The owners of Smodcastle theater on FIrst Avenue presented an idea to the Atlantic Highlands Planning Board this week which, if submitted and approved following a public hearing, would make scant difference in the neighborhood but give more assurance the popular live theater would remain an active part of the community.
Presented by two of the owners Ernie O’Donnell and Jeff Swanton, the concept was an informal presentation to the planners to get their input or ideas on whether their idea is feasible.
Should they decide to move forward with their concept, the property owners would have to make a formal application for variance requests from the planners.
O’Donnell presented most of the proposal, which includes primarily legal and paper moves of property lines to make definitive the separation and difference between the theater and the adjacent property, where The Creamery is located. The lot change would create lots that require several variances.
Both adjacent properties belong to Smodcastle, O’Donnell pointed out, but it would not be possible to sell the portion of the property that does not include the theater without a variance to legally separate the two.
Selling the unused theater portion would enable the owners to continue to improve and expand the numerous programs, both live and on film they offer at Smodcastle, in addition to business meetings and fund-raising activities for nonprofit causes.
O’Donnell pointed out times have changed, the day of frequent home town movie goers is past, and while Smodcastle continues to produce popular events, its owners cannot continue to afford to keep up programs at the high quality they have set, pay their taxes, and continue to be a profit-making organization.
“We just want to change the lot lines,” O’Donnell told the planning board, “nothing else. We just want to separate the two buildings” to make it possible to sell one .
Variances would be necessary because of pre-existing conditions, he said, but none would include any change of use for what is permitted in the zone. With current taxes in arrears making the business non sustainable at the time, O’Donnell said “we need help.”
He and Swanton both pointed out how popular Smodcastle has been since it was purchased by the four business men four years ago, and “we are proud of what we have done” and want to continue doing more.
They pointed out how numerous people come to events which are advertised state wide and beyond, bringing also additional business to local shops, restaurants, and other local businesses. “But we don’t think we can keep it up” without looking towards the possible sale of part of the property.
Variances, if approved, would enable the two buildings to be on separate pieces of land, so the theater could remain active and funds for the future sale of the second created lot could enable the owners to further invest in the theater.
O’Donnell and Swanton also pointed out the group has initiated Smodcastle Foundation, a non-profit organization for both filmmakers and film fans, dedicated to showcasing new and classic movies as well as educating, inspiring and enabling upcoming New Jersey filmmakers with one-of-a-kind guest lecturers, a publicly accessible multimedia resource library, and financial assistance for emerging storytellers of all ages.
Currently, there are no connections between the two buildings, the owners said, with both having separate walls, separate utilities and neither with a cellar or basement..
Planning Board Engineer Douglas Rohymeyer pointed out the plans as shown at the meeting show that variances would be needed for lot size, lot coverage and setbacks.
Local resident Mark Fisher, who attends most meetings and is familiar with applications before the board, urged the planners to “make it happen” should SmodCastle proceeds with plans to submit a request for variances. “You’ve gotta do this,” he said, pointing out the concept would preserve history, enhance First Avenue and the theater would continue to be an asset for the borough.‘
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Smodcastle
So, a group of Millionaires buy Commercial Buildings and can’t pay their Real Estate Taxes??? And the Town is supposed to give these Millionaires Special Considerations??? Nope!
How can the public assist?