THE MOST ENDANGERED PROPERTIES IN PLAINFIELD, NJ

810 CENTRAL AVE, VAN WYCK BROOKS HISTORIC DISTRICT

AKA ABBOTT MANOR

Abridged (9 May 2023)

810 Central Ave in 1934 when it was owned by the Gates Family

The Build Date and Architecture

The first time 810 Central Ave was listed in the Plainfield City Directory was 1893. The application for listing the property on the National Register of Historic Places says the house was built in 1890. It was described as a 2-½ story Colonial Revival house built on a complex plan with a hip roof, multiple projecting bays, and a full porch. The slate tile roof is truncated and has tall, corbeled chimneys, pedimented dormers, and a modillion cornice. It’s pressed yellow brick exterior has an elaborate terra cotta frieze on three sides. Its windows include 1/1 sash with segmental heads, and leaded glass windows on the south side. It features Double leaf pilastered doorway. The porch is bowed over the entry, and it has fluted Corinthian columns and an end pavilion. The house has a large 2 story rear addition which was not original. There is a 1-½ story carriage house at rear of property.

The Ownership History

810 Central Avenue first appears as an address in the 1893 Plainfield, New Jersey City Directory.  The Van Buren Family, who previously lived at 27 East Ninth Street, appear to have been the first occupants.

The Van Buren brothers, Edward and Laurens, were in the insurance and related businesses in New York City and Plainfield. In 1895, Edward married the daughter of Joseph Reinhart, ex-President of the Atchison, Topeka and Santa Fe Railroad in a ceremony with the New York Times reporting, “a gathering of society people such as has seldom been equaled at like events.” And, “Both the bride and bridegroom being very popular in society here, the wedding was made a social function in the fullest sense of the word.” “The out-of-town guests came from Washington, Baltimore, Wilmington, Charleston, Norfolk, Savannah, Atlanta, Mobile, New Orleans, St. Louis, Chicago, Louisville, Pittsburg, Boston, Newport, Brooklyn, New York, and Philadelphia.” The ceremony was performed at Grace Episcopal Church, another Plainfield landmark, also endangered.

The next owner of the property was Leroy Gates, who purchased it circa 1917. Members of the Gates extended family appear to have lived at 810 Central Avenue until 1942.

The 1943 City Directory lists 11 people living in the house with eight different last names.  They would appear to be boarders/renters.  Ownership of the house was not noted in the Directory.  A search of the property records would be needed to confirm whether the extended Gates family decided to turn the house into a multifamily before they relocated.  This had big implications for the building’s future use.

According to the 1944 Plainfield City Directory, 810 Central Ave. was vacant.

Per the 1947-1953 Plainfield City Directories, 810 Central was owned by Mr. William Krebs and was occupied by the Krebs, Brand and Casey families.  

In 1953, Krebs negotiated the sale of the property to the Abbotts.

Frank Abbott, his wife, Alice and her sister, Doris Abbott purchased the property with the intent of operating it as a nursing home, a non-permitted use in the residential area in which it was located but approved by the Zoning Board of Adjustment. There was much controversy and a lengthy investigation which charged alteration of city records, and dereliction of duty by city officials. The findings were presented to a grand jury. In its presentment, it found no criminal conduct but did agree that there was much left to be desired in processing the application for Abbott Manor to operate as a nursing home.  The case was handed back to the Plainfield Common Council for proper resolution under the city ordinances.  The outcome was the city approved changes to the ordinances to allow convalescence and nursing homes in residential zones under “certain conditions.”  The State never issued the Abbott Manor a nursing home license.  

In 1957 and 1958 the Abbotts sought and received approval for a 2-story frame addition which increased the capacity from 20 to 32 convalescing occupants.

The Abbot’s operated it as a convalescent home from 1955 to 1967 when they sold their ownership interests.  Alice and her sister were both registered nurses and continued to work in the facility until they retired, Alice in 1970 and Doris in 1990.  

In May 2000, 810 Central was owned by an entity, CPR. CPR applied for site plan approval, a use variance, and bulk variances to expand a 32-bed facility, which had been in operation since the 1950's, to a sixty-bed assisted-living facility with a skilled nursing home component. The proposed plan included expansion of the facility onto an adjacent vacant lot and additional parking.

In April 2002, the Zoning Board of Adjustment denied the application as had the Historic Preservation Commission. In December 2002, CPR and residents of the nursing home sued the Board and the City in federal district court for violating the Federal Fair Housing Act of 1968 (FHAA). In 2004, Abbott Manor's owners sought, for a second time, Plainfield Zoning Board of Adjustment approval to expand the allegedly financially struggling Nursing Home.  This would also require state approval to relocate 25 beds from another facility in Berkeley Heights. On July 13, 2005, after many hearings and accommodations to the plans which were made by CPR as well as threat of the lawsuit, the ZBA gave their approval by a 5 to 0 vote. In its approval the ZBA noted both the positives of the plans for the public benefit and the detrimental effects to the historic district and its residents.

Neighbors of 810 Central Avenue then filed a suit of their own. That case was decided in July 2007. Superior Court. Judge Walter R. Barisonek rejected the nursing homeowners’ argument that federal fair housing law protected handicapped residents’ right to live in that particular spot.  He took into consideration the location of the property within the Van Wyck Brooks Historic District and, specifically, the scale the facility would have in relation to its surroundings with the three-story addition.

CPR appealed and the lower court decision was overturned by Superior Court Of New Jersey Appellate Division Judges Winkelstein, Fuentes and Gilroy in December of 2008.  They ruled that the Zoning Board had thoroughly investigated all aspects of the case and stated, “In common parlance, this was a close call. Given the Board's detailed balancing analysis, and the conditions the Board imposed upon the approval, we cannot conclude that its decision to approve the application was arbitrary, capricious, or unreasonable. We consequently reverse the decision of the Law Division and reinstate the Board's approval primarily for the reasons expressed by the Board in its memorializing resolution.”

While CPR prevailed in court, it did not expand the nursing home. Abbott Manor closed and sat vacant for some time.

The next owner, Andre Yates, purchased the nursing home property in July 2012 from Reynaldo and Maria Lapid, the principles of CPR, for $100,000 according to property tax records. He additionally purchased the vacant lot abutting the rear of the Abbott Manor that gives access to West 8th Street behind the corner two-family home.

Yates intended to use the property as the Yates House for Military Veterans, Inc.  He established a 501(c)3 Nonprofit for it on August 12, 2012.

In 2017, an application was filed with the Zoning Board of Adjustment for thirty-eight variances and thirty-three waivers to permit it to develop a 25-unit apartment complex in the City’s Van Wyck Brooks Historic District. The proposed project required use, density, height, and bulk variances, as well as design waivers. ZBA held six hearings on the application between 10/4/17 and 6/6/2018.

By way of resolution dated August 1, 2018, the ZBA denied the application. It found that the requested variances would violate not only historic-preservation provisions as such, but also basic regulations (e.g., minimum square footage of units, storage space, parking) that would apply generally to any apartment building.

On August 13, 2018, Yates filed suit in Federal District Court against the ZBA and City, alleging that the denial of its application violated (1) the Fair Housing Act of 1968, as amended by the Fair Housing Amendments Act of 1988 ("FHAA"); (2) the Americans with Disabilities Act ("ADA"); (3) the Rehabilitation Act; and (4) the New Jersey Municipal Land Use Law ("MLUL"). Plaintiffs requested an injunction requiring immediate issuance of building permits, among other things.

On July 19, 2019, Judge Kevin McNulty of the Federal District of New Jersey denied the Yates Preliminary Injunction. On January 23, 2020, he granted Summary Judgment in favor of the City and the ZBA’s denial of the Yates application, for all of the reasons set forth in Judge McNulty’s extensive opinion.

In October, 2024, the property was purchased by Zhong Gui Wang. The Union County Clerk’s Office Public Land Records state it was purchased for $445,000.

As of January 2025, 810 Central Avenue is vacant. There is no evidence that any repairs have been completed on the property since it was purchased in the summer of 2012.  The property continues to deteriorate.

Photos from

https://www.realtor.com/realestateandhomes-detail/808-Central-Ave_N-Plainfield_NJ_07060_M95664-95535 

(Last OHD Update: 6/28/22)

Showing condition of the property on date indicated.

WHAT NEEDS TO BE DONE

Ideally, this property needs to be returned to the grand one family property it once was, or otherwise used in a manner consistent with the current zoning that is in place there. Also, City Code Enforcement should be concerned with the fact that the property is vacant and deteriorating. The safety of the surrounding neighbors may be a concern.

NOTE: The National Historic Preservation Act established permanent institutions and created a clearly defined process for historic preservation in the United States.  It was not until the early 1980s that concerned citizens in Plainfield adopted those practices by municipal code and the city’s historic districts were formally created and recognized by the National Park Services, National Registry of Historic Places. For many years, Plainfield was the model for preservation of historic preservation in New Jersey.  

Unfortunately, municipal governments and developers throughout New Jersey and beyond are whittling away at the laws that protect our irreplaceable historic properties. That includes Plainfield. ADD COMMENTS RE: THE NJ REDEVELOPMENT AND HOUSING ACT.

William J. Edmunds

Mary E. Burgwinkle

9 May 2023

REFERENCES (Copies available on request)

1889 Plainfield Directory Edward M Van Buren.jpg

1890 Brooklyn NY Directory Edward M Van Buren.jpg

1894 Plainfield Map (Rutgers collection).pdf

1895 Edw M Van Buren - Reinhart wedding Grace Episcopal.docx

1895 Mr. & Mrs. Edw M Van Buren (Ancestry.com by jpaxton1951 (28 Nov 2014).jpg

1895-96 Plainfield & N Plainfield Directory Edward M Van Buren.jpg

1897 Plainfield City Directory w Van Buren Ins Ad.jpg

1900 US Census Julia Van Duren.jpg

1905 NJ Census Edward Van Buren.jpg

1907 Plainfield Directory Edward M Van Buren.jpg

1910 US Census Edward van Buren 810 Central.jpg

1915 NJ Census Edward Van Buren p1.jpg

1915 NJ Census Edward Van Buren p2.jpg

1916 NJ Plainfield Directory Edward Van Buren p1.jpg

1920 Plainfield City Directory Edward M van Buren.jpg

1920 US Census Elliot Gates 810 Central.jpg

1926-01-08 Gates-Randolph Marriage.pdf

1927 Plainfield City Directory Edward M van Buren.jpg

1930 US Census Mrs. Leroy Gates 810 Central.jpg

1930-01-02 Leroy Gates Obit The_Courier_News.pdf

1934 810 Central Ave Photo Plainfield NJ Public Library (cropped).jpg

1935 Edward M Van BurenThe_Courier_News_Wed__Jun_19__1935_.pdf

1940 US Census Evelyn Gates 810 Central.jpg

1947-04-04 Evelyn Phillips Gates Obit The_Courier_News.pdf

1950 US Census Wm Krebs, Richard Casey 810 Central.jpg

1950s maybe (undated) - 810 Central Van Buren Home.jpg

1951-10-13 Gates Marriage.jpg

1954-08-10 Abbott Manor Case (Page 1 of 20).pdf

1954-09-30 Abbott Manor Approval Issues P'field Courier News p 23.pdf

1955-02-08 Abbot Manor Case Page 1 of 24).pdf

1955-03-04 P'field Nursing Home ordinance Proposal (Page 1 of 32).pdf

1955-03-04 P'field Nursing Home ordinance Proposal (Page 24 of 32).pdf

1955-04-19 Nursing Home Ordinance OKd (Page_1_of_28).pdf

1955-08-15 Abbott Manor files lawsuit (Page_1_of_24).pdf

1955-08-15 Abbott Manor files lawsuit (Page_2_of_24).pdf

1956-09-14 Changes to 810 Central by the Abbotts, owners.jpg

1956-11-01 Abbott Manor Ad (Page_16_of_32).pdf

1957 Addition to 810 Central Ave by Abbot's the owners.pdf

1957 Edward M van Buren Jr obit_Courier_News_Tue__Jul_30__1957.pdf

1957-07-30 Abbott Manor 2 Story Addition (Page_13_of_22).pdf

1958 Addition to 810 Central Ave by Abbot's the owners.pdf

1958-11-26 Abbott Manor 32 rather than 20 patients approved.jpg

1959 maybe Abbott Manor plans.png

1970-05-26 Frank Abbott Obit Courier News.pdf

1970-05-26 Frank T Abbott obit.pdf

1974-08-29 Nursing Home Story with Abbott Manor Courier News.pdf

1980 death index Friedman.jpg

1980-10-31 E Friedman obit Ft Lauderdale News Nov 2 1980.pdf

1980-10-31 E Friedman obit Longview News Journal Nov 3 1980.pdf

1980-10-31 Elizebeth Smith Friedman - Wikipedia.pdf

1980-10-31 Elizebeth Smith Friedman Burial location.docx

1980-11-04, 24 - The Boston Globe Friedman.html

1985 Van Wyck Brooks National Registry Application.pdf

1987 810 Central Ave Photo from Plainfield 300 years 1684 - 1984.JPG

1989-07-25 Alice Abbott Obit.pdf

2002-04-02 Mary Doris Abbott Obit Courier News (Apr 10, 2002).pdf

2004-03-13 Abbott Manor Expansion ZBA (Page_18_of_56).pdf

2005-07-24 Abbott Manor Wins ZBA Approval.pdf

2007-08 Residents win lawsuit re Addition to Abbott Manor.docx

2008-12-16 KENNETH PHILOGENE v. CPR HOLDINGS, INC. NJ Superior Court, Appellate Division Justia.pdf

2012-08-16 Yates House IRS 501(c)3 Determination Ltr.tif

2012-09 HPC Approves Abbott Manor Roof Repair.docx

2013-06-27 Sharon, Campbell back move to convert Abbott Manor, Plainfield Today.docx

2015-03-24 Yates Invoice.pdf

2017-02-11 Yates House for Military Veterans serves hope (My Central Jersey)

2017-02-17 Yates House Story.docx

2017-03-31 CN_20170331_CPRLapidHoldings_expidited.pdf

2017-09 Yates House Seeks Approvals .docx

2017-10-04 ZBA Hearing Transcript (00729457xA1948).pdf

2017-11-01 ZBA Hearing Transcript (00735197xA1948).pdf

2017-12-06 ZBA Transcript re Yates RE.pdf

2018-06-06 Yates ZBA Resolution-DRAFT.pdf

2018-08-13 Yates vs. ZBA Lawsuit Filing.pdf

2020.01.23 Yates vs ZBA Decision.pdf

2020-01-23 Yates Real Estate, Inc. v. Plainfield Zoning Bd. of Adjustment.pdf

2021-01-15 Elizebeth Friedman.docx

2021-11-18 - 810 Central Ave Real Estate Listing (no photos).docx

2021-11-18 - 810 Central Ave Sale Photos.pptx

2023-03-22 GIS Details for 810 Central Ave Yates Realty.xlsx

2023-03-29 Ownership History of 810 Central Ave.xlsx

2023-04-10 810 Central Ave Write Up.docx

2023-04-22 810 Central GIS Data (selected).docx

Nat Registry 810 Central Ave.docx

Plainfield Population 1880 to 2020.xlsx