It is perhaps the single most contentious issue in Red Bank: whether the downtown needs a parking garage.
Merchants, in general, say yes. They complain that a shortage of street and lot parking is choking their businesses and undermining broader efforts to capitalize on the town’s sterling reputation as a cultural and shopping destination.
Building a garage that significantly increases the number of parking slots in the central business district is the best thing Red Bank could do to preserve its stature among New Jersey downtowns and stave off threats from Pier Village in Long Branch and other emerging marketplaces, proponents say.
But many residents say no way to a parking deck — not if they have to pay for it with higher property taxes.
Efforts by the Democrat-controlled council to convert the borough-owned White Street lot to a parking deck attracted large, angry crowds in 2001 and 2005. The latter attempt called for a 570-car, $11.8 million structure. Both times, the idea was shelved.
The solution, many agree, is some form of public-private deal in which a developer carries the financial risk and the town gets both revenue and more slots.
Finally, a plan along those lines may be in the works. And it involves a high-profile retailer that has done this sort of thing before elsewhere.
redbankgreen has learned that representatives of Trader Joe’s, a wildly popular chain of specialty food stores with affordable prices, met with borough officials two weeks ago to explore the possibility of building a store with a parking deck above it on the White Street lot.
Borough Business Administrator Stanley Sickels confirms that he and former Red Bank RiverCenter Executive Director Tricia Rumola met with a representative of Trader Joe’s and two others from a development firm affiliated with the grocer.
Sickels says he participated in the meeting “at the request of RiverCenter.” At that meeting, he says, “Trader Joe’s expressed an interest in coming to Red Bank,” and wanted to know about the history of the town’s efforts to get a garage built.
“I basically gave them stuff about the prior proposals,” he says. “I told them what I thought our needs were, based on prior efforts. They basically described their needs.
“I suggested they prepare something I can present to the council,” Sickels said.
Sickels stresses that no formal plan was offered, and that Trader Joe’s made no mention of timetables. “They may come back, I don’t know,” he said.
Moreover, any deals involving the sale or lease of the property would have to be put out to public bid, Sickels notes.
But this is the first time a developer has asked to meet with him since he 2005 proposal died, Sickels said.
Mayor Pasquale Menna, who said did not know of the meeting until redbankgreen told him about if last Friday, says he has not met with any parties interested in developing the White Street site since he took office in January.
But what’s perhaps most striking about this news is that Trader Joe’s appears to view public and/or public-private parking as integral part of an expansion strategy now being played out.
Sickels said the officials he met with “did tell me about other efforts they’ve made” regarding public-private parking solutions, including one case on Long Island in which the company built a parking garage that houses their store as as well as a municipal building.
Just two months ago, the company announced plans for a new store in Grosse Pointe, Michigan, that will go into a renovated building next door to a new municipal parking deck.
The approach is apparently needed because of the chain’s tremendous popularity. We’re told that the nearest Trader Joe’s to Red Bank, in downtown Westfield, has its own rather small parking lot, and abuts two municipal parking lots, all of which are frequently jammed.
A number of news and feature articles about the chain in recent years have spotlighted how consumer demand has often overwhelmed available parking at Trader Joe’s stores. Just last week, an article in the Charlotte Observer reported that a new store in a Charlotte suburb was creating problems for customers of other stores who couldn’t find parking, even though the store has its own 270-car lot.
Trader Joe’s is privately held (according to a 2004 Business Week article, it’s owned by Theo Albrecht, a German billionaire behind Europe’s Aldi supermarket chain) and based in Monrovia, Calif., a suburb of Los Angeles. Its website lists 283 stores in the U.S., including seven in New Jersey.
It’s also a destination store, say people who know it. A redbankgreen reader in Westfield says her friends from Hoboken always stock up at Trader Joe’s before returning home from a visit.
Mary Eileen Fouratt, RiverCenter’s chairwoman, told redbankgreen late last week that she had no knowledge of the meeting, but “would love it” if Trader Joe’s came to town.
Tom Fishkin, owner of Readie’s Fine Foods and a RiverCenter officer, says he’s heard rumors of Trader Joe’s interest, but doesn’t know what to make of them.
“There’s been a lot of talk going around, but I don’t know,” he says, noting that he’s also heard talk the store might be interested in being part of the West Side revitalization effort. “Tiffany was going to be here two years ago. Now they’re talking about opening in November, so sometimes these things come to fruition.”
We haven’t yet heard from Trader Joe’s on this issue.
I fully support Trader Joe's coming to Red Bank. I DO NOT however, propose that they tear up 1/2 of the White Street Parking lot while they construction a new parking garage above, below, on top or adjacent to their site. I attended the public meeting regarding the parking garage(along w/ about 200 other angry residents) and the overwhelming majority of attendees were opposed to a parking garage. People will say oh but the developer is paying for it, which I do not believe. Where will we park while construction is taking place? What happens when the store opens & they (oops!) figure out that they still don't have enough spots???? A store like Trader Joe's need to think long & hard about the traffic impact at the Maple Avenue & White Street intersection. Now add another 200-300 cars a day there. How much more can we cram in people????
I am tired of hearing "if there was more parking in Red Bank, my business would be doing better." How about this: Your business plan might stink? You could be the 16th upscale antique store on Broad Street? You decided to open up a clothing store & sell $500 jeans? Businesses should stop blaming the parking for all of their problems. You knew you were going to open in Red Bank, you knew there were limited spaces, if you truly have a unique store, or sell things that people actually WANT, they will come. Take responsibility & stop blaming parking for your lack of business skills.
I've been to Pier Village, you can't park their either.
I think Trader Joe's should open up in the old Gift Winds space in Little Silver. Much easier access and parking.
Trader Joe's is a great store — unique selection of food, very fair prices. It would be a good fit in Red Bank.
I agree with the comments of reader "Stop Whining!". I have lived in Red Bank for over three years and have never spent any substantial time looking for a downtown parking spot. However, with a Trader Joe's arrival, that would change and it would need its own lot.
I was at the city council meeting serveral years ago regarding the parking garage, and the consenus to me was that many people were for the garage, just not using public/city funds and higher taxes to pay for it. Let Trader Joe's come in and pay for the garage. Then we can buy Three Buck Chuck in Red Bank!
Wow, a Trader Joe's in town. It's a store where I can actually afford to shop in Red Bank! And, I won't have to go all the way to Westfield to shop at Trader Joe's!
Aside from the issue of the parking garage, I think having a store like Trader Joe's would benefit the residents. Many of us would be able to walk there for groceries. But unfortunately most people would still drive, so we need to see what impact on traffic it would have. Do the surrounding streets have the capacity to handle it?
i think that a parking garage in Red Bank needs to be built now! Everybody talks about the parking in Red Bank being difficult and how it will stunt the towns growth, but If no one builds it now… when is there going to be an easier time?!?!? A Trader Joe's for the White Street parking lot is an amazing idea. Its unique and it adds just a little bit of diversity to Red Bank's somewhat diminishing "old school" flair. What better excuse than to build it now if Trader Joe's is going to help out?!?! I think they should start construction in the spring!
A PARKING GARAGE AGAIN….JUST LOOK AT THE LOTS BETWEEN WALLACE AND MECHANIC STREET YOU CAN PICK A SPACE….THEY ARE EMPTY…ALL DAY…..PLEASE…….
Mad Ave,
I have lived in Red Bank for 35 years. Parking becomes more and more difficult every year. I have a client on Monmouth Street and have circled that area for 20 to 30 minutes at a time looking for a parking space. I have finally had to call him and ask that he meet me at the curb so that I could deilver his work. A friend who was a Red Bank regular but then moved to California came back after eight years and commented to me "The traffic is terrible".
Red Banker,
Yes, many of us recognize the need for a true parking solution. We do not believe the homeowners of this town should pay $11,000,000 (or $4,000,000) for a parking garage. The homeowners already carry a heavy tax burden. Solutions other than White Street have been proposed. Also, ideas such as safe, accessible parking not in the very center of town for business owners and their employees.
Let it play out. Who knows? The demographics of Red Bank and surrounding area are pretty damn nice to retailers.
Perhaps a private developer will develop the site on a 99-year lease (or outright sale.) What an opportunity that would be!
Consider the fact the revenue to the city, structured parking for the retailers, another big-draw "anchor store" for the downtown, and the added safety to the shoppers…
..As long as the project is privately financed.
Consider this: Structured parking alleviating parking on Mechanic Street or other places. Possibly some of that surface parking could be sold and developed privately????
I have my fingers crossed!
Besides, don't underestimate three-buck chuck. It's good stuff!
Ken,
Are your fingers doubled-crossed?
Be wary of large quasi-public parking garages in downtown areas. We all know that they lead to parking authorities with appointed commissioners. And they'll need to have a large budget to run the garage(s) all over town. Not to mention all of the professional contracts that have to awarded out annually and the administrative costs.
True to form, your always here to pitch the pro-development program for your beloved city as you call it. If all of the approved development projects ever come to fruition, the White Street lot would be the only interior open space left downtown. Can you envision all of the 5 story mixed use projects surrounding this space. We may want to save it for some breathing room.
KEN, RIGHT ON
WHAT HAPPENED TO THE BUILDING AT THE OLD SWARTZ LOT. IS THAT NOT A PARKING FACILITY?
I believe the garage at the Schwartz lot is to serve the 3 story building that they just built on top of it.
I have lived in/around Red Bank & have been parking a car here for 18 years. There are spots. Maybe there's not a spot directly in front of your office 24 hours a day, but I never have a hard time finding a spot. People are just lazy & don't want to walk 1/2 a block. Get over it.
Trader Joe's downtown is the best idea I've heard in a long time.
My mouth is watering at the thought of these little prepackaged Indian dinners they sell.
Red Bank is a funny place. Since moving here in 2001, I've noticed two, distinct, camps: Those who embrace wise development, then those who detest any development whatsoever.
A stone's throw from my home on Peters; I can't recall the last time I said, "hey, let's leash the dog — and have a stroll through the open space at the White street parking lot."
As for my "pro-wise-development" disposition? Mr. Fitzpatrick, with greatest respect, a thought to consider:
Red Bank has tons of non-revenue generating properties (churches, hospitals, schools)– and tons of city-owned properties (parks and parking lots).
The result: the city properties are under-funded, hence under-used, not performing to their potential. Examples: The turf at C.Basie park. The marina at Marine Park. The condition of many of the city roads.
I suggest RB "cull the property herd." Capture the tax revenue, enjoy the private improvements; then invest proceeds make the remaining city-owned land into showpieces.
Example: The Red Bank Waterfront Plan..
The idea that there is a parking problem in Red Bank is absurd. I think this evolves from the Central NJ strip mall way of thinking. Get off you fat asses and walk people.
This is a very interesting debate and I am really not even sure on which side of the fence that I fall. But I do think that we all need to focus on a very important factor in that this is probably a zero-sum game. Perhaps some Red Bank retailers need to review their pricing practices, etc, before playing the parking card, but the high volume nature of Trader Joe’s business model will require on-sight parking accommodations. So while I have found that securing a parking spot in Red Bank is manageable (partially due to experience), I know the set-up will not work for the bulk of Trader Joe’s customers. Trader Joe’s customers seek out the nearest store location often from several miles away and they go home with several bags of goods. Who wants to push their shopping cart blocks down the street to their car and then return the cart? No garage, no Two Buck Chuck in Red Bank.
Ken,
Your call to "cull the property herd" is unfortunately a dollar short and a day late.
With the current real estate market, the bulls are running away. One only needs to look to our neighbor K-Hov to see that these are not good times in the development industry.
As to your perspective of two distinct camps in town on the issue of development, let me clarify for you, that as a resident since 1995, my personal view has always been one of over-development. While I agree with you that a town has to change with the times to stay vibrant, it does not have to sacrifice it's character and quality of life.
A closer look at your Red Bank Waterfront Plan will reveal that it is essentially a waterfront re-development plan. I trust that you saw those residential development components.
Ken, keep up your postings, your perspective is welcome even if we do not agree on the bigger picture. Next time, we can discuss issues like our failing infrastructure, the ban on new sewer connections, water pressure, traffic safety,
etc, etc, etc.
Red Bank Gal,
There are many facets to a problem–not just your view of things from your personal perspective. Instead of dismissing other points of view, listen to them. Clearly, there is a huge amount of traffic and a lack of parking spots where they are needed. You are making a huge assumption when you insist that people other than yourself do not want to walk 1/2 block. That simply is not true, and I know it is not from what I hear from friends and neighbors. I don't believe anyone is insisting on having a parking space directly in front of the office or store they want to visit–just one within walking distance. You have also not asked the question "Is every person who must do business or shop in Red Bank able to walk the distance necessary (which could be a number of blocks) to get where they have to go?" You might be surprised to find out that a great many people–elderly and otherwise–cannot walk far. Should their needs to use the town be dismissed in favor of peole who can walk? Why are there not more handicapped spaces in town? A good town to live in serves the needs of all its residents, not just the few, not just the well heeled and able bodied.
I am not sure how Hovnanian’s plight is relevant. Trader Joe’s is a store that offers a wide variety of healthy food at a respectable price. This is something that residents of the borough could benefit from in a very real way on a regular basis. Also, Trader Joe’s arguably meshes with the décor of Red Bank while offering a potentially non-cyclical revenue stream. Hovnanian primarily traffics in the development of residential real estate. By nature this business has it’s peaks and valleys. Furthermore, very few residents of Red Bank enjoy Hovnanian’s end tangible product. I have no idea if Trader Joe's is the best thing for RB, but let's not let another bad experience cloud our judgement.
Getting a little side-tracked here, but I thought it was worth pointing out (in response to Mr. Fitzpatrick's posting) that the Waterfront Development Plan includes new buildings only in one of three places under consideration, specifically, at the former landfill on Sunset Ave. At the Primary School, no new buildings are proposed, and at the end of Monmouth St., existing buildings would be removed.
If anyone thinks the idea that Red Bank is short of parking is absurd, Red Bank Parking Violations disagrees. That office stated to me two days ago "We know parking is a problem. But what can we do? The residents voted down the garage."
I think Little Silver is a great place for Trader Joe's. I see Red Bankers, including officials, doing their shopping in Little Silver several times a week. We could all enjoy Trader Joe's, avoid Red Bank, and bring a little of hipness to another town!
I'm finally moving out of Red Bank. What happens? One of my favorite food stores EVER might open here now. Oh cruel fate!
Actually I'm not moving that far away and if Trader Joe's open in Red Bank OR Little Silver, I'll probably make the trip often from Matawan.
In the 14 years i have lived in red bank i have yet to encounter a parking problem. I look at all of the new buisness's coming to eastside of town and say why? why do we have to have them all over there, no parking there no problem. Trader Joe, look upon the west side of town, look down at bergan avenue or dr.parker
yes, trader joes would be great, but another healthy food establishment…let's see, we have whole foods in middletown and dean's in shrewsbury, both with ample parking. trader joes would add to congestion. now for the parking woes…there is parking in red bank, however, we americans get lazier as the days go by, people want to park in front of where they are going, nobody wants to walk blocks to get to where they want to go!
Patti,
You must be speaking about yourself. No one I know is getting lazier every day or demanding parking spaces in front of the establishment they want to visit. Once again, not everyone is capable walking blocks (or even not block)to get where they want to go. This town is not for the well heeled, the young or the able-bodied only. Use the energy to find solutions for all of our citizens.
Hey, the area is home to many seniors.
We mustn't piss them off.
And: They drink three-buck-chuck by the barrel-load.
Ken,
Thanks for your support of our senior citizens. I am also thinking about younger people who have disabilities - major or minor. Other than several handicapped spaces in places which may not serve any need, nothing is done to ease the difficulty of doing business in Red Bank. I especially don't like global accusations aimed at the entire population (or anyone at all for that matter). They are out of place and contribute nothing to the quality of life in town.
As I posted on the first article about Trader Joes coming to Red Bank…This is great news!!!
They are a destination market, (I know people from NYC who drove to the Westfield location) they will bring people into town to shop there and other stores downtown, they will provide jobs, they have great affordable products and they WANT TO BUILD A PARKING GARAGE!!! This is a win, win, win for everyone!
I lived in Boston for a number of years and T Joe's came to Brookline which had parking almost as bad as Mid-town Manhatan and made it work. They built there own garage, (which was run by city when store was closed) and worked with the city to make sure the impact of their arrival was positive.
Again, this is a huge opportunity for our town…let's not screw it up!!!
Here's a question no one has posed yet: What if Trader Joes (or whatever retailer that decides to - out of the goodness of their heart - build Red Bank a Parking Garage) goes out of business one day??? Who's to pay for the upkeep of an empty building & maintenance on a parking garage? Has anyone thought of that? & PLEASE do not say - they won't go out of business. Plenty of businesses close up - even popular ones. & to correct the post about the Red Bank Parking Authority - the person incorrectly stated that "the residents of Red Bank voted down the garage" um………..when was that vote? No one voted it down, it was never put to a vote. Misinformation - yet again!
UMM…I am not sure but I don't think a Traders Joes has ever closed (places where people drive 30 miles across state lines and pay over $10 in tolls to shop at have a pretty good thing going for them) but if it does. I think a parking garage is about the same to upkeep as a parking lot. Who knows it might even be less. It won't need to be plowed and since it's inside the lines will last longer to.
Oh and one more thing RB Gal…you're right it soundslike the idea of a garage was shouted down by you and 200 other angry residents in a council meeting. So your right it never got to be presented to the entire town for a up and down vote. We all stand corrected.
Red Bank Gal,
I posted the statement made to me by an employee of RB Parking Violations. This employee stated that the parking garage had been voted down. The employee is the person making the incorrect statement.
Fragments. Thats all we are going on here. If history is any gauge, the opportunity to get one of the top rated, value based supermarkets in the US to our town will be thwarted by the political machine, fueled by those that see additional parking as a threat to their, ah, what? Their lifestyle? Their property values?
On lifestyle? Will a parking garage downtown translate to so much traffic that it will have a real, measurable impact on how you live? How you spend your time at home? Ok, if you live on White street, you will be impacted. How about the opportunity to improve your life, because there is a Trader Joe's in town? TJ is not another Whole Foods. It's much smaller, but the goods you find there are healthy, some common, some very unique items, but one thing is for sure, they are not 'high priced.' Quality is the highest, prices are very affordable. So, now we have a market downtown which will now minimize the need to head out to Foodtown, Acme, and the high prices at Whole Foods. That's opportunity for improved lifestyle, as I see it.
Property values. If you've owned property in town since the 70's, you are very much aware just how bad the value of your property can be impacted by storefronts on Broad & Monmouth that are covered with sheets of plywood, or dark, dirty, and mostly unoccupied. Compare your property value through the period of downtown improvement and try, if you can, to be realistic about it, asking just what might my property be worth today (even after the heyday of the past several years), if the downtown was not thriving. And don't think that the goose with the golden egg will continue to produce under the same conditions indefinitely!
If you have talked to six downtown property owners or merchants, there are better than even odds that they have exhibited frustration with the recent tax levies. I have heard them say: 'it's as if this administration wants to see many many empty stores downtown. How can we be expected to pay such increases? How are they helping to increase my business accordingly?'
A garage will bring more traffic. That means more shoppers, and more revenue to the business in town, and more revenue from parking fees, and of course, parking violations. And no developer is going to make such and investment unless there is certainty of a handsome return on investment. A return that must be shared with the town. A return that should translate to tax relief for us all, residents and commercial owners alike.
Three Buck Chuck? Wasn't it not so long ago it was called Two Buck Chuck? Imagine that! Things do change, but who noticed?
I believe the tax levies were on business properties, not actually on individual businesses. I am sure that building owners are passing this on to their tenants through higher rents, etc., but I do not think that individual businesses are paying the extra tax for Rivercenter.
GET THE STORY, NOCE POST INDEED BUT THE LAST.
"A return that must be shared with the town. A return that should translate to tax relief for us all, residents and commercial owners alike".
STILL WAITING ON THE TAX RELEIF FROM THE HOV BUILDING TO COME THROUGH
Trader Joes coming to this area. hey at the price of gas, it will be nice not have to drive to Westfield. However, the parking issue…here we go again.
Americans are getting lazier as the days roll by, enough with the parking issue. Anyone notice stores are constantly vacant in Red Bank? Does that say anything. Okay people, get your sneakers on and walk a bit. Or do people not want to stroll downtown and scurry in and scurry out of where they need to go? Slow down, take a walk and stop crying about parking.
Yes, Pier Village is a nightmare even on a motorcyle you can't find a space.