Last Tuesday evening, 11/23, South Park Street was closed to cars, and set up with orange cones to convey proposed streetscape improvements for the heart of Montclair Center.
The new configurations — there are currently two designs under consideration — envision the block between Church Street and Bloomfield Avenue as a “destination of its own,” which would become a year-round venue for community and retailing events. The designs were developed by architects Smith Maran and streetscape design specialists, Arterial.
Mayor Jerry Fried was one of the first to arrive at the “open street” soiree, intended to offer residents and business owners input on the proposed streetscapes. The heart of the event took place inside the SoHo-like storefront project gallery in the Sienna building.
While there was a buzz of excitement about the colorful display boards, showing South Park Street transformed into a setting more worthy of its name (as in “park”), one of the critical questions floating around the crowd was “why do this now, in the face of a significant economic downturn.”
One resident taxpayer told Ira Smith of Smith Maran, that while the project was a “neat idea, it seems like a ridiculous way to spend money in this economic environment.” Smith answered that “in fact the impetus for this project is economic, believe it or not. South Park is a very public eyesore, with 5 of the 15 storefronts on the street currently vacant. The town can’t afford not to do this.”
According to the Township web site and engineer, Kimberli Craft, the street is a state of “severe decline and in need of repair… represent[ing] a safety hazard, and potential liability for the township.” Reports of broken and crumbling curbs, cracked and heaving sidewalks, unrestricted automobile traffic, a less than optimal parking layout, and poor lighting, are among the reasons given for the project’s timelines.
Arterial’s Dave Lustberg sees the new designs as a traffic calming solution that would give “power to pedestrians.”
“This is brilliant,” stated Mayor Fried, studying one of the plans alongside Planning Board Chair John Wynn. “The feeling of the crosswalk — of making the pedestrians and cars co-exist — is very European. It was worth waiting 15 years for.”
In fact, South Park Street has been a focus of four commissioned reports on downtown economic improvement for almost that long. Each report recognized the broader economic impact of not just repairing but improving the streetscape and replacing it with a safer, more attractive environment. The presentation board stated this:
A safer and more aesthetically appealing South Park Street, linking Church Street and Bloomfield Avenue, will increase foot traffic and encourage longer visits to the downtown. In this stagnant economy, a healthier South Park Street improves the economic prospects of Montclair’s downtown core and surrounding businesses, which ultimately will yield increased property values and ratables for the Township. The street can either be stuck in time, repeatedly re-paved at great expense with no economic benefits, or it can be re-made properly so that it pays dividends for decades.
Sharon Miller, who owns the Academy for the Performing Arts (SMAPA), at the corner of Bloomfield and South Park, said that the project was generally a good thing, but has some concerns — particularly about parking. “I have 1,000 people a week coming back and forth to my studio from 14 other communities,” Miller said. “We’re looking at a loss of parking spots, and I already hear about that as a problem from my students. The designs will have a beautifying aspect, but the parking concerns have to be addressed.”
The Plaza plan (shown directly above at right) has a few more parking spots that the alternative Promenade plan (above).
Attendees filled out the questionnaire and offered feedback to designers and town officials, expressed concerns and generally examined the proposed plans while snacking on sandwiches and mingling with neighbors and friends. It was a bit of a Montclair “who’s who” scene, and overall a friendly, community event. Developer Steven Plofker may have summed up the general sentiment when he said the designs were “cool.”
Click here for more information, and to offer your input on the project to the designers and township.
Remember folks, when you are broke, THAT is precisely the time to get a home equity loan and build that swimming pool you’ve been wanting.
There should be absolutely no remaining questions as to WHY the the township is always living beyond its means and why taxes are out of control.
ROC, I was wondering what was taking you so long.
WTF? We can’t afford not to do this? What kind of thinking is this? You can only afford to do this if you don’t come asking me for another 5%-6% increase again next year. As a matter of fact, in order to mitigate some of the exorbitant increases of the past few years, you can only afford to do this IF you can tell me my tax bill will be LOWER as a result of this expenditure.
(Despite RUN-DMC’s “Hard Times” coming on just as I read this post….)
I think the Plaza looks terrific… I wanted to hate it, but I don’t. Thinking of walking down Church- AVOIDING Red Mango- turning on Park St. sounds like a fun way to spend an evening or weekend. Moreover, it will only add to Montclair being a destination. (Good thing they put up that parking deck!)
As for the time and the cost, well it’s never a good time to do major improvements, but if you, like me, know that in a few years times will be fine, then why not? And while I am certainly suspicious of the cost projections on the website (750K of which half has been allocated, and a 0% loan), I’m now a fan.
(And ROC a home equity loan is not analogous as the City has a charge to create a thriving- and valuable- community for all residents with an eye towards future growth, whereas a pool does not necessarily increase the value of a home. Perhaps a home equity for a new kitchen is better… To that: do it. A kitchen adds value.)
ok prof. I’m down with that. When you are broke and can’t meet your CURRENT expenses it’s not time to borrow for a new kitchen.
This will be a great addition to our town. Annual 10% property tax increases and fewer of those pesky schools (with the optimum 30+ students per class) Our property values will sky rocket!! I can’t wait to cash in! This plan is brilliant!
NOTE: The “5 of 15 stores are vacant” because of the economy not because they are an “eyesore”. Where there is money to be made…there are storefronts rented. Period.
p.s.
(750K of which half has been allocated, and a 0% loan).
Its 0% to the township. This “zero percent” loan and many millions of dollars of similar “zero percent” loans administered by the state are actually 5%-6% bonds and the people who pay state taxes (whoever THOSE suckers are) pay the interest.
prof, I agree with you, the proposed plaza looks great. Hopefully it would attract some more storefronts to Park Street so it could really be a destination to spend an evening.
What about borrowing to go back to grad school or finish college? Job training?
You understand the concept of good and bad debt? Good being one that looks towards a future- an investment; bad being one that offers no value other than the immediate gratification, like say a big screen tv. This improvement will be in place for years for all to enjoy.
(As to your question, I would need more info to tell you IF being broke and borrowing for a new kitchen is a bad idea.)
But here, the value is clear. AFTER this current economic state, good times will return, and thankfully, Montclair, because of its proximity to NYC, trains and people will continue to be a destination for years– as it has been. This will add to that.
If you only do improvements during good times, how can you possibly make plans? Also, IF true, half of the $ has been allocated and IF there is a 0% loan available….. I say do it.
But since I’m not on the Board or Council and am not involved with politics in Town, I don’t feel much of a need to argue the merits here. I understand your (and others) ill feeling towards this plan, our budget and how this town is run. However, if I cared enough, I’d be involved.
But other than commenting here, I don’t.
“Hopefully it would attract some more storefronts to Park Street so it could really be a destination to spend an evening.”
“build it and they will come”
Xanadu in miniature.
Do simple street repairs and be prudent.
“You understand the concept of good and bad debt?”
I don’t know how you run your household prof, but in bad times the ROC family avoids adding ANY debt (good or bad) for ANY purpose as it will increase our monthly outlay.
Money that has been “allocated” can be “unallocated”. Even loans whereby WE pay the interest through our state taxes, have to be paid back.
While I do tend to pick my night destinations based on how well maintained the streets are, I also look at the storefronts too. Right now there isn’t much for me to do on that section of Park Street, so if that section was converted to a more pedestrian-friendly space, it would hopefully attract more stores to rent in that area.
And comparing this to Xanadu in any way seems to be a little bit of a stretch, even for you.
“And comparing this to Xanadu in any way seems to be a little bit of a stretch, even for you.”
Why? It’s precisely all the same arguments, on both sides of the issue.
I always wonder why private enterprises don’t pay for these type projects. If indeed the area is viable for businesses, let them invest in it. The town could offer some short term tax-abatement, but let a developer take out the loan and assume the risk of failure.
Prof, I do love your optimism that things will get better. Spoken like a true American optimist. For me, the glass is half empty on the economy and American society in general. Why must things always get better? History shows they more often than not don’t. But I suppose it depends on how long a time horizon you’re looking at.
Well, in the prof home, we have and will continue to not live with hard and fast “rules.” If we did, during a bad spell we might not have gone back to grad school- incurring, UGH— DEBT–, but it has more than paid for itself in job opportunities and income.
To this: I tell my students that IF they get into a good grad school, take out every loan and go. Because I’ve seen too many kids who “didn’t want the debt” loose their dreams and take crappy jobs (I met one recently and the disappointment in decision was palpable. However, another, who went in debt for grad school is an adjunct Prof. and works in the entertainment biz doing what he loves.)
But the best example is when we decided with virtually NO MONEY to buy our house. THAT decision, has changed our lives (and lifestyle). (The palatial estate was just a dusty old house.)
Using your rules, we’d still be stuck in small (and wonderful) condo dreaming of the day…..
Regardless, I look forward to your continued arguments against it.
But it’s a go, right? Or is there another vote? I haven’t been paying much attention to it.
“Why? It’s precisely all the same arguments, on both sides of the issue.”
Except that the Xanadu project has blown through an estimated $1.9 billion, with an additional $500 million requested to finish it. And the South Park Street improvements will cost an estimated $750,000.
“To this: I tell my students that IF they get into a good grad school, take out every loan and go.”
I’m sure you do.
Perhaps coincidentally the waiter always recommends the expensive steak too.
This mentality is one of the prime causes of the education bubble (similar in structure to the housing bubble) and a prime cause of the rapid increase in tuition costs.
I realize prof that your rhetorical skills depend on pushing the argument into some form of strawman, but I’ll say (I’m sure to no effect) that I have no “rule” and don’t believe in a total absence of debt. Only that debt should be carefully balanced with one’s means.
Montclair can thrive without a beautified Park street and adding any debt to the township for unnecessary improvements is irresponsible at a time when we’re in a deep recession, have not and will not meet property tax caps, AND have no idea if the economy will further erode in the very near future.
The township should restrain its spending (and especially debt) for a few years at least until economic recovery takes hold.
“And the South Park Street improvements will cost an estimated $750,000.”
Q.E.D.
Can you please list capital projects in Montclair brought in on budget in recent times?
Assuming this would be legal, the town should make a 5 year special assessment on the BID members as part of the plan. Not a huge amount…just enough to see if they also support with their wallets. Maybe the same amount the average taxpayer will have to pay when the final cost is all in.
Even if the cost triples, it still is a stretch to compare it to Xanadu. Which was my argument to you, not what the estimated cost will end up being.
I say go forward with the project, assuming the incremental cost of the project stays on budget. If I recall the correct figures, cost to refurbish what MUST be fixed on that block is something like $400k. The incremental cost if only $350k, supported by state 0% loan that is available NOW, is the cheapest level of funding we could receive to complete the added project benefits. Six additional occupied storefronts could do well to create additional tax revenue, and benefit our downtown economically for years to come, particularly if the economic environment does improve. Even if it does not, Montclair cannot not afford to ignore its downtown, please refer to Bloomfield for further evidence on township neglect. Not doing something to improve that area would be a mistake. This is not analogous to previous referenced taking a home equity loan to redo a kitchen, but rather taking a loan on repairing the roof so that leaks don’t deteriorate the underlying structure. I know any capital spending project can be rationalized, and I am not happy paying ever increasing taxes in town, but if our downtown was not to remain a destination, than I imagine that could have a larger long term negative affect that could occur. Last point, when/if bids go out for this project, I hope that our town officials are smart enough to put clauses that they will not absorb cost overruns, and that the contractor will face penalties if they exceed agreed upon timelines.
I knew you’d bring up the “education bubble,” despite my adding a GOOD grad school…. But I guess if you were interested in say, Hotel management and got into Cornell, you’d pass on it, huh?
But in my examples, it’s telling that you’d prefer a world full of folks living with the disappointment of their choices. Not me.
As for the strawman, you wrote: “but in bad times the ROC family avoids adding ANY debt (good or bad) for ANY purpose as it will increase our monthly outlay.”
Sounds like a RULE.
As I said: I try not to live by hard and fast rules, as they rarely take into account the odd circumstance of time.
(Gotta go, I’ll check back later to see Cary adding to this thread… And ROC telling him we can’t afford it, it’s a bad idea….. Which is how it usually goes. Enjoy the Day All!)
” If I recall the correct figures, cost to refurbish what MUST be fixed on that block is something like $400k. ”
Street repairs were originally budgeted at $150,000.
“Finally, it should be noted that South Park Street came to the top of the Township’s priority list for street improvements in 2005. At that time, the project was put on hold in anticipation of the construction of the Siena, which would likely have damaged any improvements made. In 2007, when the Siena was nearing completion, the estimated cost of reconstructing the street in-kind was approximately $300,000. It was at this time that the BID and other project supporters urged the Township Council to reconsider taking advantage of this opportunity to significantly change South Park Street for generations to come.”
$300k in 2007, most recent $400k,……………………..
““The Council absolutely supports major improvements to Park Street with the goal of extending the “village feeling” of Church Street to South Park. Since a lot of street work was necessary anyway, it will be a very cost-effective way to make downtown Montclair an even better destination for visitors and residents,” says Mayor Jerry Fried.
“Maran has provided his expertise and services for this project pro-bono,” says Lonergan. The township has had about $150,000 in the pot for street repairs, and in October they approved another $250,000″ says Lonergan, “but costs could run way over that amount.”
https://www.baristanetnew.wpengine.com/2009/12/rethinking-south-park-street/
It will be just like the new school when that was initially “slated” to cost $25 million.
In the public approval phase, $750K will be the cost. Later, regrettably, “problems” will arise and unforeseen “issues” will appear and the “estimate” will grow to 2 million. Then due to sterling project management the project will come in “under budget” at 1.5 million.
ROC, did you buy your home for all cash? I’m probably with you on the timing, but the number of projects built without financing is pretty slim.
“Six additional occupied storefronts could do well to create additional tax revenue, and benefit our downtown economically for years to come, particularly if the economic environment does improve. Even if it does not, Montclair cannot not afford to ignore its downtown, please refer to Bloomfield for further evidence on township neglect. Not doing something to improve that area would be a mistake.”
When I first moved back into the area from NYC in the early nineties, it was at the tail end of another housing crash, not as bad as this one, but a still bad. The empty Hahne’s building was still there. The area was much dicier than it is now and much less appealing. Raymond opened his great new place – in addition to the original tiny breakfast/lunch place. Then Taro and other places started to open as the economy improved. If there is a market for good restaurants and nice shops in a neighborhood, they will get built and people will shop there. If there isn’t NO AMOUNT of beautification is going to help. It would be more sensible to have LOWER taxes and make it easier for small businesses and certain chain retailers to open up there. Anthropolgie is not there because the street is pretty – they did research. Raymond’s is not successful because the street is nice. The food is great. Would improvements be nice? Sure. Will they bring in more business? Nope. WIll higher taxes drive out more middle class people who would shop and eat locally? Probably!
I have a mortgage. I’m not against debt.
But have a look at the consultant’s report (which cost us $5000 BTW):
“6. To be clear: we recommend that no further projects, except those that are absolutely essential,
should be authorized in 2010 or 2011, so as to allow time for this financing program to be implemented and the
unfinished projects be finalized (closed out). ”
In 2011 we’ll need to bond 60 million dollars in order to stabilize our debt.
https://www.montclairnjusa.org/dmdocuments/2010-08-17_mins.pdf
For me it’s more a symbolic gesture that the town council has chosen to continue spending amid their current economic crisis. Regardless of debt downgrades due to both delays in passing last year’s budget (with an embarrassing double-digit increase to the municipal portion) and the massive size of our capital debt, this town council has chosen to once again ignore our fiscal reality and feels the need to spend dollars which it doesn’t have on frivolous crap regardless of its size or lack of need.
It is of little concern to me though. I am now in attorney review on a home in a neighboring town where fiscal policy is practiced with great diligence and the services delivered are top notch. Prof and ROC, I bid the both of you the best of luck, as the former utopian enclave of my past twenty three years collapses under the weight of the fiscal ineptitude of its elected leaders.
Cary, you are on the wrong side here. You have a 6 million dollar hole to fill in the school budget and probably a three million dollar hole to fill in the municipal budget. Arguments about pools and libraries are just not going to do it any more. Police and Fire budgets will have to be cut if salary and benefit cuts are not agreed to. There is just nothing else to cut left. It’s simply too late for these far-fetched revenue generating ideas that these focus groups are suggesting. Perhaps before builing the Bullock School, the BOE should have considered this. Now there is no money left to get the ball rolling on these excellent solutions.
The Case Shiller numbers reported today revealed that housing prices are collapsing again (now that the tax rebate is no longer in the trailing three-month data) and at an increasing speed. The latest number is a 1.7% drop in September. Annualized this number will result in an enormous number of additional tax appeals requiring further reductions. I do not envy the battle you face ahead. Furloughs won’t do it this time. In the heart of this, the town council had decided to restore funding to the library, the pre-k, the arts council and has now decided to spend a million on a streetscape. Every time Fried and his buddies tries to blame Trenton for the crisis, I hope you remind him of the South Park Streetscape.
Good luck Cary and good luck Montclair. It’s way worse than anyone here thinks. The price we just snagged a home for is some pretty solid anecdotal proof. Too bad we can’t sell our multi in Montclair. I just hope my renters can afford to pay for the streetscapes/quiet zones and community centers that are all necessities in the People’s Republic of Montclair. Pay as you throw anyone?
“Prof and ROC, I bid the both of you the best of luck”
Thanks, but sadly the Prof has jumped the shark on this one and plans leisurely strolls along the Park Street Promenade checking in on recent debt-swamped college grads working the soda fountains.
This is a tough one. Frankly, except for that short stretch of Church St., Bloomfield Ave and most of downtown are a blighted mess. Visitors to town always arrive having heard such great things about Montclair, then they see gritty, decaying, Bloomfield Ave. and can’t connect the dots. Any improvements to the area, aesthetic or otherwise, that would lure businesses, shoppers, and diners would clearly be beneficial and pay for themselves with additional revenue. The list of formerly seedy areas that were spruced up in NY, Norwalk CT, and countless local towns, offers an apples-to apples example. The Xanadu project is such an ill conceived fiasco as to be in a class by itself. Our downtown has such potential, and is currently an eyesore. The central problem, and I think it is one upon which most of us will agree, is that no one trusts current town management, and that mistrust appears deserved given their inabilities to husband our capital adequately. It really is astonishing that we are at the point where we’re basically insolvent and people are so tapped out and angry as to be so stridently opposed to relatively small capital improvements that are so potentially beneficial to the whole community.
@ jerseygurl , i agree with most of what you are stating, however the fact remains that $400k must be spent on repairs, while the additional $350k (still not an insignificant amount of money) to complete (as proposed), seems like a decent investment to “create” something that does not exist. You referenced Raymonds, which I agree is a great spot on Church St., and he has operated on that street for a number of years in a previous location up the block prior to his current location. However, at some point some smart people long ago (I lived here in town prior to the pedestrian mall arrival) “created” the “improvements” to Church street, which I would argue were enough to keep that whole area from going down the tubes, especially after Hahnes went out of business. Why not extend that success around the corner, where new restaurants can hold outdoor seating and the Farmers market could operate on weekends? Challenging times indeed, but I don’t think it makes sense to be a penny wise and a dollar foolish.
@ deadeye, agreed 100%
“i agree with most of what you are stating, however the fact remains that $400k must be spent on repairs,”
This in incorrect!
The council alloted $150,000 when only necessary repairs were under discussion. It started adding money (as the are wont to do) when the talk turned to “improvements”.
ROC, $150k was allocated back prior to 2005, please review facts….that is not 2010 dollars, and the scope of the current repairs, due to neglect and stalled improvements as the Sienna was waiting for completion has increased the cost. I am using the town figures, the only facts that are available to me, but you can use any figures that you find to be useful for your argument, but just know, they are not FACTS.
The Quiet Zone (with the assistance of a well paid consultant) went from $680,000 to $1.2 million and still is not complete.
There is absolutely no way those proposed improvements will come in under one million dollars. The problem here is not the fact that it started at $150,000 or $400,000. The problem is that no one in the town actually performs any survey or followup on the resulting impact of these spends. How will the ratables be impacted? How many years will it take to recoup the investment? What will the impact of the reduced parking be to the businesses? I doubt this research was ever performed on South Park nor was the research ever performed on the new school. I can’t believe that Montclair is seriously considering closing two schools after spending 36 million dollars on a new school.
But don’t worry. It’s only another $350,000 (or is that $1,000,000) before it’s done and there’s a zero percent loan. See? It’s a no brainer!
By the way, have any of you witnessed the payment schedule on the new school debt? You would puke if you saw it. Oh…here’s the schedule for the only portion we have fixed. The first $9,662,000 will be paid as follows:
2011 $ 25,000 2021 $500,000
2012 195,000 2022 534,000
2013 229,000 2023 568,000
2014 263,000 2024 602,000
2015 297,000 2025 636,000
2016 331,000 2026 697,000
2017 364,000 2027 731,000
2018 398,000 2028 764,000
2019 432,000 2029 798,000
2020 466,000 2030 832,000
Then there is the other $27,030,256 dollars that we have decided we should not pay the principal on as we wait for a better time to fix the interest. I suppose, once the inflation that will result from Bernanke’s extended 0% lending rate hits (and it will), we’ll then start making the payments when it will cost the taxpayer twice as much.
Keep on building…keep on delaying paying.
Now you know the FACTS.
Weren’t those pretty little pictures those fine folks at Arterial presented. I need this mommy, I really, really, really do!
@stu, we are talking about the Park Street project, no? I agree that the new school is/was and will be a financial disaster. However, this project is not constructing an entirely new street and closing down a few others. A project should be weighed on its own merits. If any project going forward has to be judged by the success/ failure of the new school, then no capital improvement project will ever be made in Montclair. Speaking to this project, to me, the incremental cost (again $350k) seems to be a good investment. As I mentioned, contractor bids must have clauses that put cost overruns on them, not the town. Whether that is possible is another story. In fairness to the current council, I do believe that it was the prior councils that initiated the new school.
“In fairness to the current council, I do believe that it was the prior councils that initiated the new school.”
There were hundreds of calls to stop the construction of the school which broke ground in September of 2008. The new council took office on July 1, 2008.
This same town council tried to spend 3 million on a community center back in April of this year.
True, you can’t attribute a poor decision made by a prior council against the current council, but you must weigh the financial impact it had on our capital budget versus your ability to spend money you don’t have on items that have a questionable return in value.
I’ve watched the track record of this current council and especially the mayor. They are bumbling fools who think Montclair should play environmental policeman to the world as the majority of our schools can’t pass NCLB standards. They pay for quiet zones as schools lose their librarians. They will pay for streetscapes as drugs are sold weekly in the area surrounding the new school and they will cut public safety and increase class sizes all the meanwhile.
The time to have invested in the future is when the going was good. Instead our town continued to waste dollar after dollar on bloated library budgets and fancy police cruisers. They sell land when it is at it’s lowest value to cover operational costs and pursue community centers when the townsfolk are struggling to pay bills. Don’t even get me going on their ignorance of the need for a townwide reassessment. They lose millions and millions of dollars there. When you reach out to these volunteer leaders, they say they know better and they are doing the best they can. Or they are not happy, or it’s Trenton’s fault!
Yes, there is a possibility that the streetscape would make financial sense. Stop showing us fancy drawings and present us with the proof. Bumbling fools. They will never learn.
“ROC, $150k was allocated back prior to 2005, please review facts”
Ok, in inflation adjusted dollars it’s $168,000.
I guess the rest is a lot of “neglect”.
“As I mentioned, contractor bids must have clauses that put cost overruns on them, not the town.”
Depends on the reason for the overrun.
If you want a contractor to assume all risk there is no way you’ll get a rock bottom quote.
It’s easy to say.
Most overruns are due to change orders and undiscovered problems.
What happens in projects such as these (publicly funded) is that in this phase (the convince the public of the expense phase) absolutely every possible BEST CASE assumption is made to produce the lowest cost.
Then, what do you know? Some of the assumptions were too rosy!
My guess is that they will next ask the storeowners and their commercial landlors if this streetscape makes financial sense. Sort of like when they asked the director of Montclair Community Services if outsourcing makes sense. Good riddance Montclair.
getaclue, I used to feel exactly the way you did. Honestly, 8 months ago I would have agreed a small incremental amount to enhance a business district that needs work anyway is a good idea. After paying closer attention to this council the past year i am more than convinced we’d all be better off if they just walked away and did nothing and we waited until the next election.
I think the real question, in light of yesterday’s earthquake tremors here on the east coast (Long Island) is to question the wisdom of investing $1M in a Montclair streetscape project when Montclair sits on a fault line that could very well be ready to shift and quake. How about investing some dough into researching the fault line and projected damage control should the Siena come tumbling down?
Montclair’s on a fault?? Oy. Something else to worry about.
Manhattan is on a fault line, too.