| Author | Message | ||
     Waynecaviness |
Nolan, Thanks very much for your post on rent control and its effects. I've never, ever, repeat never, ever, seen rent control do anything but bad stuff to any area in which it has been imposed. | ||
| Bobk |
Nolan: Thanks for the information. I know you have also been involved with Springfield Avenue in general with the Partnership. Do you think it is reasonable to try to turn that Avenue into "Yuppie Heaven"? Or is the current type of occupancy about the best one can expect? | ||
| Lseltzer |
Harold: >>Also, there are TWO porn shops ....one at Spring. and Boyden,[not the one that closed...another one across the street] the other at Spring and Prospect. >>In my definition, places that sell "Playboy" are not porn shops [you can probably get Playboy at Barnes & Noble]. What do you think a "porn" store is? Yep, those stores are no longer in business because of me. :-/ . At the corner of Spring. & Prospect. I think I'm not reading you right here, or maybe there's some sort of humor I'm missing. Are there (note present tense) any porn stores on Springfield? I just drove down the street and didn't see any. | ||
| Nolan |
I oversaw the town development of an overall economic development strategy and then the development of the Springfield Avenue Project which sprung from that several years ago. In my opinion after all that I saw and reviewed, the town cannot ignore the Avenue and the only hope for saving it and the surrounding neighborhoods is a renovation project which abruptly alters the type of street it is. Traffic speed and pedestrian safety and perceptions of it at present work against it becoming a stronger part of the town. We can't attract the types of businesses we want unless we address both the aesthetics and the functions of the Avenue. The commencement of the first part of the project-the 2 blocks in either direction from the Prospect Ave intersection offers the best opportunity for quick returns based on the better architectural features and the positive presence of the banks. The township is working to squeeze as much grant money as possible for this project to ease the burden on the taxpayers. Their problem isn't in the pinching of pennies. They generally fall down on the big picture. Fortunately, the big picture was lined out for them in this case by better minds. Once you decide to go with the Avenue project-the right thing to do in my view-you should then move forward with policies which support the initiative-not half measures. Focusing initiatives on Hilton and Clinton in code enforcement, infrastructure investment social program support and policing and abolishing rent control, effecting zoning changes to allow discreet expansion of the commercial uses and similar things. The amendment of the zoning ordinance in conjunction with the development of a new Master Plan is underway, based on recommendations developed under the EDC watch in the past 2 years. | ||
| Melidere |
Nolan, In theory i agree with your 100% about rent control. In practice, i've been a landlord with property on the eastern borders of this town for 15 years and i would be happier than a pig-n-sh__ if i could have raised the rents by the amount of the cpi. If i had, i would be getting close to 30% more revenue on my property than i currently am. You can't raise rents when values are dropping. Someone just buys the house across the way cheaper and rents it out (at a profit) for less. If you look at the 81 assessment vs. the 2000 assessment, you may get the idea that mulitifamilies are going up, just not as fast. My experience is that it isn't the case...they have been dropping for a long time. Rent control doesn't have any effect when tenants change...and i don't think there really are many apartments with long time occupants who are being strangled by the rent control ordinance. Maybe i'm wrong...but that isn't my experience. As to the rest of it, i agree about the avenue. | ||
| Harold |
Lseltzer, sorry for the poorly-worded post. No humor was implied. There are two "porn" stores on Spring [stores that rent adult tapes].....one is across from where the one store closed [Spring. and Boyden] and the other is on the corner of Spring. and Prospect. They are on the same side of the Ave. I don't think we are supposed to post the names of the businesses, but they are both a few stores "in" from the mentioned corners. Hope this helps. | ||
| Njjoseph |
I travel Springfield ALL the time, and live just off of Boyden. I've NEVER seen one there, nor have I seen the one at Prospect which is closed (Jerry stated it closed about 6 months ago, Harold -- do you pay attention to the posters here, even though you don't pay attention to the real Springfield Ave.?) Is the one at Boyden still in business? I'll hunt for it this weekend, and report back, but I have a feeling Harold hasn't ventured toward Springfield Ave. in years. | ||
| Lseltzer |
Harold, I also still can't find the ones you speak of. However, I do know that Town Video has an "adult" section. So at least people in the village can get their porn. | ||
| Nohero |
I know I shouldn't keep this discussion going, but ... This whole "porn store" thing started (I think), when Nilmeister wrote (way up in the archives, now, on Wednesday morning): According to Harold, "stores that rent adult tapes" are "porn" stores. By that definition, there is a "porn store" in the Village. I have not been in the stores that Harold mentioned. However, I do recall that (from the outside) the old "porn store" on Springfield had that on-the-highway, cars-parked-in-front, "peep show" look to it. Anyway, sorry for still talking about this. The positive points of the discussion here have been the things people have written about the businesses on the avenue. Hopefully, somebody else will read these comments, and check some of the stores out. (Except the "porn stores", of course  ). | ||
| Njjoseph |
Nohero, I'm looking to check out the porn stores, now that Harold is pointing them out. I thought I had to go all the way to the city to get the good stuff. Thanks for sharing, Harold, now I'll be sure to keep the stores in business! (Read above with lots of sarcasm!) | ||
| Harold |
Ok guys, one is European Video, the other is Lockbuster Video. As of yesterday they were both on Spring in Maplewood. | ||
| Nohero |
Dave, you helped me out before with the "irony" emoticon. Can you help NJ out with a "sarcasm" emoticon before we all get the wrong impression? And Harold, I think I found something we can agree on - We have spent way too much time on this subject! | ||
| Njjoseph |
I know the sarcasm emoticon, but wasn't sure everyone else did! :-\ | ||
| Bobk |
Hey this is a diverse town. We cater to all types, why not porn lovers. :-/ Nolan, thanks for your views on Springfield Avenue. I probably have to rethink my views. ps: It took me three tries to get the irony emoticon correct. LOL | ||
| Melidere |
Do they sell the toys too? I get so TIRED of driving all the way to new york. (grins) | ||
| Nolan |
Melidere There are many downward pressures on properties in the area you describe in addition to rent control. Anecdotally, we know that the ordinance has held back increases in a number of properties along Valley Street and on Springfield Avenue. You are correct in stating that the ordinance decontrols on vacancy but then reattaches at the new level. However, a property which is living under the burden of rent control and has fallen behind in maintenance and repair and has seen few capital improvements, if any, will not command great rents when it is vacated in any event. Moreover, the situation you describe demonstrates that in some cases the rent control ordinance has no effect since the market isn't propelling rents upward. Taking a longer term view towards improvement of the areas your property sits in, it is hard to imagine that anyone will make significant improvements in rental property given the presence of this ordinance. What will be the effect in the context of the other "whole picture" efforts to reinforce Hilton, which I described above? Moreover, there is evidence that this ordinance is only affecting scrupulous owners who try to maintain their properties and not those who performed illegal conversions or who are overstuffing their properties in violation of code. The TC has expressed concern for residents affected by rent increases and I had proposed as a fallback position that current residents could be protected by amending the ordinance to provide for permanent decontrol on vacancy. The TC rejected that proposal clearly preferring people who don't even now live in town to the residents who own and pay the taxes. | ||
| Ffof |
Nolan - Thank you for all this info and your diligent efforts with Springfield Ave. I noticed that you brought this subject up again at the Jan 16 TC meeting, but the format was such that the TC didn't really respond. I'm sure there have been discussions about this subject at prior TC meetings (over the last 2 years?) but I think it would be helpful if someone from the TC (Jerry or Vic) would respond here on this board especially since the Springfield ave upgrade is supposed to start happening. Jerry and Vic - Nolan is talking about some very valid points and is indeed very knowledgeable on this subject. Everyone in Maplewood should be concerned about this. Why are you continuing to ignore his advice? | ||
| Melidere |
this is just a really interesting article given our current debate. The Whitman Tax Cuts: Real Gains For New Jersey Taxpayers It strikes me how fundamentally obvious it is that if we cut income taxes (as in based on INCOME, as in based on CASH FLOW) and transfer that tax to other assests (as in PROPERTY, as in no INCOME) that the people are going to be hurt are the ones with assets but no income (i.e., SENIORS). | ||
| Joancrystal |
Maplewood Avenue has the Halloween parade, the Memorial Day parade (and duck race), the Martin Luther King, Jr. March (by the MMS students), Dicken's Village, 1st Night (at least in alternate years), the 4th of July festivities, weekend book readings/signings at the book store, etc. The movie theater, underground concerts and Burgdorf Center are also on or near Maplewood Avenue. No wonder the "Village" is hopping so much of the time. The question is what kinds of activities can be brought to Springfield Avenue to familiarize people in and outside of Maplewood with the unique facilities there? The directory of Springfiled Avenue businesses put together and distributed recently is a start but it's not enough. What if the News Record and/or Maplewood Matters were to start a series of articles profiling unique Springfield Avenue Businesses? What if the subject of the next photo contest was "And To Think That I Saw It on Springfield Avenue"? What about a Springfield Avenue Flea Market held once a month in spring, fall, and summer when the weather usually cooperates with outside activities. Portable stages could be erected for local talent. Springfield Avenue businesses could showcase their offerings. How about a walking tour on the History of Hilton which could leave from the Branch Library? Why not have some of the library's special activities: story telling series, book readings, discussions with local artists/writers, etc. held at the branch library? How about a sidewalk art show for Springfield Avenue? Who has other ideas? Lets share them. Implement some and we are heading to a more vibrant street without investing large sums of money in structural changes which will have little impact. | ||
| Bix |
Joan, How about moving the post office from the village to Springfield Ave? You know, force the traffic flow over there. Amusement park designers have this down to a science. They strategically place attractions/concessions/restaurants/bathrooms etc. in order to maximize traffic flow. They would never put all the good rides clumped together. Ever notice the milk and eggs and bread are always at the back of the supermarket? Same thing! Now that I think of it, that King's should move over there too. The delivery trucks can barely fit in that tiny alley way. How about some simple (sub)urban planning designed to increase the traffic to the Springfield Area. (Hiltonland?) |
