The following editorial was sent by Maplewood Township Committee candidate Nancy Adams:
The US Post Office had a long 50-year lease for the land on which they built the building that stands today. Over the last 15 years, volunteers, activists and the township tried to get the Post Office to open a satellite Post Office in the village and move its distribution operation to the industrial section of Maplewood or to Springfield Avenue to no avail. The full postal operation in the village took up precious parking spaces and tied up traffic. I am glad that those operations are no longer at this location.
As a member of the Planning Board, I’ve demonstrated time and again my determination to try to get all project designs to be the best possible FOR Maplewood. I will be just as strong on this point in reviewing any proposal coming before me for the Post Office site. I will advocate for the village and not for the developer.
I have not yet seen an official site plan or elevations for the proposed redevelopment, and I certainly can’t support or oppose anything until I am fully informed about the proposal and completely comfortable that any project is in the best interest of Maplewood.
That said, I do believe in making this site an active mixed-use project. Whether that use is residential and retail or office and recreation, I am open to viable ideas. I believe apartments are preferable to offices because the market for apartments is much stronger. There is actually an average 20% office vacancy rate in NJ with only a 2-4% vacancy rate for apartments; and downtown apartments are in more demand than others. I also firmly believe that downtown residential is important to the economic health of the surrounding businesses in town. Having 24-7 residential customer base is vital to any downtown’s continued success. Also, having apartments available for those Maplewood residents who want to downsize, but want to stay in town is important.
The design of any development is, of course, vitally important in such a small and special downtown as Maplewood Village. Any new construction must be well built, utilizing the best methods of construction and materials, and introducing real sustainability where feasible. The style, size, and scale of any new building need to be consistent with the rest of the village. Traffic flow – both vehicular and pedestrian – must be enhanced by the site plan of the new project.
The PILOT has also been an issue with residents. It’s important to understand that PILOTs are frequently used to help make redevelopment projects happen and often end up being a financial win for the municipality and its residents. Evidence over the last 10-15 years of redevelopment projects in the country has demonstrated these types of projects do not typically bring more children into the school district, averaging 2-3 children per project. The PILOT payments, therefore, go directly to the municipality to cover municipal services. Also, with any PILOT the schools still get the tax revenue generated from the land assessment.
PILOTs can be powerful tools for economic development, but since I was not privy to the negotiations on this PILOT, I do not know how the agreement was reached and can’t support it until and unless I agree with the details. I do know, however, that the project will generate approximately $400,000 more in taxes over 10 years than if the current building remains as is.
In sum, I’m supportive of good, mixed-use residential development that benefits Maplewood, and believe that closing the full Post Office operations is good for the town. But I can’t support or oppose plans that I haven’t seen, and the details of which I don’t know. What I can do is pledge to residents that I’ll take a fresh and independent look at all of the plans and make a decision that I believe is right for our town’s long-term future.
