make this im- 
 perative. If values on sortie parts of the avenue are already too high, it 
 should at least be widened west of Orange Road, where improvements 
 have not yet fixed the width. The aspect of Bloomfield Avenue should 
 also be radically changed. It should be, first of all, much better paved 
 and curbed throughout its entire length. If possible space should be re- 
 served for trees, which might, however, be kept low by proper pruning so 
 as to afford some shade and a neat appearance without in any way being 
 objectionable or interfering with business. Proper restrictions should 
 be placed on buildings, — their set-back, height, and material; and steps 
 should be taken to encourage the construction of stores that would serve 
 their purpose, but at the same time have an aspect more in keeping with 
 what Montclair at its best stands for. The section and perspective 
 sketch submitted are offered as illustrations of these recommendations. 
 At present Bloomfield Avenue is an eye-sore, but under proper improve- 
 ment and regulation it might become one of the most distinctive and at- 
 tractive features of the town. 
 
 45 
 
A MONTCLAIR SCHOOLGROUND DESIGNED BY A LANDSCAPE ARCHITECT. 
 
 
 *3 *r" 
 
 
 MONTCLAIR IS NOTED FOR ITS SUPERIOR PUBLIC SCHOOLS. 
 The new school buildings exemplify the latest ideas in school architecture and it is the 
 purpose of the Board of Education to design and lay out the school grounds as carefully 
 as they have designed the school buildings. Mr. Nolen has also made plans for the grounds 
 around the new Central Grammar School. 
 
1. Union Congregational, Upper 
 
 Montclair. 
 
 2. First Baptist (now building). 
 
 3. Unitarian. 
 
 4. First Congregational. 
 
 5. Trinity Presbyterian. 
 
 6. The Roman Catholic. 
 
 7. First Methodist Episcopal 
 
 8. St. Luke's Episcopalian. 
 
 SOME OF THE LEADING MONTCLAIR CHURCHES. 
 The English country type prevails, but the Roman Catholic is fittingly Romanesque. 
 A satisfactory photograph of the old First Presbyterian could not be made because of the 
 heavy foliage. 
 
STATE NORMAL SCHOOL, UPPER MONTCLAIR 
 
 THE MONTCLAIR CLUB HOUSE. 
 
PLAN FOR THE IMP] 
 
 MONTCLAIR AND C 
 
 5c&l« 40on-«r». 
 
 JOHN NOLEN LANDSCAP1 
 
 CAMBRIDCE MAS 
 
 490S 
 
 NOTE. — On this map green ink indicates exl! 
 property now owned by Montclair or Glen 
 parks or playgrounds; the proposed Town Cot 
 proposed Plaza at the intersection of Bloomfie 
 the proposed Circuit Drive; and Bloomfield J 
 travel. The broken lines indicate proposed str 
 
 EXPLANATORY NOTE.— After Mr. Nolen had been engaged by the Municipal Art Commission to make plans for the improvement of Montclair, a committee of the citizens of Glen Ridge 
 arranged with him to make plans for the improvement of Glen Ridge. The problems of the two towns overlap at so many points that it was decided to include both in this map. 
 
PLAN FOR THE IMPROVEMENT 
 
 MONTCLAIR AND GLEN RIDGL 
 
 Scale 40OFL-ltn. 
 
 JOHN NOLEN LANDSCAPE ARCHITECT 
 
 CAMBR1DCE MASS. 
 
 .190 A 
 
 NOTE. — On this map green ink indicates existing parks and unimproved 
 property now owned by Montclair or Glen Ridge to be developed as 
 parks or playgrounds; the proposed Town Common on Orange Road; the 
 proposed Plaza at the Intersection of Bloomfield and Pullerton Avenues; 
 the proposed Circuit Drive; and Bloomfield Avenue, the main artery of 
 travel. The broken lines indicate proposed street extensions. 
 
 EXPLANATORY NOTE. — After Mr. Nolen had been engaged by the Municipal Art Commission to make plans for the improvement of Montclair, a committee of the citizens of Glen Ridge 
 arranged with him to make plans for the improvement of Glen Ridge. The problems of the two towns overlap at so many points that it was decided to include both in this map. 
 
VI. THE TOWN PLAN. 
 
 SOME of the street questions in Montclair are so far-reaching that 
 they may more properly be considered under the heading of the Town 
 Plan. Montclair, as has already been stated, has grown in a very 
 hap-hazard way, largely as a result of private or, at best, neighborhood 
 
 FULLERTON AVENUE AND BLOOMFIELD AVENUE. 
 This place is now badly crowded. A large portion of the space is 
 usually occupied by delivery wagons. The creation of the proposed 
 business plaza will give plenty of room. (See page 30.) 
 
 needs. The limitations of this method are already too apparent. .Many 
 of the mistakes are now beyond change. Some, however, can still 
 be remedied and should have prompt and careful attention. I men- 
 tion three that appear to me from such study as I have been able to give 
 to the subject as of more than usual importance. They are: (i) 
 
 49 
 
THE IMPROVEMENT OF MONTCLAIR. 
 
 The continuation and extension of certain streets which are in a sense 
 thoroughfares; (2) The selection without delay of the streets that are 
 best fitted for electric car lines, and the widening of them where neces- 
 sary; (3) The improvement of circulation around the town by the es- 
 tablishment of a circuit or pleasure drive. 
 
 A COUNTRY ROAD IN FRANCE. 
 
 Much of the attractiveness of rural France 
 depends upon the rows of beautiful trees that 
 almost invariably line the country highways. 
 Rows of trees' would be just as effective along 
 New Jersey Roads. 
 
 A LANE IN LETCHWORTH— THE "GARDEN 
 CITY"— ENGLAND. 
 
 The planting and proper maintenance of trees 
 on all streets in Montclair will add enormously to 
 the attractiveness of the town. 
 
 An examination of the map of Montclair shows one very quickly 
 how few 'streets there are that go on for any distance. I do not mean 
 straight, but simply continuing through. Some of the most important 
 connections and continuations needed are listed below and attention to 
 them is invited. TThey are also shown on the General Plan. 
 
 5o 
 
THE TOWN PLAN— SUGGESTED STREET CONNECTIONS 
 
 AND EXTENSIONS. 
 
 i. Highland Avenue north to the boundaries of the town. 
 
 2. North Mountain Avenue from Bellevue Avenue to Upper Moun- 
 tain Avenue. 
 
 3. St. Luke's Place to Clinton Avenue. 
 
 4. Trinity Street to South Orange Road. 
 
 5. Fullerton and Montclair Avenues north to a junction point and 
 then to boundary of town. 
 
 6. A new street between Grove Street and Ridgewood Avenue, in 
 continuation of Pine Street or Walnut Crescent. 
 
 7. Holmes Avenue from North Mountain to Upper Mountain Ave. 
 
 8. Chestnut Street, east to Ridgewood Avenue. 
 
 9. Chestnut Street, west to North Mountain Avenue. 
 
 10. Lable Street from Montclair Avenue to Christopher Street. 
 
 11. Linden Avenue from Park Street to Brunswick Road. 
 
 12. Park Street from Bloomfield Avenue to Church Street. 
 
 13. Forest Street to Seymour Street. 
 
 14. Prospect Avenue to Bloomfield Avenue. 
 
 15. Clinton Avenue to Llewellyn Road. 
 
 16. Inwood Avenue from Grove Street to Circuit Drive. 
 
 17. Warren Place to Lincoln Street. 
 
 18. High Street to Elm Street. 
 
 19. Norwood Avenue to Mt. Hebron Road. 
 
 20. Extension of street around Sunset Park. 
 
 21. A new street east of Grove Street between Wildwood Avenue 
 and Bellevue Avenue. 
 
 22. Park Place east to meet proposed street between Grove Street 
 and Circuit Drive. 
 
 23. Beverly Place west to Waterbury Road. 
 
 24. Waterbury Road south to Linden Avenue and north to Wild- 
 wood Avenue. 
 
 25. Maple Place to Portland Place. 
 
 26. Willow Street from Claremont Avenue to Walnut Street. 
 
 27. A new street between Cloverhill Place and Grove Street. 
 
 28. Grant Street to Pine Street. 
 
 5' 
 
THE IMPROVEMENT OF MONTCLAIR. 
 
 29. Mission Place, New Street, and Pine Street to Elmwood Ave. 
 
 30. New street connecting Marston Place extended with Wood- 
 land Avenue. 
 
 31. Marston Place from Grant Street to Maple Avenue. 
 
 32. Walnut Place from Orange Road to Ridgewood Avenue. 
 
 33. Douglas Road extended south. 
 
 A GOOD TYPE OF THE COUNTRY TOWN BUSINESS BLOCK. 
 
 This has been pronounced as architecturally "one of the best business blocks in Mont- 
 clair," not because of its elegance or costliness, but because it is a fitting type for a country 
 town, and not a small city building in the country. 
 
 34. Watchung Avenue north to Linden Avenue. 
 
 35. Linden Avenue west to Harrison Avenue. 
 
 36. Street from Circuit Drive to Virginia Avenue between 
 rison Avenue and High Street. 
 
 37. Eagle Rock Way south to Circuit Drive. 
 
 38. Wayside Place to Circuit Drive. 
 
 52 
 
 Har- 
 
THIS "MAGNIFICENT" APARTMENT HOUSE 
 HAS RECENTLY BEEN BUILT IN A NEIGH- 
 BORING TOWN. IT MIGHT BE A CREDIT TO 
 A NEW YORK STREET, BUT IN A COUNTRY 
 TOWN IT IS AN ATROCITY. FROM ALL SUCH 
 "IMPROVEMENTS" MONTCLAIR PRAYS TO 
 BE SPARED. 
 
 STORE AND APARTMENT BUILDING, WITH GARAGE, FOR ,DOUGLASTON 
 PARK, L. I.— THOMPSON & FROHLING, ARCHITECTS. 
 
 EFFECTIVE COUNTRY 
 BUILDINGS MUST BE COUN- 
 TRYLIKE NOT CITYLIKE. 
 
 
 iSE*X» 
 
 l;_ ny 
 
 A COUNTRY INN. 
 
FUTURE STREET CAR LINES. 
 
 At the present time electric cars run only on Orange Road from the 
 south boundary of the town to Llewellyn Road and then on Elm Street to 
 Bloomfield Avenue; Bloomfield Avenue, double tracks, to Valley Road; 
 and Valley Road to the north boundary of the town. This arrangement 
 is hardly sufficient even now and will certainly not be so in the future. 
 There are extensive unoccupied areas at the north and south ends of the 
 
 A BUSINESS BLOCK IN BILTMORE, NORTH CAROLINA. 
 Each building is designed with regard to its neighbor and all 
 "hang together." 
 
 town, adapted only for small suburban places, that will sooner or later 
 need, demand, and get trolley service. Is it not to the advantage of all 
 concerned to select as early as possible the streets on which these cars shall 
 run, thus avoiding uncertainty, dissatisfaction, and instability ? If this is 
 a sound view, provision should be made for car service on the west side 
 of the town, continuing the Valley Road line through Bell Street, across 
 Bloomfield Avenue, along Orange Road past the proposed Town Com- 
 mon, and then probably along Harrison Avenue to the West Orange car 
 line. For the east side of the town the Elm Street line should be ex- 
 tended on Grove Street as far north as population and settlement will 
 
 56 
 
THE TOWN PLAN— A CIRCUIT DRIVE 
 
 justify, providing for a possible connection in the future with Valley 
 Road. In all probability these car streets will ultimately have a double 
 track and should therefore be widened to at least 75 feet; go feet would 
 be necessary if the streets are to be tree planted. 
 
 One of the greatest needs of Montclair, and also one of its greatest 
 opportunities, is a Circuit Drive. The main part of such a drive exists 
 already; it needs only to be completed at the two ends and connected. 
 On the west there is Upper Mountain Avenue and South Mountain 
 Avenue; on the east Ridgewood Avenue in Glenridge, which for this pur- 
 
 A BUSINESS BLOCK IN MONTCLAIR. 
 
 Individual owners usually design their buildings according to their own 
 
 requirements, without regard to adjacent buildings. 
 
 pose should be included with Montclair if possible. By making connec- 
 tions at the north and south ends a continuous parkway or drive twelve 
 miles in length would be established. The parts already constructed are 
 of marked beauty, seldom surpassed in our best suburbs. The new sec- 
 tions should be made of even greater attractiveness ; they might be more 
 like parks than streets, with ample space for planting, some of them per- 
 haps evergreen for an all-year round effect. This Montclair-Glen Ridge 
 Drive, as blocked out in a rough way on the General Plan, should be per- 
 fected in paving, planting, street fixtures, and maintenance, with pro- 
 vision throughout for bridle paths as well as drives and foot-walks.* 
 
 * The link at the south end might be continued east beyond Ridgewood Avenue to Watses- 
 sing Park in Bloomfield, forming a connection somewhat similar to the parkway recommended by 
 Olmsted Bros., to the Essex County Park Commission. 
 
CARNEGIE LIBRARY BUILDING, MONTCLAIR. 
 
 r 
 
 YOUNG MEN'S CHRISTIAN ASSOCIATION BUILDING, MONTCLAIR. 
 
A HOMELIKE ENGLISH INN. 
 
 TABITHA INN, FAIRHAVEN, MASS: ' 
 This was built by the late H. H. Rogers, in the town of his boyhood home, and 
 named after his mother. 
 
T. B. SHELDON MEMORIAL AUDITORIUM, RED WING, MINN. 
 Founded through a bequest of $80,000.00, from T. B. Sheldon. 
 
 *. n 
 
 KriLfTl'iF— =1 
 
 ■ 
 
 
 
 
 nisi 
 
 '■ 
 
 | kJ iGri^'i**^'* , ~ ' ' 
 
 ' 
 
 ' 
 
 
 
 
 
 
 . 
 
 ■ 
 
 CLUB HOUSE OF THE MONTCLAIR GOLF CLUB. 
 The Montclair Golf Club Links (eighteen holes) are among the best and most 
 attractive in this country. 
 

 A MONTCLAIR STREET— UNINTERESTING AND CROWDED. 
 Trees and shrubbery would do much to relieve the commonplace effect of this street. 
 
 GROUNDS OF THE MONTCLAIR ATHLETIC ASSOCIATION. 
 
 Playgrounds — for old end young — should be provided in various sections of Montclair, 
 
 while the land is obtainable at possible prices. 
 
VII. PARKS, PLAYGROUNDS, AND OPEN SPACES. 
 
 THE people of Montclair should make sure of open spaces, play- 
 grounds, and parks sufficient in number and extent and so located 
 as to guarantee to every child and citizen of the town all the fresh 
 air, sunlight, and out-door beauty that health and pleasure could reasonably 
 require. For is not this the peculiar function of a community that at- 
 tempts to provide permanent, away-from-the-city homes? And if it fails 
 here, does it not fail to meet its most fundamental requirement ? 
 
 In some respects Montclair can make a very good park showing. It 
 is one of the communities that co-operated in the establishment of the 
 Essex County Parks and Reservations, a system now of about 3,500 acres, 
 including a great range of the finest landscape features to be found any- 
 where, and all carefully developed under expert advice and liberal, well- 
 directed expenditure. These parks are all more or less accessible from 
 Montclair, and one of the best, the Eagle Rock Reservation, over 400 
 acres of mountain land, is located but one mile from the centre of the 
 town. The Essex County Park Commission has accepted Anderson 
 Park (14 acres) in Upper Montclair, from a generous citizen of the 
 town and constructed a very pretty neighborhood park and playfield. 
 
 The town has also received by gift Rand Park (i}£ acres) and 
 Porter Park (1^ acres), and it has purchased tracts on Cedar Street 
 (13 acres), Valley Road (17 acres), Maple Avenue (18 acres), Essex 
 Avenue (20 acres), and Spring Street {% acre). The opportunity to 
 make a park feature of Toney's Brook appears to have been lost except 
 for the little piece that passes through Rand Park. These open spaces 
 may be made very useful for public recreation, and as soon as possible 
 they should be developed under carefully considered plans prepared by a 
 landscape architect. The tracts on Cedar Street and Valley Road ap- 
 pear to be better adapted and more needed for playgrounds or recrea- 
 tion centres than parks, and I recommend that their use for that purpose 
 be considered. There are over three thousand school children in Mont- 
 clair and the only public playground is that on Maple Avenue just back 
 
 63 
 
THE IMPROVEMENT OF MONTCLAIR. 
 
 of the school, which has been fixed up with apparatus and conducted as a 
 play place for several years with great success. Brookline, Mass., with 
 about the same population as Montclair, has 14 playgrounds, as distinct 
 from parks, with a total of 225 acres. They range in size from a half 
 acre to 125 acres and have cost over $600,000, $50,000 of which was 
 
 PLAYGROUND IN MAPLE AVENUE PARK, MONTCLAIR. 
 For several years the Daughters of the American Revolution have conducted this play- 
 ground, securing the funds from voluntary contributions. Although handicapped by lack of 
 equipment and scant funds, it has been very successful. It is expected that this park will 
 be developed during 1910 by the County Park Commission. 
 
 contributed by abutters. Most of them have been acquired within the 
 last ten years. The people of Montclair, with a deep interest in the wel- 
 fare of children already manifested in many ways, should no longer de- 
 lay the establishment of a complete system of playgrounds, a system that 
 would provide for all parts of the town, and for boys and girls of all ages. 
 
 64 
 
IN A CHICAGO PLAYGROUND. 
 
 "Perhaps the most serious lack in Montclair Parks is water. 
 
 There is no pond, lake, or river in the town. 
 
 THE KIND OF "COUNTRY LIFE" THAT COUNTS 
 
 WITH THE CHILDREN. 
 
 It would hardly be questioned that Montclair is a more 
 
 attractive "Home Town" than Jersey City — but Montclair 
 
 provides no such play facilities for children as Jersey City 
 
 does. See Illustrations on Next Page. 
 
 65 
 
PARKS, PLAYGROUNDS AND OPEN SPACES. 
 
 The arguments for playgrounds are unanswerable. First of all they are 
 necessary to make children happy and happiness is one of the legitimate 
 ends of young life. "If you make children happy now," said Sydney 
 Smith, "you make them happy twenty years hence by the memory of it." 
 A happy childhood is a primary resource for adult life. Then play- 
 grounds make an indispensable contribution to health. Physical health 
 depends, as we well know, upon a few simple elements; one of these is 
 play in the open air, and moral health is directly related to physical 
 health. The third justification of playgrounds is the indispensable prep- 
 aration that they offer for adult life. To be a man in any complete sense 
 one must have first lived the natural, full, joyous life of a boy. Play 
 also reveals and develops personal taste and individuality. And then it is 
 the school of citizenship. What is the most serious obstacle to social 
 and political reform? Is it not indifference and the failure of individ- 
 uals to pull together persistently and effectively toward a common end? 
 Games by groups of boys and girls annul indifference, stimulate activity 
 and teach the necessity, if victory is desired, of working harmoniously 
 with others. For these reasons, if for no others, Montclair should pro- 
 ceed promptly to establish an adequate system of playgrounds or out-door 
 schools, conveniently located, suitably equipped and effectively super- 
 vised. They should give to every child, every boy and girl, ample op- 
 portunity for play and out-door work in playground, shop, and garden. 
 Montclair should offer all the inestimable advantages of a country child- 
 hood plus certain other advantages which the country can seldom pro- 
 vide. 
 
 Perhaps the most serious lack in Montclair parks is water. There 
 is no pond, lake, or river in the town. To secure the beauty and advantages 
 of natural water features, the town must therefore look beyond its pres- 
 ent boundaries. There is not the slightest objection to this policy, however. 
 Indeed it is increasingly true in this country, as it has long been true in 
 Europe, that cities and towns must look outside their own limits for their 
 main recreation grounds. It is seldom possible to organize a complete 
 or well-balanced system of parks within the bounds of a single com- 
 munity, even when its area is extensive. The recent organization of 
 metropolitan and county systems is one of the methods adopted here for 
 meeting this difficulty. In Germany the cities and towns are more apt 
 to purchase the land themselves, most of them owning to-day thousands 
 
 67 
 

PARKS, PLAYGROUNDS AND OPEN SPACES. 
 
 of acres beyond their boundaries. Furthermore it must be kept in mind 
 that the limits of towns and cities are constantly being extended and that 
 large park areas are seldom secured except in advance of settlement. 
 Verona Lake is therefore an opportunity for Montclair. It is very con- 
 venient, large, beautifully situated in a valley with fine views of the hills 
 and mountains round about. For years its wooded shores have been 
 
 
 PASSAIC RIVER AT SINGAC. 
 The Passaic above Singac is as lovely as the Thames above Oxford. There is now a 
 direct trolley line to Paterson, and it is only a question of time until there will be trolley 
 connection with Newark and intervening towns. The banks of the Passaic, for several 
 miles above Singac, should be acquired for a State or Inter-County Park and preserved 
 forever for the millions of people who will eventually have ready access to this river. It is 
 an easy opportunity now, and patriotic citizens of Essex and Passaic counties should see 
 that it does not become a "lost opportunity." 
 
 used in summer for picnic purposes and boating, and in winter for skat- 
 ing, people coming from long distances and paying a fee to enjoy its ad- 
 vantages. Although farther away from the town than Verona Lake, 
 certain sections of the Passaic River and Little Falls are also worthy of 
 consideration. 
 
 69 
 
TWO VIEWS OF VERONA LAKE, NEAR MONTCLAIR— THIS LAKE IS NOW 
 OWNED PRIVATELY, BUT IT SHOULD BECOME THE PROPERTY OF THE 
 PEOPLE OF ESSEX COUNTY; IT SHOULD BE ACQUIRED BY THE COUNTY 
 PARK COMMISSION AND CONVERTED INTO A PUBLIC PARK. 
 
THE PASEO, KANSAS CITY, UNDER CONSTRUCTION. 
 When they want things in Kansas City, they go about it and get them. They needed a 
 
 lake here and so they made it. 
 
 THE PASEO, KANSAS CITY, COMPLETED. 
 Montclair parks need ponds or little lakes for children's play in summer, and for skating in 
 winter. They will cost — but people "move to Montclair for the children." 
 
HOMES FOR PEOPLE OF SMALL MEANS IN PORT SUNLIGHT, NEAR 
 LIVERPOOL, ENGLAND. THESE ARE SIX-FAMILY HOUSES— CHEAP AND 
 SMALL, BUT BEAUTIFUL AND COMFORTABLE AND HEALTHFUL. 
 
BETTER HOUSING FOR PEOPLE OF SMALL MEANS. 
 
 Closely related to the subject of parks and play areas is the housing 
 of people of small means. The problem at bottom is to furnish to every 
 child and adult fresh air, sunshine, and something of out-door beauty 
 with opportunity for its convenient enjoyment. Montclair is not homo- 
 geneous. While its population consists mainly of New York business 
 and professional men, seventy-five per cent, of the four thousand fami- 
 lies going regularly to New York, there is also a considerable population 
 of Italians and negroes, attracted by the opportunities that are offered 
 
 11} 
 111111 
 
 US 11 
 
 WORKING MEN'S HOMES IN MONTCLAIR. 
 
 for work. It is pleasant to think of these people employed in the coun- 
 try; but when one sees their homes, they appear little better off than in 
 the slums of a great city. This condition is a standing reproach. Mont- 
 clair can easily have model tenements for its working population, not only 
 in the sections in which they now live, but especially in more open situa- 
 tions on the outskirts of the town where cheaper land would make small 
 gardens and market gardening possible and profitable. It should not be 
 difficult to obtain ' funds for such a purpose, and, as experience has 
 demonstrated, the enterprise can be placed on a good business basis. 
 
 73 
 
THE IMPROVEMENT OF MONTCLAIR. 
 
 This improvement in my opinion, although dependent on private and not 
 public action, is as much needed as any heretofore referred to, not only 
 for the sake of the people directly affected, but because of its intimate 
 relation to the health, appearance, and welfare of the whole town. 
 
 With the Essex County parks and reservations close at hand, a com- 
 plete and well-rounded system of local parks and playgrounds carefully 
 designed and maintained, a better housing of the poor, open spaces near 
 the railroad approaches, the proposed plaza in Upper Montclair, the 
 Town Common, and the establishment of the Circuit Drive, Montclair 
 would be provided with appropriate pleasure grounds, and thus secure 
 permanently many of the advantages of life in the country. 
 
 A CHEAP HOUSE IN BILTMORE, N. C. 
 
 This house rents for $10.00 per month. "Cheap" houses in Montclair need not be ugly houses, 
 and small houses can be comfortable and sanitary. 
 
 In order to make large improvements in the Town Plan possible and 
 to insure a better method of procedure for the future, it is recommended 
 that the town endeavor to secure authority to act in the way that is com- 
 mon in Europe, and that has been followed already in a number of places 
 in this country. This method is best represented perhaps by the City Plan 
 Commission, of Hartford, Conn., which may condemn and take for pub- 
 lic purposes any amount of land within its boundaries, and after improve- 
 ments are completed, it may resell with or without reservations as to 
 
 74 
 
SPECIAL LEGISLATION NEEDED. 
 
 future use such land as is not needed, thus securing for the general pub- 
 lic some return from the increase in values, "the collectively earned in- 
 crement," which the public improvements have brought about. The full 
 text of the Hartford Act is reprinted in the Appendix of this Report. 
 There is no town or city in the United States which has not need for such 
 a law, and we can expect but slow progress and small achievement until 
 
 A FOUR-FAMILY HOUSE IN LETCHWORTH ("THE PERFECT CITY") 
 
 NEAR LONDON. 
 
 "The greater beauty of these garden cities lies chiefly in the architecture and gardening. 
 The houses and stores all conform to some general style of architecture, but are never 
 monotonous. Every building must be approved by the City's architect. The houses are all 
 brick and built to last. There are no long rows of houses just alike." 
 
 legislation along these lines is secured. We require it imperatively, not 
 only for town and civic centres, but also for streets, parkways, water 
 and railroad approaches, parks, and playgrounds. The present deplor- 
 able appearance of so many of our communities and the supremacy 
 of private interests over those of the public are largely due to this lack of 
 proper legislation and authority. 
 
 75 
 
SUMMARY OF DEFINITE RECOMMENDATIONS. 
 
 THE definite recommendations for the improvement of Montclair 
 may be summarized as follows : 
 
 ( i ) That the officials of the Lackawanna Railroad be asked to con- 
 sider the establishment of a new station with due regard to the contem- 
 plated large public improvements of the town, the connections with ex- 
 isting and future car lines, and the demands of a steadily increasing 
 population. 
 
 (2) That efforts be made to obtain from the Erie Railroad a more 
 appropriate and adequate building for the main station at Greenwood 
 Avenue and Walnut Street and the reasonable improvement of the sta- 
 tion surroundings. 
 
 (3) That open spaces be secured by the town and appropriately de- 
 veloped adjacent to all the main railroad approaches. 
 
 (4) That the town acquire the block in Upper Montclair near the 
 Erie Station, from Valley Road to the Railroad and from Bellevue Avenue 
 to Lorraine Avenue, developing it as a proper setting for the little busi- 
 ness centre that is already naturally establishing itself on Bellevue 
 Avenue near by. 
 
 (5) That the steadily increasing congestion of traffic at the Six 
 Corners be relieved by cutting through Park Street to Church Street, 
 Forest Street to Seymour Street, and by creating a Business Plaza 160 by 
 300 feet, as heretofore described. 
 
 (6) That a centre for the educational and official life of the town 
 be formed in the neighborhood of the Public Library and High School by 
 making a town "common" or "green" of the block from Church Street to 
 Myrtle Avenue and from Trinity Street to Orange Road, grouping around 
 it as may hereafter prove desirable public and semi-public buildings. 
 
 (7) That the school system be rendered more complete when pub- 
 lic funds permit by establishing in the neighborhood of the proposed 
 Town Common special buildings for manual training, physical education, 
 and public baths. 
 
 (8) That Bloomfield Avenue be widened to 100 feet where possi- 
 ble, certainly west of Orange Road, and that some such steps as those 
 
 76 
 
SUMMARY OF DEFINITE RECOMMENDATIONS. 
 
 recommended in this report be taken to make it an attractive and ap- 
 propriate business street. 
 
 (9) That Orange Road and Elm Street (on both of which electric 
 cars now run), and Grove Street and Harrison Avenue (on which it 
 would appear cars must later be provided) be widened to at least 75 feet. 
 
 (10) That the widening of Gates, Glenridge, and Claremont Ave- 
 nues, three streets with unusual demands upon them, be investigated 
 with a view to action. 
 
 (11) That the street extensions recommended be considered and, 
 if found desirable, carried through. 
 
 (12) That a twelve-mile Circuit Drive be established and im- 
 proved, following the general lines already described in detail. 
 
 (13) That the whole method of locating public streets and roads and 
 improving the same be taken up with a view to preserving the natural 
 beauty of Montclair and improving the town for residence and other 
 purposes. 
 
 (14) That the building ordinances of the town be considered and 
 if necessary revised with the intention of reasonably regulating all build- 
 ing operation on behalf of the common good; also that property owners 
 be asked to co-operate in this provision by writing proper restrictions in 
 their deeds of sale. 
 
 (15) That attention be given by the proper authority to street 
 names, first to a revision of those that are conflicting or confusing and 
 then to the adoption of a method that will render more likely the selection 
 in the future of names that will be significent and appropriate. 
 
 (16) That the park tract on Valley Road, the Cedar Street tract 
 and the Maple Avenue tract be developed under carefully prepared plans, 
 not as parks in the ordinary sense, but as playgrounds or recreation 
 centres. 
 
 (17) That a Shade Tree Commission,* as authorized by the laws 
 of New Jersey, or some other public body, be empowered to study and sur- 
 vey the town with the view to establishing a complete system of parks and 
 playgrounds. 
 
 (18) That efforts be made to induce capitalists to erect such model 
 tenements as may be necessary to provide sanitary and attractive homes 
 for the poorer people within the town and at its outskirts. 
 
 (19) That serious consideration be given to the possibility of ac- 
 
 By request of the Municipal Art Commission, the Town Council has appointed a Shade Tree 
 and Park Commission, and has appropriated $4,800 for their use in 1910. 
 
THE IMPROVEMENT OF MONTCLAIR. 
 
 quiring for recreation purposes Verona Lake and its surroundings and a 
 section of the Passaic River. 
 
 This program is not as formidable as it might at first seem and in 
 considering it a number of things should be kept steadily in mind: (i) 
 Montclair is a growing town. Mr. Philip Doremus, who is still living, 
 writes in his "Reminiscences of Montclair," "In my memory Montclair 
 has advanced from the tallow candle through the periods of sperm oil, 
 kerosene, and gas to electric light ; from two stages a day between here 
 and Newark to thirty well-filled trains from New York on the D. L. & 
 W. R. R. and twenty-one on the Erie Railroad, besides the trolley and the 
 automobile." In 1890 Montclair had a population of only 8,500; in 1900, 
 of 14,000; and to-day it has over 20,000. And this very growth will 
 positively destroy what is most worth preserving unless steps are taken 
 to provide for it. (2) It is not expected that the recommendations em- 
 bodied in this report will all be carried out at once. They merely form 
 a goal toward which to work, and while some of them are of pressing 
 importance, others can wait. It is believed in general, however, that 
 everything proposed must in some form or other be ultimately provided 
 for in Montclair. The only choice is between doing these things now 
 while they are easy and relatively inexpensive, or later when they will be 
 difficult and costly. (3) A comparison of Montclair with other places 
 in its class will show that it lacks many of the improvements which they 
 possess. In general it will pay to keep up with the best and in some mat- 
 ters to lead. (4) Many of the results most difficult of achievement 
 now would be comparatively easy under the new legislation proposed. 
 (5) With a broader public policy it may confidently be expected that 
 the town will be more largely enriched by private gifts of land and money 
 for municipal, educational, and art purposes. 
 
 METHODS FOR SECURING RESULTS. 
 So, summed up in its most compact form, the methods for carrying 
 this program into effect would be: 
 
 (1) A Town Plan Commission, like Hartford, Conn., for example. 
 
 (2) A permanent, non-political Park and Tree Commission. 
 
 (3) A new building ordinance and new street regulations. 
 
 (4) A voluntary organization: 
 
 I. To provide a casino and other art and pleasure features. 
 II. For model tenements. 
 
 78 
 
SUMMARY OF DEFINITE RECOMMENDATIONS. 
 
 (5) Funds: 
 
 I. From bond issues; 
 II. From an. increased tax rate; 
 
 III. From private gifts; 
 
 IV. From the "collectively earned increment." 
 
 The Montclair of yesterday, figuratively speaking, possessed the 
 maximum of natural beauty unspoiled by improvements, but likewise un- 
 aided by improvements. The Montclair of to-day has already, largely 
 through thoughtlessness, created innumerable scars, blots upon the fair, 
 natural face of the country, and, except in the beauty of private places, it 
 has added little to atone for its destruction. The continuation of the 
 present policy would be fatal. The Montclair of to-morrow should wit- 
 ness the preservation and, in some cases, the restoration of the natural 
 attractiveness of the place, and should provide in many ways a new and 
 more appropriate type of town development, one that will be worth more 
 than its cost and add immeasurably to the daily satisfaction of everyone 
 living in Montclair. The banding of the townspeople together to 
 achieve these results will do even more — it will nourish a better town 
 spirit. 
 
 Respectfully submitted, 
 
 JOHN NOLEN, 
 Landscape Architect. 
 
 Cambridge, Mass., March 6, 1909. 
 
 79 
 
REPORT OF THE MUNICIPAL ART COMMISSION 
 TO THE CITIZENS OF MONTCLAIR. 
 
 THE task of this Commission has been to study the needs and op- 
 portunities of Montclair and to recommend practical ways for mak- 
 ing it the most satisfactory town that it can be for its citizens to 
 live in. 
 
 The name "Art Commission" has undoubtedly led many to assume 
 that our mission is primarily artistic — making the town beautiful — but 
 such an impression cannot prevail with any who have carefully read Mr. 
 Nolen's report. Our task is not a proposition in Art, but a business 
 problem requiring art for its successful solution. 
 
 The members of this Commission were not appointed because of un- 
 usual knowledge of the problems to be studied, but because it was thought 
 that their interests in the town and their aspirations for it would be those of 
 the average citizen ; and that as taxpayers they would relate the value of 
 improvements to their cost as the average citizen would. 
 
 THE COMMISSION'S TWO-FOLD DUTY. 
 
 We have conceived our duty to be two-fold. First, to determine 
 what is needed to make this the best possible town for men and women 
 to live in and for children to grow up in ; second, a purely financial prob- 
 lem — what will it cost, is it worth the cost, and, if so, how shall the 
 money be provided and paid? 
 
 We present our recommendations for the improvement of Montclair 
 and we include in this book all the information upon which the recom- 
 mendations are based, in order that each may have the same facilities that 
 the members of the Commission have had, for reaching a satisfactory con- 
 clusion. 
 
 IF WE COULD BEGIN MONTCLAIR OVER AGAIN. 
 
 What kind of a town would we make here of our Montclair if we 
 could begin all over again — if we, twenty thousand people, could build 
 here on this mountain side an ideal town to meet our present needs and 
 to anticipate the needs of the fifty or one hundred thousand people who 
 will stfrely be here within the next generation? 
 
 80 
 
THE ART COMMISSION'S REPORT. 
 
 When we have pictured this ideal town, then let us find the difference 
 between that and our present Montclair and we will know about what we 
 would like to do to improve Montclair, if we could. 
 
 If we could construct this ideal Montclair what would we do- about 
 Bloomfield Avenue ? We surely would make it a beautiful wide thorough- 
 fare^ — one hundred and fifty feet or more — with double rows of shade 
 trees, as they make their splendid streets in Berlin and Paris. It is 
 plainly too late to do that, but is that any reason why we should not make 
 the Bloomfield Avenue we have as good as we can make it in accordance 
 with Mr. Nolen's suggestions? We cannot have double rows of shade 
 trees, but we can have a single row on each side of the street ; we cannot 
 have it one hundred and fifty feet wide throughout but we can make it 
 wider in some places, and that will help. We can create the Plaza at the 
 dangerous Six Corners. We cannot have the sort of a Bloomfield 
 Avenue we would have if we could start over again, but we can have one 
 that is very much better than the one we have got. 
 
 MOST OF OUR IDEALS CAN STILL BE REALIZED. 
 
 We would have in our New Montclair a town common — a civic cen- 
 tre — and we would have a business centre for Upper Montclair. Both 
 would be better than they can be now but that is no reason why we 
 should not now have the best we can. All would include a circuit drive, 
 such as Mr. Nolen suggests, and this happily will not cost much, if any 
 more, now than if we had begun it forty years ago. We would have our 
 railroad stations more conveniently located, with open spaces around 
 that would make the first introduction to the town agreeably impressive; 
 we would have all streets, bearing trolley-lines, of greater width, we would 
 distribute ample playgrounds throughout the town so that every child would 
 have one within reasonable distance from his home. In fact we would 
 have in this ideal Montclair, if we could begin it anew, about all Mr. 
 Nolen recommends for us and a number of things that he does not 
 recommend because of their obvious impossibility at this time. Shall we 
 not, because of these very opportunities that we have lost, be the more 
 anxious to avail ourselves of the opportunities still left to make Montclair 
 an ideal residential town? 
 
 We believe that Mr. Nolen's criticism of the defects of Montclair are 
 well considered and just ; that his recommendations for the improvement 
 of Montclair are wise and practical, and that, if carried into effect, they 
 
 81 
 
THE IMPROVEMENT OF MONTCLAIR. 
 
 will not merely improve the town — they will almost transform it, and 
 with the exception of the acquisition of Verona Lake, which should be 
 taken over by the County Park Commission, and the Passaic River which 
 should be controlled for the public under State or County authority, we 
 believe that all his recommendations should ultimately be carried into ef- 
 fect. 
 
 DEFINITE RECOMMENDATIONS OF THE COMMISSION. 
 This Commission recommends: (A) that a civic centre be formed ac- 
 cording to Mr. Nolen's recommendation, by making a town "Common" 
 or "Green" of a block of land best located for public convenience, and 
 grouping around it public and semi-public buildings. 
 
 (B) That a suitable Town Hall be erected on a site facing the pro- 
 posed town centre. 
 
 (C) That the town acquire the block in Upper Montclair recom- 
 mended by Mr. Nolen as "a proper setting for a business centre" and the 
 tract of land west of the Upper Montclair Station, now maintained as a 
 park by voluntary subscriptions. 
 
 (D) That a business plaza as recommended by Mr. Nolen, be 
 created at the Six Corners, BloomfieldAvenue, Fullerton Avenue, Church 
 Street, and Glenridge Avenue. 
 
 (E) That the twelve mile circuit drive, as recommended by Mr 
 Nolen including Upper Mountain Avenue and South Mountain Avenue in 
 Montclair and Ridgewood Avenue in Glenridge, with connections at the 
 north and south ends, be created and perfected in co-operation with Glen- 
 ridge. 
 
 (F) That Park Street be extended from Bloomfield Avenue to 
 Church Street as recommended by Mr. Nolen; that such other street ex- 
 tensions and constructions be made as public convenience requires; that 
 the town shall as soon as possible complete its streets by macadamizing 
 all roads on which sewer is laid and that all macadamizing hereafter shall 
 extend from curb to curb ; that as soon as practicable all streets now mac- 
 adamized to the width of 16 feet shall either have macadamizing ex- 
 tended to the curb or the planting strip widened and the curb extended to 
 the macadam, and that the corners of important street intersections be 
 rounded where practicable. 
 
 (G) That the town shall acquire such additional land as may be 
 necessary to provide adequate playgrounds within reasonable distance of 
 the homes in all sections of the town. 
 
 82 
 
THE ART COMMISSION'S REPORT. 
 
 (H) That, as recommended by Mr. Nolen, open spaces be secured 
 for the town and appropriately developed adjacent to all main railroad 
 stations, provided the railroads will give adequate passenger terminal 
 facilities and will build stations suitable and necessary for the town. 
 
 The plan for improving the town must be extended through the 
 years, and will include the widening of trolley streets, improved housing 
 for the poor, and many other important details that will be added in time, 
 but your Commission now recommends the improvements enumerated 
 above as the program for the immediate future. 
 
 A SITE FOR THE NEW MONTCLAIR ART GALLERY. 
 
 The proposed Town Common, or open square, with appropriately 
 designed and artistic buildings grouped around it, will gradually become 
 the centre of Town life. This will provide an adequate site for the new 
 Montclair Art Gallery which has been assured by the gift of fifty paint- 
 ings from Mr. William T. Evans and by Mrs. Lang's gift of $50,000 for 
 the building fund. On a site facing this Common, there should also be 
 located the proposed Town Hall. There should be sufficient space for the 
 location of such additional public or semi-public buildings as the town 
 is likely to demand. 
 
 The proposed Common in Upper Montclair will transform the 
 squalid business section that has started there, and assure its development 
 along proper lines. 
 
 A new Town Hall is needed now ; the public business of a town like 
 Montclair should be safely and fittingly housed. 
 
 With our rapidly growing population, the business plaza at the Six 
 Corners on Bloomfield Avenue is a necessity of the near future. The 
 sooner it is created the less it will cost. 
 
 The proposed Circuit Drive, when completed, will be one of the most 
 distinguishing features of any American town — -like the Ringstrasse to 
 Vienna, and the Ocean Drive to Newport — and its cost will be small in 
 proportion to the pleasure it will bring to our people and the prestige it 
 will confer upon Montclair. A large part of the route already exists and 
 mainly in attractive form. The cost of connecting the north and south 
 ends will be largely, if not wholly, chargeable to the adjacent land, 
 which will be greatly benefitted. 
 
 PLAYGROUNDS FOR CHILDREN IN ALL SECTIONS. 
 
 If Montclair is to be the best home town it can be, we must have play- 
 grounds for children in all sections and in reasonable reach of all homes. 
 
 83 
 
THE IMPROVEMENT OF MONTCLAIR. 
 
 We urgently recommend that playground space be secured in Upper 
 Montclair, and that a small park and playground be created in the thickly 
 populated Glen Ridge Avenue section, to serve the double purpose of im- 
 proving the appearance of the neighborhood, and providing out-door rec- 
 reation for the people. 
 
 In particular we should insist upon adequate playgrounds in connec- 
 tion with every schoolhouse in Montclair. We should provide not only 
 for the present but we should anticipate the time when the entire area of 
 the town will be thickly populated, and acquire now the necessary land. 
 It will pay us now to foresee all our future needs for parks.. The land 
 will not only be more expensive in the future ; in many cases it will be 
 impossible to acquire. 
 
 MONTCLAIR DEMANDS THE BEST STREETS. 
 
 The completion of our street system should not be considered a lux- 
 ury, it is a necessity. The amount we are spending annually for street 
 construction and street maintenance is altogether inadequate to the needs 
 of Montclair and the results are highly unsatisfactory to our people. For 
 such a town as we want this to be, and intend it to be, the primary ques- 
 tion is not the cost of good streets, but first to get good streets and main- 
 tain them in good repair, free from dust ; then to make the cost as low as 
 possible. We believe our citizens imperatively demand the best streets that 
 a country town can have, and are willing to pay for their construction and 
 maintenance, — and furthermore for lighting them at night. The street 
 lighting system of Montclair is inadequate and generally unsatisfactory. 
 No electric light, telephone, or telegraph poles should be permitted on the 
 streets of the Better Montclair, and all railroad grade crossings should 
 be abolished as soon as possible. 
 
 A FIVE-YEAR PROGRAM TO MAKE MONTCLAIR THE MOST 
 BEAUTIFUL SUBURBAN TOWN IN THE WORLD. 
 
 These improvements can be completed within five years and by 191 5 
 Montclair can be and ought to be, with its natural attractions, the most 
 beautiful suburban town in the world. We believe each of the improve- 
 ments recommended is worth what it will cost, that all the improvements 
 recommended will be worth the total cost, that we need them if our town 
 facilities are to be the best, and that we are amply able to pay for them 
 without burdensome sacrifice. 
 
 We estimate that the cost of the improvements proposed will not ex 
 
 84 
 
THE ART COMMISSION'S REPORT. 
 
 ceed $1,500,000. The money can be provided by issuing bonds for this 
 amount, payable in thirty years, with interest at 4 per cent, with 3 per 
 cent, annual sinking fund. 
 
 THE ESTIMATED COST AND HOW TO PAY IT. 
 
 The following table shows our estimate in complete detail. We as- 
 sume that the expenditures will extend over a period of five years, that 
 but a small portion will be used in 19 10 and that by the end of 191 1 
 $600,000 will have been expended. The table shows for each year the 
 estimated total amount that will have been expended by the end of that 
 year ; the amount of the sinking fund for that year ; the amount of the in- 
 terest for that year ; the total amount of sinking fund and interest ; the 
 estimated rateables; the extra tax rate; and the cost in taxes on each 
 $100 of assessed valuation. 
 
 ESTIMATE FOR TEN YEARS 
 
 
 
 
 
 Total In- 
 
 
 
 
 Year 
 
 Amount 
 Expended 
 
 3 Per Cent. 
 
 Sinking 
 
 Fund 
 
 Interest 
 For Year 
 
 terest and 
 Sinking 
 
 Fund 
 For Year 
 
 Estimated 
 Ra tables 
 
 Cost in 
 Tax 
 Rate 
 
 Cost per 
 
 $100, 
 Valuation 
 
 191 1 
 
 $ 600,000. 
 
 $18,000. 
 
 $24,000. 
 
 $ 42,000. 
 
 $36,000,000. 
 
 .00116 
 
 11-j- 6 ^ cts. 
 
 1912 
 
 1,000,000. 
 
 30,000. 
 
 39,280. 
 
 69,260. 
 
 38,000,000. 
 
 .00182 
 
 18 & cts. 
 
 *9*3 
 
 1,300,000. 
 
 39,000. 
 
 50,080. 
 
 89,080. 
 
 40,000,000. 
 
 .00222 
 
 22-3^ cts. 
 
 1914 
 
 1,500,000. 
 
 45,000. 
 
 5 6 .52°- 
 
 101,520. 
 
 42,000,000. 
 
 .00242 
 
 24ttt cts - 
 
 191S 
 
 1,500,000. 
 
 45,000. 
 
 54,7oo. 
 
 99,700. 
 
 44,000,000. 
 
 .00226 
 
 22-j^ CtS. 
 
 1916 
 
 1,500,000. 
 
 45,000. 
 
 52,920. 
 
 97,920. 
 
 46,000,000. 
 
 .00213 
 
 21-j^j- CtS. 
 
 1917 
 
 1,500,000. 
 
 45,000. 
 
 51,120. 
 
 96,120. 
 
 48,000,000. 
 
 .00202 
 
 20-j- 8 ^ cts. 
 
 1918 
 
 1,500,000. 
 
 45,000. 
 
 49,320. 
 
 94,3 2 °- 
 
 50,000,000. 
 
 .00188 
 
 i8 T V cts. 
 
 1919 
 
 1,500,000. 
 
 45,000. 
 
 47,52°- 
 
 92,520. 
 
 52,000,000. 
 
 .00178 
 
 1 7 -fr cts. 
 
 1920 
 
 1,500,000 
 
 45,000. 
 
 45,7 2 °- 
 
 90,720. 
 
 54,000,000. 
 
 .00168 
 
 16-j^ cts. 
 
 Annual Average .00194 19-^ cts. 
 
 THE HIGHEST COST WILL BE IN 1914. 
 It will be seen that the highest cost in taxes for any one year will be 
 at the end of 1914, when the entire amount will have been expended. For 
 that year, the addition to taxes, on account of these improvements, will 
 be 24.2 cents on each $100 of valuation. Thereafter, on account of the 
 additions to sinking fund, the tax rate steadily declines. 
 
 85 
 
THE IMPROVEMENT OF MONTCLAIR. 
 
 But it should not be assumed that this will mean an addition of 24.2 
 cents to the present tax rate. It is possible, and fairly probable, that, 
 even if these improvements are made, the tax rate in 19 14 will be no 
 higher than in 1909 — it may even be lower. According to our estimate, 
 which is approved by the Mayor and the Board of Assessors, the assessed 
 valuations of Montclair in 1914 will be $10,000,000 more than in 1909. 
 At the present rate, $1.85, the $10,000,000 of increased rateables would 
 yield $185,000 more than was obtained from taxes in 1909. If we deduct 
 from this $101,520, the total amount of interest and sinking fund for 
 1914, on the proposed improvement bonds, we have a balance of $83,480 
 available for meeting increased general expenses of the Town. But, if 
 general expenses are not increased that much, the tax rate would be 
 made even lower than in 1909. It, therefore, seems very reasonable to 
 assume that, with the steady and sure increase of rateables — notwithstand- 
 ing the cost of the proposed improvements — the tax rate in 1914 may be 
 no greater than in 1909. 
 
 But, in fairness, it must be said that the question is not whether the 
 tax rate, after these improvements are completed, will be lower or higher 
 than it is in 1909, but rather how much more will it be, if we make these 
 improvements than it will be if we do not make them ? 
 
 THE AVERAGE EXTRA TAX RATE FOR TEN YEARS. 
 
 It is impossible to say exactly how much extra the rate will be, but 
 we can state what is the highest amount that it possibly can be. Assum- 
 ing our estimate of increase in rateables to be correct, the very highest 
 increase there can be in the tax rate, on account of these improvements, 
 will be 24.2 cents for $100 valuations, in 1914, and the average increase, 
 on account of the improvements, for a period of ten years, will be 19.3 
 cents per hundred dollars valuation. 
 
 This is the maximum; we think the actual increase in the tax rate 
 will be considerably less; first because the cost may be less than $1,500,000 
 — these figures are intended to be conservative ; second, because these rec- 
 ommendations include many improvements, such as better streets, develop- 
 ment of our parks, a new Town Hall, etc., which, even though our plan is 
 not adopted as a whole, will have to be made anyhow during the next ten 
 years. 
 
 It is certain that if we adopt this plan, the extra cost in taxes will 
 not be 19 3-4 cents more per hundred dollars valuation than it would be 
 
 86 
 
if we do not adopt it, but it is impossible that it should be any higher than 
 that ; therefore, to be conservative, let us assume that it will cost the maxi- 
 mum amount. This will enable us to answer the question that every 
 taxpayer will ask, viz. : what will it cost me for the greater satisfaction 
 and pleasure I will get out of this Better Montclair? That is what 
 each one of us will want to know. 
 
 WHAT THE "BETTER MONTCLAIR" WILL COST YOU. 
 
 If your property is assessed at $100, the average cost to you for the 
 better and more beautiful Montclair will be twenty cents a year. Is there 
 any citizen of Montclair so poor that he would not gladly pay twenty 
 cents a year for the pleasure the Better Montclair would bring him ? 
 
 If your property is assessed at $1,000 it will cost you $1.94 per year 
 extra for the Better Montclair. 
 
 If your property is assessed at $100,000 it will cost you $194.00 per 
 year extra. Can there be any one in our town assessed at $100,000 who 
 is so "poor" that he would not cheerfully give that much per year for the 
 comfort and convenience and pleasure of the Better Montclair — to say 
 nothing of the annual increase it is sure to bring in the value of his prop- 
 erty? 
 
 MONTCLAIR WILL NOT COUNT THE COST ALONE. 
 
 We put the case in this definite way in order that each voter may, 
 if he chooses, weigh what he gets against what it costs him. But that is 
 not the way it will be decided — it is not the "Montclair way." As in the 
 past the Montclair spirit will prevail, the better favored will consider the 
 needs of the less favored, and the vote of our citizens will be determined, 
 not by individual interests alone, but by the interests of the whole town. 
 
 The better and more beautiful Montclair will pay ample returns for 
 its cost in the happiness and health of its people — and that alone is worth 
 the investment — but long before the last bonds have been redeemed it 
 will pay the cost over and over again in the enhanced value of Montclair 
 property; for when these things are done, Montclair will be known far 
 and wide as the choicest suburb of this country, and one of the most 
 beautiful towns of the world. Desirable as it is now for a residence, it 
 will become much more so and the greatly increased demand for homes 
 in this town cannot fail to steadily, and during the next twenty years, 
 very greatly increase property values. 
 
 After all the best of the Better Montclair will be the fulfilment of the 
 closing prophecy in Mr. Nolen's report: "The banding of the towns- 
 people together to achieve these results will do even more — it will nourish 
 a better town spirit." 
 
 ( Signed ) The Municipal Art Commission, 
 
 87 
 
HOW THE NOLEN IMPROVEMENTS 
 
 WILL PAY FOR THEMSELVES AND 
 
 ADD A PROFIT OF $1,500,000 
 
 TO THE TOWN. 
 
 Enthusiasts have estimated that the Nolen im- 
 provements will increase the value of Montclair real 
 estate upon the average of 2 5 per cent. ; that is liberal 
 and probably high, but it is surely conservative to 
 predict that the transformation the Nolen Plans will 
 accomplish in Montclair will increase the value of real 
 estate at least 10 per cent. 
 
 The assessed value of real estate in Montclair is 
 now substantially $30,000,000. If the Nolen Plans 
 are carried into effect at a cost of $1,500,000 and in 
 ten years increase the actual selling value of real estate 
 ten per cent. ($3,000,000), they will pay their original 
 cost and leave the Town a profit of $1,500,000 in in- 
 creased values. 
 
 The improvements recommended in the Nolen 
 Plans are worth all they will cost for us to enjoy, and 
 for our children, and our children's children, but apart 
 from every other consideration, it will pay as a Busi- 
 ness Proposition to spend $1,500,000 in order to add 
 $3,000,000 to our capital. 
 
 88 
 
WHAT THE BETTER MONTCLAIR WILL 
 COST YOU. 
 
 If your real estate is assessed at $10,000, and your personal prop- 
 erty at $1,000, the improvements will cost you an average of $21.23 P er 
 year, or in ten years a total of $212.30. 
 
 WHAT YOU GET FOR YOUR MONEY 
 
 The Town Common ; the Business Plazas at Montclair Center and 
 Upper Montclair; the Twelve Mile Circuit Drive, beautiful and interest- 
 ing in its entire length; a perfected street system, with roads properly 
 maintained for pleasant use ; an extended and completed Park system ; 
 public playgrounds for children within reach of all homes. These better 
 facilities for health and happiness and pleasure you get for yourself and 
 your family and your friends, and you help to provide them for hun- 
 dreds of others less able to pay for them than you are. 
 
 A PROFIT OF OVER 300 PER CENT. 
 
 If you sell your $10,000 worth of real estate in ten years, it will be 
 worth considerably more, if these improvements are made than it will be 
 if they are not made. Experienced real estate operators estimate that 
 it will make a difference of at least 10 per cent. If you sell your real 
 estate for 10 per cent, more than you could have gotten for it, if these im- 
 provements had not been made, that will be a gross gain of $1,000. De- 
 duct from this, $212.30, that the improvements have cost you, and you 
 have a net profit of $787.70. Furthermore, if you do want to sell, the 
 greater prestige of the Better Montclair means a wider demand and 
 quicker sale. 
 
 89 
 
WHAT PRESIDENT TAFT SAYS ABOUT ISSUING BONDS 
 FOR PERMANENT IMPROVEMENTS. 
 
 "I think that men sometimes overdo the business of meeting what 
 ought to be distributed expenses out of current income. I think there is 
 good reason for issuing bonds for these improvements that are to be per- 
 manent, and not to spend current income for them. Sometimes it takes 
 as much courage and involves as much real public interest to issue bonds 
 for a purpose for which bonds ought to be used as it does to pay as we 
 go." 
 
 WHAT DR. BRADFORD SAYS ABOUT THE PLANS OF 
 THE MUNICIPAL ART COMMISSION. 
 
 "No movement in all my long residence in Montclair has given more 
 promise for the general welfare of the community than the one which is 
 now seeking to make ours, in the largest and best sense, a City Beautiful, 
 All who shall help to make the New Montclair like the New Jerusalem 
 will be working for the Kingdom of God. He who shall live many years 
 will see on this hillside a real City Beautiful built by the toil, the sacrifice, 
 the wisdom of those living now and of those who have lived ; a city whos'e 
 light cannot be hid because into its walls have gone something better and 
 costlier than emeralds and amethysts, namely, the love and the loyalty of 
 its people. These eyes will not see the fair proportions of that city, but 
 I think of no greater privilege than that of being permitted to help a 
 little in making its existence inevitable." 
 
 90 
 
THE LANG AND EVANS GIFTS TO MONTCLAIR. 
 
 In November, 1909, Mr. Wm. T. Evans, who has been deeply in- 
 terested in the development of the plans for improving Montclair, wrote 
 a letter to the Commission proposing to present a collection of thirty 
 American paintings, as a nucleus for a Montclair Art Gallery, provided 
 arrangements could be made for suitably housing the collection in a fire- 
 proof building. 
 
 Within a few days after Mr. Evans' offer was published, Mrs. Henry 
 Lang wrote to the Commission proposing to give $50,000 for the erection 
 of a Gallery, in compliance with Mr. Evans' requirements, which should 
 serve both as an Art Gallery and a Museum, one room of which 
 should be named in memory of her mother, the late Mrs. Jasper Rand. 
 The only condition attaching to the gift was the requirement that suit- 
 able provision should be made for the care and maintenance of the build- 
 ing and its contents. 
 
 Mrs. Lang has accepted the suggestion of the Municipal Art Com- 
 mission that the conditions of her gift be met by the organization of the 
 Montclair Art Society, with not less than five hundred members who will 
 agree to pay $10.00 each per annum, thus giving the Society a revenue of 
 not less than $5,000 per year. The initial steps toward the organization 
 of the Society have been taken, and a large number of members are al- 
 ready enrolled. It is proposed to use all funds in excess of what is re- 
 quired for maintenance for the purchase of additional pictures. 
 
 The establishment of an Art Museum with a large and important 
 collection of pictures, in Montclair, will add greatly to the attractiveness 
 of the Town and will make it unique among residential suburbs. Mr. 
 Evans has already increased his gift of thirty pictures to more than fifty, 
 and will undoubtedly make still further important additions. 
 
 9i 
 
It is hoped that the people of Montclair, and vicinity will promptly show 
 their appreciation of the importance of these gifts, and the generosity 
 and public spirit which have actuated Mrs. Lang and Mr. Evans, by join- 
 ing the Montclair Art Society, and contributing to the maintenance of the 
 Montclair Art Museum. 
 
 It is fair to assume that the gifts of Mrs. Lang and Mr. Evans are 
 due in no small measure to the efforts of the Municipal Art Commission 
 for a Better Montclair and it is reasonable to expect that, if the plans 
 which the Commission recommend are carried into effect, the public 
 spirit and generosity of our citizens will be so aroused that in the 
 future the Town will be enriched by many gifts which will add in large 
 measure to the attractiveness of Montclair as a residential Town. 
 
 92 
 
PROSPECTS FOR RAILROAD STATION IMPROVEMENTS 
 
 IN MONTCLAIR. 
 
 A Committee appointed by the Municipal Art Commission has con- 
 ferred with President Truesdale of the Lackawanna, and President Un- 
 derwood of the Erie, for the purpose of impressing them with the in- 
 adequacy of their station facilities, and the fact that they are very gen- 
 erally unsatisfactory to their Montclair patrons. The Committee was 
 cordially received by both officials and given full opportunity to present 
 the demands of our citizens for new stations that shall be convenient, ap- 
 propriate, and ample to provide for the needs of a rapidly growing popu- 
 lation. 
 
 The Lackawanna officials thoroughly appreciate the necessity for 
 giving Montclair better terminal facilities and it is the Committee's under- 
 standing that it is their intention to begin the building of a new station 
 as soon as possible after the Montclair freight station is re-located, and 
 the double-tracking of the road from Bloomfield to Montclair is arranged 
 for. The Committee believes that there is every reason to expect from the 
 Lackawanna a station that will be convenient, ample, architecturally fit- 
 ting, and creditable alike to the Railroad Company and to the Town. 
 
 The Erie has formulated no definite plans, but the Committee be- 
 lieves, from President Underwood's expressions, that the Company will 
 accede to the demand for a new and up-to-date main station in Montclair 
 as soon as it can, and that the improvements, when made, will be adequate 
 and fitting. 
 
 • The Committee believes that Montclair should insist upon abolishing 
 every railroad grade crossing in the Town at the earliest possible date. 
 
 93 
 
A SUGGESTION FOR BLOOMFIELD 
 AVENUE, MONTCLAIR. 
 
 "Among the many ways of indirectly improving the beauty of the streets, there is 
 one more which deserves more than mere mention, viz., the award of prizes to the 
 owners of the more artistic facades upon the streets. More has been done in Brussels 
 and Paris in this direction, I believe, than elsewhere. When a new street is opened, 
 the city authorities announce prizes for the most artistic facades, the competition not 
 to be completed until the whole street has been lined with buildings. The prizes are 
 usually so considerable (often $4,000, $2,500, and $1,500 in Brussels, and one-half of 
 the street tax and medals in Paris) that they arouse a lively competition among house- 
 owners and architects. The general opinion is that the expenditure is fully warranted 
 by the results obtained. 
 
 "Similar competitions have been held for artistic advertising signs. The im- 
 mediate results of this experiment have not been so encouraging but -attention has 
 ben called to the value and importance of beautiful store signs, and in Brussels, par- 
 ticularly on Rue de la Madeleine, a number of artistic signs may be seen." 
 
 Civic Art in Northern Europe, 
 Milo Roy Maltbie. 
 
 THE SPECIAL NEEDS OF RESIDENCE TOWNS. 
 
 "The distinct needs of residential districts are being more and more recognized, 
 and are obtaining a standing in law. Restrictions such as that a house shall not cost 
 less than a given sum, nor be nearer than a given distance to the street line, that no 
 business whatever shall be conducted on streets, nor tenement houses erected; restric- 
 tions similar to these add directly to the money value of the land. Here is a case 
 where restrictions, which are, technically, encumbrances upon the land, increase its 
 value, and not decrease it, as is usually the case. Then, again, the law recognizes 
 special ordinances and grants special charters for such streets and districts. The city 
 which has gone the farthest in this way allows its park commissioners to have the 
 same jurisdiction over the furnishing of the roads that they have over the parks. It also 
 allows them, upon the petition of a majority of the residents of the street, to establish 
 a standard of maintenance of the private grounds upon such streets, and to demand 
 of those who do not keep their grounds up to that standard that they shall do so. If 
 after being notified, they fail to put their grounds in proper condition, the park com- 
 missioners may enter upon such premises and take care of them, charging the cost 
 of such work to the place, and collecting the same as taxes." 
 
 George A. Parker, 
 
 Superintendent of Parks, 
 
 Hartford, Conn. 
 
 94 
 
STATISTICS, MONTCLAIR, N. J., MARCH, 1909. 
 
 (i) Population: 20,000 to 21,000. 
 
 (2) Assessed value ratables: $26,915,000. 
 
 (3) Tax Rate (1908): $1.67 per $100. 
 
 (4) Town Debt: total bonded indebtedness, $372,800. 
 (This does not include a school bond issue of $104,250. 
 
 (5) The legal limit of city indebtedness: twenty- five per cent of the 
 
 assessed valuation. 
 
 (6) Montclair has but one playground at present. 
 
 (7) Montclair Parks : 
 
 Cedar Avenue Tract 13 acres 
 
 Valley Road Tract 17 
 
 Maple Avenue Tract 18 
 
 Essex Avenue Tract 20 
 
 Crane Park, Spring Street y 2 
 
 Porter Park, Harrison Avenue 1 fa 
 
 Sunset Park, Norwood Avenue 1 
 
 Rand Park, Park Street 1 1/3 
 
 Anderson Park, Upper Montclair 
 
 Montclair has paid thus far for parks, $127,539.24. 
 
 (8) *There is no Park Commission. 
 
 (9) There is no regular appropriation for maintenance of parks or 
 
 public grounds. 
 
 (10) There is no fixed method for determining the extension of the 
 
 streets. 
 
 MONTCLAIR TAX RATE, 1908. 
 
 (Rate on One Hundred Dollars.) 
 
 County Tax 56 
 
 Public. School Tax 24 
 
 *The Shade Tree and Park Commission has since been created. 
 
 95 
 
Town Tax: 
 
 Street Lighting 06 
 
 Police Department °9 
 
 Fire Department °° 
 
 Road Repairs J 3 
 
 Poor ° 2 
 
 Water °S 
 
 Interest on Town Debt io>£ 
 
 Sinking Fund 06 
 
 Incidentals *5 
 
 Public Library °3 
 
 Hard Roads 03 
 
 Garbage °6 
 
 Police Pension Fund 003^ 
 
 Total 167 
 
 COMPARATIVE STATEMENT OF 1907 EXPENDITURES OF 
 MONTCLAIR, N. J., AND BROOKLINE, MASS. 
 
 Montclair Brookline 
 
 Population about 20,000 ( 1903) 22,035 
 
 Public Schools $116,825.66 $212,462.79 
 
 Public Baths 5>°i5-6i 
 
 Construction of Streets 10,667.75 i75>587-° 6 
 
 Care of Streets 41,274.44 118,628.75 
 
 Parks and Public Grounds 6,384.88 20,851.72 
 
 ONE ACRE OF PARK FOR EACH 200 PERSONS. 
 
 An examination of park statistics in the United States shows the fol- 
 lowing averages: 
 
 One acre to each 200 of population. 
 
 A cost of about $2,000 per acre for acquisition and construction. 
 
 A cost of about $120 per annum for the maintenance of each acre of 
 park land. 
 
 These figures indicate a charge of $10 per capita for the acquisition 
 and construction of parks and $.60 per capita per annum for mainten- 
 ance. 
 
 THE APPLICATION TO MONTCLAIR. 
 
 On the basis of the above average Montclair should have at least 100 
 acres in parks, at a cost of about $200,000 for acquisition and construc- 
 tion, and $12,000 per annum for maintenance. 
 
 96 
 
MODEL TENEMENTS AND GARDEN CITIES. 
 
 Extracts from an Article by Wilhelm Miller on Mutual Town-Planning in 
 England. 
 
 "Letchworth 'the perfect city,' less than five years old but with 6,000 inhabitants, 
 is thirty-four miles north of London and is reached by the best trains in fifty minutes. 
 It has 3,818 acres and its population is limited to 35,000 inhabitants, so there 
 will never be any crowding. * * * Nearly one-sixth of the town site, or two 
 hundred acres, is perpetually reserved for open spaces, including parks, playgrounds, 
 and a golf course. 
 
 "These are far healthier and more beautiful than cities that have grown up nor- 
 mally; healthier because crowding is prevented by a limit to the population and be- 
 cause more and better provision is made for outdoor sports — to say nothing of archi- 
 tecture in which health is the first thought. The average town death-rate in England 
 is 15 per 1,000. Letohworth has cut this down to 2.75. * * * 
 
 "The greater beauty of these garden cities lies chiefly in the architecture and 
 gardening. The houses and stores all conform to some general style of architecture, 
 but are never monotonous. Every building must be approved by the city's architect. 
 The houses are all of brick and built to last. There are no long rows of houses just 
 alike. 
 
 * *H * * *' * 
 
 "I am almost afraid to tell how much a tenant gets for his money at one of these 
 garden cities. The cheapest houses at Bourneville rent for only $7.80 a month, which 
 includes taxes and water rates. Such a house contains five rooms. Clerks and arti- 
 sans, however, generally pay about $12.30 a month for seven rooms and an eighth of 
 an acre. 
 
 *GARDEN CITY ESTATE, LETCHWORTH, ENGLAND. 
 
 Purchase price of estate, 1903 $775,000 
 
 Expended on estate 460,000 
 
 $1,235,000 
 
 Valuation in 1907 1,900,000 
 
 Increase in value of estate $665,000 
 
 ♦See illustration, page 75- 
 
 97 
 
*BUILDING REGULATIONS IN FRANKFORT, GERMANY. 
 
 A large number of exceptions and special rules exist, but the follow- 
 ing are the main regulations : 
 
 IN THE INNER CITY 
 
 Buildings may cover from y 2 to 5/6 of the lot and have a maximum height of 20 
 metres. Usually they may not exceed the width of the street upon which they front 
 by more than two metres. 
 
 IN THE OUTER CITY. 
 
 (a) In the Inner Zone. 
 
 1. The Residence Section. 
 
 Buildings must have a minimum intervening space of 3 metres. 
 
 Maximum height 18 metres. 
 
 Maximum number of stories 3, above the ground floor. 
 
 May be 9 metres high on streets up to 9 metres wide, otherwise may not exceed 
 the width of the street. 
 
 Building in groups is permitted under certain regulations. 
 
 Buildings that are to be used for factories, etc., that are noisy or produce smoke 
 or soot, must be erected at least 20 metres from the lot boundaries and from the street. 
 
 2. The Mixed Sections. 
 
 The above regulations as to buildings are in force on streets suited for residences, 
 but factories for any ordinary purposes may be erected at a distance of only 10 metres 
 from the lot boundaries and the street. 
 
 3. The Factory Section. 
 
 Buildings that contain more than one dwelling may not have more than two 
 stories above the ground story. 
 (6) In the Outer Zone. 
 
 1. The Residence Section. 
 Buildings must have a minimum intervening space of 6 metres. 
 
 ♦Frankfort will soon add nearly twice its present area to ensure ample open space and 
 opportunity for two-family houses at reasonable rent. 
 
 98 
 
Maximum height 18 metres. 
 
 Maximum number of stories 3, above the ground floor. 
 
 May be 9 metres high on streets up to 9 metres wide, otherwise may not exceed 
 the width of the street. 
 
 SUMMARY OF THE BUILDING CODE OF ZURICH. 
 
 A Building Line is determined for various parts of the City and is 
 usually some distance back of the Street Line. 
 
 There must be regularly in the detached or open building sections a 
 distance of 3 metres* between a building and a lot boundary, this dis- 
 tance to be increased proportionally if the building is over 12 metres high. 
 
 Closed or Group Building is permitted in certain sections of the City. 
 
 Special permission has to be secured to build upon the rear of a lot. 
 
 The height of buildings may not exceed : 
 
 12 metres in Public Squares and Streets with a minimum distance of 18 metres be- 
 
 tween building lines. 
 
 16 metres in Streets with a minimum distance of 15 metres between building lines. 
 
 13 metres in Streets with a minimum distance of 12 metres between building lines. 
 10 metres in Streets with a minimum distance of 10 metres between building lines. 
 
 9 metres in Streets with a minimum distance of 9 metres between building lines. 
 
 In the sections colored with dark red lines only detached building is 
 permitted. 
 
 MUNICIPAL LAND OWNERSHIP IN GERMAN CITIES. 
 
 PROPORTION OF AREA OWNED. 
 
 Total Area of City 
 
 Total Amount of Land 
 owned by City 
 
 Proportion of Total Area Owned 
 by City 
 
 Acres 
 
 Acres 
 
 Within City 
 Boundary 
 
 Without City 
 Boundary 
 
 Berlin 15689.54 
 
 Strassburg 19345-45 
 
 39151.28 
 13597.02 
 
 8406 . 84 
 11866.98 
 
 5674.90 
 
 I633-33 
 
 448o.79 
 
 5621.52 
 
 32062 .48 
 
 9.2 
 23-7 
 3 2 -3 
 
 33-2 
 
 37-7 
 4.2 
 
 3-i5 
 26.0 
 
 13-4 
 
 240 . 8 
 37-8 
 27.4 
 28.1 
 20.4 
 
 65.1 
 42.9 
 
 25-9 
 54-8 
 
 *A metre is 39.37 inches. 
 
 99 
 
GERMAN TOWNS WHOSE INHABITANTS PAY NO TAXES. 
 
 No less than 1,500 towns and villages in Germany still own, and have owned 
 right down from the Middle Ages, so much common land that their inhabitants pay 
 neither rates nor taxes. Five hundred of these townships and villages derive so great 
 a rental from their lands that they are able in addition to pay every citizen on New 
 Year's Day a bonus of from £5 to £20 ($25 to $100), as his share of the surplus 
 revenue. — R. Ockel, The Westminster Review, July, 1909. 
 
 CIVIC CENTERS IN EUROPEAN CITIES. 
 
 "In one very important respect European cities are far in advance, viz., the com- 
 bination of small parks and open spaces with sites for public buildings. We are 
 apt to stow away our public buildings among private structures, upon narrow streets 
 and in out-of-the-way places. European cities, upon the other hand, commonly locate 
 their public buildings so as to front upon parks or open places. The attractiveness 
 of the park is thus increased, owing to the presence of beautiful buildings, and its 
 use as a park is not interfered with, but instead facilitated and encouraged. The 
 park in turn adds to the beauty of the buildings, as the open area permits it to be 
 viewed from the proper distance and with the proper perspective, which is impossi- 
 ble in a narrow street." Milo R. Maltbie. 
 
 WHAT MONTCLAIR MAY LEARN FROM THE STORY OF VIENNA. 
 
 "The great moral to be drawn from the story of Vienna is that all plans for 
 the development of a city should be prepared far in advance of its needs and steadfastly 
 carried out with such minor changes as new conditions may make necessary. It 
 would cost Vienna an enormous sum, infinitely more than it has, to secure at this moment 
 an area equivalent to that occupied by the Ringstrasse, the adjoining parks, and pub- 
 lic buildings. It was doubly fortunate in having such a vast area at its disposal a 
 half-century ago. But the wonder is that such far-seeing men were in official posi- 
 tions and that plans were laid for improvements, the utility of which was not then evi- 
 dent. This moral is applicable to every city large or small. Urban centres grow so 
 rapidly and real" estate values increase so enormously that unless a plan of improvement 
 is early adopted, it soon becomes so expensive that the cost scares many. Nowhere else 
 does a little foresight yield so large returns in public well-being and financial saving." 
 
 — Milo R. Maltbie. 
 
 PARKS AS PROFIT-MAKING INVESTMENTS. 
 
 "For every thousand dollars judiciously invested in a park the dividends to the 
 second generation of the citizens possessing it will be much larger than to the first, 
 the dividends to the third generation much larger than to the second."— "Franklin Park 
 Report," Frederick Law Olmsted. 
 
 ico 
 
The amount collected (in taxes) in twenty-five years on the property of the three 
 wards (the wards contiguous to Central Park), over and above the ordinary in- 
 crease in the tax value of the real estate in the rest of the city, was $65,000,000, or 
 about $21,000,000 more than the aggregate expense attending and following the es- 
 tablishment of the park up to the present year. Regarding the whole transaction in 
 the light of a real estate speculation alone, the city has $21,000,000 in cash over and 
 above the outlay, and acquired in addition thereto land valued at $200,000,000." 
 
 — Report, New York Park Association, 1892. 
 
 PARK PROTECTION IN PENNSYLVANIA CITIES. 
 
 In 1907 Pennsylvania enacted a law "Authorizing cities of this Commonwealth 
 to purchase, acquire, take, use and appropriate private property for the purpose of 
 making, enlarging, extending and maintaining public parks, parkways and playgrounds ; 
 authorizing said cities to purchase, acquire, take, use and appropriate neighboring pri- 
 vate property within two hundred feet of the boundary lines of such public parks, 
 parkways and playgrounds in order to protect the same by re-sale with restrictions; 
 authorizing the re-sale of such neighboring property with such restrictions in the deeds 
 of re-sale in regard to the use thereof, as will protect such public parks, parkways 
 and playgrounds; and providing for the manner of ascertaining, determining, award- 
 ing and paying compensation and damages in all cases where property is taken, used 
 and appropriated for the said purposes." 
 
 WISCONSIN CITIES CONTROL THE PLATTING OF 
 PRIVATE PROPERTY. 
 
 In 1909 the Wisconsin Legislature enacted a law requiring the owners of un- 
 platted land to submit to the Common Council a map of the proposed platting, and 
 requiring the approval of the Council for such plans. The penalty for recording 
 any such plat of land not authorized by the Council is $100. 
 
 HOW THE WHOLE FACE OF HARRISBURG WAS CHANGED. 
 
 "It can hardly be surprising that the whole face of the city of Harrisburg has 
 been changed by this movement for improvement. When the cost of it is inquired 
 into, a marvel appears ; for while the most favorable construction placed upon the 
 cost proposed, in 1906, an increase in the city taxes of two mills, the effect of the 
 improvement feeling in increasing enterprise, the further effect of a better adjusted 
 valuation, and the city's advances along all lines, enabled the city authorities to keep 
 house properly with an increase of but one-half mill in the tax rate for 1906. That is, 
 the increased cost has been barely one-fourth that proposed under the most favorable 
 conditions at the time the movement was projected. For 1907 the tax rate has been 
 fixed at a rate one4ialf mill less than the 1902 promise." 
 
 The Awakening of Harrisburg, 
 ]. Horace McFarland. 
 
 101 
 
A PLAY SCHOOL IN BROOKLINE. 
 
 Applications for admission to the play-school of this Massachusetts town were to 
 . be handed in before the first of April. The fee for the entire term was fifty cents. 
 There were to be three schools': one for boys and girls from five to eight years old; 
 one for girls, nine to fourteen ; one for boys, nine to fourteen. 
 
 Applications came in promptly and soon reached the hundred mark when others 
 were refused. The choices of the boys fell in about the following order of prefer- 
 ence : outdoor games, wood work, swimming, field work, gardening, printing, orches- 
 tra. For the girls, cooking, basketry, field work, outdoor games, dancing, swim- 
 ming, dramatics, gardening. 
 
 The public school was used, the only additions being the benches and tools, print- 
 ing press and type loaned by the Andover Guild, which organization was the source 
 of financial support. The play-school opened at 8.30 and closed at noon, or as soon 
 thereafter as the children could be driven away to their dinners. It was the original 
 purpose to enroll only those children who spent the long summer vacation in the 
 streets, but the earnest petitioning of not a few of the best people in the town for the 
 admission of their children finally opened the doors of the school to children of larger 
 opportunity. 
 
 I02