| Author | Message | ||
     tom Citizen Username: Tom Post Number: 5559 Registered: 5-2001 |
How frequently do big box retailers et al exercise their clout to get a deal on property taxes from local governments? | ||
| tjohn Supporter Username: Tjohn Post Number: 4708 Registered: 12-2001  |
For the millionth time, Springfield Ave will not reduce our overall property tax burden. Anybody who has ever suggested otherwise is either confusing or trying to confuse somebody else. What a successful SA revitalization will do is help improve property values in that area of Maplewood. Higher values there mean lower taxes for everybody else in Maplewood and a better community overall. If we had the spaces to build a Livingston Mall, that would certainly reduce our taxes, but we don't and never will. So, we have to work with what we've got. | ||
| hch Citizen Username: Hch Post Number: 347 Registered: 8-2002 |
I think Springfield Ave is far, far, far from turned around. There is some improvement, particularly at the Prospect intersection, but the rest is up for debate. There are still many empty store fronts and delapidated buildings. | ||
| Jgberkeley Citizen Username: Jgberkeley Post Number: 4639 Registered: 5-2001 |
"There are still many empty store fronts and delapidated buildings." Sure, but on the other side of that coin: Cafe Meow opens in a few days, (Old AAA Real Estate Brokers and Eye Dr. Office) Shakti #2 and the Temp home of Liberty Medical opens in a week or two, (Old burned Primo Pizza space.) The old Primo Pizza space has been rented on an option, to a new store unlike any on SA, and work is planned to begin when Shakti can move back to Space #1. The old Mr. Gus's space has several new stores looking hard at that space. Bumper to Bumper is closed and the building is scheduled to be removed and replace with a 4 story complex of stores and "for sale" town houses. The old gas station on Yale has been removed and the dirt lot will soon start to become a store with apartments over, complex. The building that burned 8 weeks ago, (Mr. Gus & Shatki #1) has started the process of being re-built. The police station is going up. Chi-Mae's hair salon is in the process of changes as she retires. Patina's flowers was sold and will soon become the new home of TranSend Skate shop. The medical offices at Yale were sold and the new owner is in the planning phase for the next life of that building. The new church is being built. The complex where Orange Mattress is almost done. And my fingers are getting tired of typing. You can have your list, mine just keeps going and going. Later, George | ||
| Lester Jacobs Citizen Username: Lester Post Number: 116 Registered: 10-2005 |
What is there now is probably as good as it will get. The avenue is bounded by the Irvington ghetto to the East, the Vaxhaul ghetto to the West, and the bad part of Maplewood to the South, so it will never really become a destination like Montclair, Westfield, or Ridgewood. The best bet would be to try to attract establishments that cater to these communities but don't want to locate there because of safety (e.g. dollar stores, beauty supply stores, and Bravo or C-Town grocery store, etc). Anyone who lives in the nicer parts of Maplewood would probably prefer to shop in the village anyway. | ||
| Jgberkeley Citizen Username: Jgberkeley Post Number: 4640 Registered: 5-2001 |
..The goal was high end businesses desiring a spot on SA. This in turn would being mass shoppers and tax revenue.. This is yet another myth. It just is not true. Mass shoppers, and mass sales would mean more sales tax going to the State, not our Township. As a store owner on SA I can tell you that other than fees for fire inspections each year, I have never paid a dime to the Township for anything based on my store, sales in that store, or anything. The Landlord pays taxes, and I pay rent, but my rent has not changed in 3 years and will not as I have a contract. I'm sure the business property taxes are going up just as my home taxes are, but that is it. I know of no assessment paid by the building owner just because I have a store and make a profit. Has the value of the homes in the area improved? Without a doubt. I am sure that they will be re-assesed at the next reval. So where do you see all this windfall cash flow because of business on SA? If you find it, how will it lower my house taxes when the Township just approved a budget spending even more money and sending us a raise in our taxes? | ||
| deannel Citizen Username: Deannel Post Number: 173 Registered: 6-2001 |
Lester, As both Toms know, I really avoid getting involved in these discussions. My business is not so strong that I can afford to be losing business due to my political opinions, but this phrase "bad part of maplewood" must be addressed. I really do encourage you to drive around in that area for 15 minutes and report back. The real success of the efforts to revitalize Springfield Ave are evident right there, and there is a tax effect, but it won't be visible until the next reval. When you drive across Springfield Avenue on Prospect, you no longer feel that you are going into another town. 32 trees planted on that node, the flowers I water twice a day, the pots and planters that the Springfield Ave Partnership maintains, the lighting that Independence Bank rejuvenated all work together to create a continuity. That, along with a boisterous housing market and very low tax rates has brought some dramatic changes to that neighborhood. Homes that wouldn't bring 100,000 5 years ago are selling from 360 to 425. Older homeowners, unable to move since the taxes were so high, and the values so low that they had no options, have moved to the Carolinas and Georgia in droves. Moving in are wonderful, wonderful people with energy and vitality and they are cleaning up, renovating, and investing in their property. They are hiring local architects, building on additions, and buying coffee! They utilize the same shops all the rest of us do, buying toys, taking yoga classes, LOTS of paint at Riccardi's. "The best bet" for Springfield ave are small, locally owned businesses, responsive to the community, serving our needs. To the extent we can create an environment which nurtures them, we will begin to rebalance the property values in this town and take some of the strain from Wyoming section and redistribute it. | ||
| Alleygater Citizen Username: Alleygater  Post Number: 2496 Registered: 10-2004 |
Lester, the BAD part of Maplewood, has come up for debate here on MOL so many times it's ridiculous. The people moving in there and who already live there are the same people who live on the other side of SA. They are spending ludicrous amounts of money for their homes too (albeit less overall) just as everyone else is in Maplewood. And they care about their homes and neighborhood just as you. They have just as much interest in SA becoming nice as anyone else. More even. As for where people want to shop, I think you are wrong there too. SA is very well located for ALL of Maplewood citizens and very convenient for all of the very many people living right next to it (on both sides of the street). That's alot of people. You also have SO, Milburn and other towns that can easily reach SA in Maplewood. The issue is NOT the location, the issue is what stores are there. If a store opened there that people wanted the people would go there (even though it's between >>gasp<< Vauxhall and Irvington). For instance, if a Trader Joes was on Springfield Avenue, even the uppity rich folks who live on the EXPENSIVE PART of town would go there. Let me ask you, where does Verjus fit into your skewed perspective of SA? I think your attitude is all wrong about SA. Also, very many people moving to Maplewood came from Brooklyn and other boroughs in the city and SA in Maplewood is MUCH safer than where they lived just recently. I stand by my assertion that if stores that we cared about opened up on SA everyone would use them. | ||
| The Referee Citizen Username: Law_five Post Number: 9 Registered: 6-2006  |
Lester, I am rather new to this board and often won’t express my opinion, but I must chime in being a new home owner in the “bad part of Maplewood.” Houses in the Hilton section aren’t exactly cheap. We looked at several in the neighborhood (And were in a bidding war for the one we now own – solidifies the point that demand is there for this area). Not to mention the amount of money that some people have spent to update the homes in and around the area. If you haven’t been over there for a while, you may want to drive around and take a look. Furthermore, we enjoy the convenience of having some of these businesses located on SA. Just to illustrate my point, we use one of the banks, Papa John’s, BK, the gas stations, D&D, the paint store, etc….This sure beats the headache of driving to a shopping plaza and saves me time. Heck, I can walk to these stores and I feel safe doing so. I think the work done has made a big improvement and hopefully it continues. In the future, kindly refrain from putting down “our neighborhood” because we are as much a part of MW as the folks on the other side of SA. | ||
| ajc Citizen Username: Ajc Post Number: 5426 Registered: 9-2001  |
"What is there now is probably as good as it will get." Lester, you're all wet pal.... As farback as I can remember, (thats over 60 years) Springfield Avenue has never looked better than it does today. It also has never offered more promise for the future. Anyone who is investing time and money on or along Springfield Avenue has made a wise choice. FWIW, I'm willing to bet the farm that the growth we've seen in recent years will not only continue during the next ten years, it will double. Maplewood, and I mean all of it, is a rock solid investment... | ||
| Ceidefields Citizen Username: Ceidefields Post Number: 51 Registered: 7-2005 |
Referee - welcome to our neighborhood. We've lived in the Hilton area for about five years now and love it here. Our neighbors are wonderful and the area is definitely not "dangerous". It always cracks me up when someone from Wyoming starts making comments about the bad side of town. I hope they're enjoying their $500k mortgages and $18k a year in taxes. | ||
| amandacat Citizen Username: Amandacat Post Number: 1162 Registered: 8-2001  |
People, people, don't feed the troll! Lester, haven't you moved to Short Hills yet? | ||
| hch Citizen Username: Hch Post Number: 351 Registered: 8-2002 |
George: I hope everything on your list comes to be. We will all be better off. | ||
| Lester Jacobs Citizen Username: Lester Post Number: 117 Registered: 10-2005 |
People, pull your heads out of the sand. SA will never be able to attract higher end stores. The demographics are just not there. Who in their right mind would choose to locate a high end retail establishment there when there are so many better locations, such as downtown Millburn or Summit, close by? If it is such a great location why does the town have to beg businesses to move in? My understanding is that the coffee shop location was initially turned down by Starbucks even after the town bent over backwards to try to get them to move in. The sure fire way to lower taxes is to quit wasting money on "investing" in Springfield Ave, and focus on more viable areas such as the village or even possibly by the high school. | ||
| Alleygater Citizen Username: Alleygater Post Number: 2502 Registered: 10-2004 |
Just for the record. I SO DON'T WANT a Starbucks or "high end" retail establishments in Maplewood. If you want that, seriously, move to Westfield. Gross. | ||
| Strawberry Supporter Username: Strawberry Post Number: 7729 Registered: 10-2001 |
"Just for the record. I SO DON'T WANT a Starbucks or "high end" retail establishments in Maplewood." holy foolishness. | ||
| tom Citizen Username: Tom Post Number: 5573 Registered: 5-2001 |
There are already two cafes at the Prospect/Springfield center, which is approximately one too many. Why would we want a national chain to come in and force perfectly good locally owned businesses out? | ||
| Bob K Supporter Username: Bobk Post Number: 12432 Registered: 5-2001 |
I guess this is as good a time as any to announce that I am opening a C-Town on the first floor of the new condos being built at the old Orange Matress site. Kidding aside, SA is coming along well, but it isn't a location where national chains are going to want to locate. Thanks to a fascinating conversation with a woman who is a "location scout" for a national chain each chain is looking for certain demographics within a certain radius of any location. This may be five miles, it may be twenty miles, depending on the store. Because of our location near Newark, Irvington and Vaux Hall we don't have those demographics for "high end". In addition the fact that SA lots are only around 100 feet deep, making parking an issue. While to someone recently relocated from NYC, walking 100 yards isn't going to stop them from patronizing a store, most suburban people want to park right at the store. Probably the site planning and locating guidelines are short sighted. I have heard several times that Richard Robert's Maplewood location is/was their highest grossing store. They, again second hand, originally wanted to open in Millburn, but couldn't find space at a reasonable rent. | ||
| cmontyburns Citizen Username: Cmontyburns Post Number: 1967 Registered: 12-2003  |
(By the way, keep in mind that downtown Millburn isn't full of high-end retail establishments, either. In fact, their much-celebrated downtown is about 50% dusty shoe stores, by my estimation.) | ||
| mwsilva Citizen Username: Mwsilva Post Number: 515 Registered: 5-2002 |
"two cafes at the Prospect/Springfield center, which is approximately one too many" How is that? One is an Internet Cafe and printing business that sells coffee. The new one looks to be a dining place with a working kitchen and a menu, I see a stage in the front window, and they sell coffee. How is that one too many? They look to be different businesses, both having coffee. Last time I was in South Orange I saw 7 Coffee shops, 2 side by side and all doing well. | ||
| Nohero Supporter Username: Nohero Post Number: 5749 Registered: 10-1999  |
I looked in the Cafe Meow window this morning, as I was running errands along Springfield Avenue. It looks nice in there. I also can't wait to see what's going to happen to the lot where they finally finished tearing down that gas station. It seems that, there's a lot going on all along the Avenue. And why the heck is it so important to have a Starbucks? | ||
| Oldstone Citizen Username: Rogers4317 Post Number: 877 Registered: 6-2004 |
a starbucks would make it seem more important up there, no doubt about it. it would also bring a lot of more high-end consumers up there. then some more high end retailers would be happier up there. | ||
| Oldstone Citizen Username: Rogers4317 Post Number: 878 Registered: 6-2004 |
personally, i would like to see more furniture/home decorating places take over a big section of the avenue. there are and should be a lot more options than richard roberts and RH/CB/PB for home decor without going the pro-decorator route. | ||
| growler Citizen Username: Growler Post Number: 1003 Registered: 11-2001  |
Have you looked at Anne's next to Riccardi Paint for home decorating? I also heard there may be another home decorating place opening up on SA. And I think that the old gas station is supposed to have condo's on top and retail on bottom but don't quote me on that. Everyone needs to take a step back on critizing what would/could/should be on SA. Developement does not happen overnight. It takes years. And within that past 5 years, more has happened on the ave than ever before. And that's thanks to the tireless working of the SAP. Without that organization, SA would not be what is currently is today. Let's all be patient and look what's coming within the months to come. Oh, and don't forget to shop up there too. Keep the stores open so that others can come in. You never know, you might just get what you want in another wrapper. | ||
| Michael Citizen Username: Michael Post Number: 836 Registered: 1-2002 |
Jgberkeley has it right. All indications are that The Avenue is heading in the right direction on almost every level. Is it perfect ? no Should it be going along faster ? don't know Straw, you need to open up to the possibility that things are improving. Check it out. Michael | ||
| Strawberry Supporter Username: Strawberry Post Number: 7732 Registered: 10-2001 |
I have never said that things haven't improved. What I've said is what we see now isn't what we were told to expect. It's better, not great and it to date has not been a winning investment for Maplewood. | ||
| ajc Citizen Username: Ajc Post Number: 5429 Registered: 9-2001 |
"...and it to date has not been a winning investment for Maplewood." Straw... can you or anyone name some better, dollar for dollar, investments than the Springfield Avenue Redevelopment Project the Township has made in recent years? | ||
| Lydia Supporter Username: Lydial Post Number: 2132 Registered: 5-2001 |
A few years ago I was all for Springfield avenue being scrapped and moving in big box stores. 7 years ago when we first moved here, Springfield avenue felt menacing, dirty and almost hopeless. Today - I'm a convert. The little specialty stores like the bead place, the Wooden toy store, Net Nomads, etc., aren't iffy experimental charity stores - they're really friendly stores with the owners right there that I make it a point to shop at. Today I noticed HUGE municipal parking signs with arrows pointing the way - good for a scardey-cat driver like me. I used to park by Maplecrest Park and walk 6 blocks, now it's going to be easy. I like Starbucks, but for all their friendliness, they don't feel neighborly to me. Every small store on Springfield is about keeping the customers coming back because the owners and the employees are local and don't rely on gimmicks to have repeat costomers. Anyhow, I'm very impressed with the progress on Springfield Ave., the momentum reminds me of Hoboken 15 years ago. | ||
| Strawberry Supporter Username: Strawberry Post Number: 7733 Registered: 10-2001 |
"Straw... can you or anyone name some better, dollar for dollar, investments than the Springfield Avenue Redevelopment Project the Township has made in recent years?" No. | ||
| Bob K Supporter Username: Bobk Post Number: 12436 Registered: 5-2001 |
Had to make a Drug Fair run this morning to pick up a perscription ( yes Virgina, I still haven't changed those over to a more convenient store), so I figured I would tour SA. I was really happy to see the Yale Street molty, moldy old gas station erased. I was even happier to see the old Shell station further down the avenue being renovated. Nothing says "bad" area like abandoned gas stations imho. Things are poping with the police station construction starting, the Latter Day Saints church really moving along and the Orange Matress site condos really moving along quickly. As Lydia says, things have changed over the last few years. | ||
| wharfrat Citizen Username: Wharfrat Post Number: 1969 Registered: 6-2001 |
Michael- Rumor has it that you and the Mrs. are buying property on Springfield Ave. | ||
| S.L.K. 2.0 Citizen Username: Scrotisloknows Post Number: 1875 Registered: 10-2005  |
Lester is still singing the same old tune i see....for someone who loathes his hood so much, i am surprised he hasn't moved yet... SA an Hilton have both moved on long ago. How pathetic that Lester hasn't noticed. How long have you lived here Lester? -slk | ||
| deannel Citizen Username: Deannel Post Number: 174 Registered: 6-2001 |
Thank you Lydia, for your kind words. You, too, growler, although it should be pointed out that a lot of people have had Springfield Ave. on their priority list a lot longer than 5 years. As with children, it takes a village. deanne | ||
| Ken Scout Citizen Username: Lightningken Post Number: 153 Registered: 11-2005 |
My Dream is that the Maplewood Brew Pub (Or Springfield Brewery, or Hilton Brewery, or the Tuscan Brewery etc.) opens up on Springfield Ave. and shows the brewpub up the street how to do it RIGHT. My favorite one of all time: www.richbrau.com | ||
| Ken Scout Citizen Username: Lightningken Post Number: 154 Registered: 11-2005 |
.....and I'll add my two cents....in 1996, I used to live in Philly, but had reason to go to the Ricciardi brothers on Springfield Ave (and also the one in Montclair)....I don't have a positive memory of the location of either. Ironically, we moved to Maplewood in 2003, and we started to go to the Ricciardi brothers again for Home Improvement reasons....I noticed Springfield Ave. was different than I had remembered. Now, 3 years later, I'm still up there all the time and even in the last 3 years it looks/feels/acts better than before, and inspite of Living in the Wyoming Side of town (walking distance to downtown), I often prefer going to/from Springfield Ave for errands. Keep it up, and let me know when my Brewpub is going to open up.... | ||
| Alleygater Citizen Username: Alleygater Post Number: 2520 Registered: 10-2004 |
OK for the record, I could think of few things that would interest me more than creating a really awesome pub, be it a brew pub or just a great bar with great microbrews like D.B.A. or The Blind Tiger in the city. Unfortunately, I don't have a lot of money to fund something like this NOR are there any liquor licenses to be had (to the best of my knowledge). But boy I would LOVE to be involved in a project like this. Ken, are you by chance a multi-millionaire and want to fund me to create your dream bar in Maplewood on Springfield Ave.? | ||
| Chris Citizen Username: Crussell96 Post Number: 1 Registered: 7-2006 |
I am new to this board and new to Maplewood. My wife and I just moved into a house on Lexington near Prospect. It seems that we are part of this new wave of younger people (we are both 27) who are moving into this section of town and fixing up the house and come this weekend buying lots of paint and drinking lots of green mountain coffee. When I saw netnomads selling green mountain within walking distance to my house I was happier than a pig in sh*t having gone to school in vt and sucking down gallons of the stuff to get me through classes. Needless to say it is my new favorite place. Anyway, I wasnt in town ten or even five years ago so I have no basis of comparison but I like this section of SA and from the sounds of it it looks to be getting better. | ||
| mjh Supporter Username: Mjh Post Number: 759 Registered: 5-2001 |
Welcome Chris!! You and your wife sound like great additions to our town. | ||
| Tom Reingold Supporter Username: Noglider Post Number: 15427 Registered: 1-2003  |
Welcome, Chris. I'm glad you spoke up. | ||
| njphilf Citizen Username: Njphilf Post Number: 203 Registered: 4-2002 |
Lester, People are afraid of the truth, don't know why. Visited the 'ol stomping ground the other day, got a trim at Larry's. Truely miss Maplewood Center. Decided to take a drive on SA to see what all of the fuss was about. The stores near the intersection of Prospect and SA were very much improved since my last visit. I will say though once you hit BK and go towards Irvington, well....same 'ol..... The reality is with traffic a complete nightmare on SA, and with the "overflow" from Vauxhall and Irvington spilling in, SA will never become a Washington Ave like Hoboken or Bloomfield Ave in Montclair. Wishing thinking. The new Dollar Store where the old Rite Aid use to be must be selling quite a few of those rose-colored glasses. Friend of mine still lives in the Hilton area, ironically pretty close to the newbie Chris. Maybe Chris can enlightening us about the police activity involving some "pleasant young men" from Vauxhall. Sure that this will never make the blotter. Funny, years ago Maplewood tried to eliminated "visitors" from nearby towns by removing the basketball court at Dehart. Clearly that didn't work. Chris, you should have spent another $125,000 ++ and bought a house closer to Tuscan School......wish you the best of luck. |
