Transcript Document

Citizens Committee Report,
Business
Keyport Downtown and Waterfront Revitalization Study
Steering Committee Meeting
July 19, 2004
Homework Assignments
1. Town-wide business inventory (thanks, KBA)
2. Create a survey instrument. Survey to assess
•
•
•
assets and liabilities of downtown location
traffic and parking issues from business owners perspective
How waterfront can bolster downtown businesses
3. Interview business owners.
Keyport Town-wide Business Inventory
Antiques
6
Apparel/Footwear 6
Appliances/Repair 3
Assisted Living
1
Attorney
6
Automotive
47
Bakery/Breads
2
Beauty
3
Bicycles
1
Bridal & Florist
1
Business Services 13
Childcare
3
Cigar
1
Cleaning Services 5
Computer
2
Consignment
2
Construction Trades/
Home Improvement 22
Convenience Grocery8
Dental
6
Electrical
4
Embroidery
1
Engineering
2
Environmental
2
Fast Food
13
Financial Services 17
Florist
4
Fuel
1
Funeral
2
Furniture
1
Gift & Specialty Shops5
Glass
1
Grocery Super Store1
Hair
7
Health & Fitness
3
Home Improvement 2
Human Resources 2
Industrial Real Estate
Industrial Supply
Insurance
Interior Decorators
Jewelers
Laundry
Liquor & Wine
Machine Shop
Manufacturing/B-B
Marine/Recreation
Marketing/Advertising
Medical
Metaphysical Boutique
Metaphysical/Psychic
Monuments
Music
Nails
Novelty Shop
Optical
Pet Care
Pharmacy
Photography
Printing/Digital
Real Estate
Rental Equipment
Restaurant
Restaurant/Catering
Restaurant/Bar/Catering
Restaurant/Bar/Grill
Restaurant/Coffeehouse
Catering
Security
Sewing
Signs Graphic
Specialty Crafts
Tattoo
Taverns
1
2
6
1
2
3
3
2
18
8
2
15
1
1
2
1
2
1
2
1
1
4
2
4
7
5
2
1
1
1
2
1
1
1
3
Taxidermy
Upholstery
US Post Office
Variety Store
1
1
1
2
330
businesses.
Great
diversity.
Available
online.
Survey development process
• Business inventory review
• Establishment of survey area
–
–
–
–
Front Street East & West of Broad
Broad Street North & South of Maple
Division Street
Main Street
• Survey development
• Survey alert
Alert process
• Target businesses
identified, addresses
confirmed
• Survey alert
developed,
printed and mailed
• Personal visits by
volunteers to
disseminate
questionnaires
THE SURVEY
ALERT
Made businesses aware in
advance of the project.
Alerted them to the
upcoming volunteer visit,
and the timeline.
Requested their
participation, and
underscored the benefit.
Opened the doors for
citizen volunteers.
Survey Methodology
• KBA supplied database list
• Debbie Ackerman managed database, assignments, followups
• Survey volunteers hand delivered questionnaires, conducted
followups and pickups.
Jeff Fink
Marilyn Lane
Michael Norris
Debbie Ackerman
Kathy Shaw
Cathy DiPierro
• Control group (citizens committee) also surveyed
• Analysis conducted by T Burns, team
Keyport businesses responded
enthusiastically
• There are 166 businesses in the target area. Of
these businesses, 80 were identified for volunteer
visits, followups.
• Some volunteers returned five times.
• 76% of the targeted businesses completed surveys.
• These results are statistically significant.
• To the committee, they are also deeply gratifying.
What did they tell us?
Who are they?
• Questions 1 – 5 tell us about the
respondents, their businesses, locations, etc.
• The details – and all individual surveys - are
available, if useful to the project.
Here, we make some general observations.
67% of respondents rent the property in
which their business is located.
rent
own
73% of businesses who answered occupy a
ground floor storefront location.
Questions 7,8,9
• These survey questions and responses
addressed hours of operation, number of
employees, and other specifics. Details are
available to the project.
– Some businesses are less than a year old, some
go back nearly 100 years old
– The average responder has been in business in
Keyport for 16 years.
Question 6
• As you may know, the town is discussing
re-routing American Legion drive, in part to
create a new customer entry and expanded
retail opportunity for West Front Street
buildings where ground floor, rear entrances
face the bay.
Would you favor such a change? (Y or N)
76% of survey respondents favor re-routing
American Legion drive.
agree
disagree
100 % of control group respondents
(citizens committee) agree.
Q6a. Would you care to expand on your
response?
• We need to create an image of Keyport from the
bay side.
• The waterfront needs to be redone to attract more
people to our town.
• Anything to clean up the rear of the buildings…
looks dingy from the waterfront.
• Enormous expense by owners
• Attractive environment --- entrances,
“space,”patios, lighting, etc.
Q6a.
Would you care to expand on your response?
• The waterfront is severely underutilized and unattractive.
Re-routing American Legion and expanding historic
business district will expand the range of shops and increase
foot traffic to the scenic shopping district.
• Keyport has such an advantage with its waterway.
This could be enjoyable for everyone, and also help
create more customer traffic for restaurants and
retail.
• If the bulkhead and American Legion Drive are
rerouted/reworked, and become more aesthetically pleasing
to attract broadened customer base, then a rear entrance
serving area could prove beneficial.
Q6a.
Would you care to expand on your response?
• This could open up an entirely new opportunity to
business and property owners downtown and would
stimulate growth.
• I have not seen the re-routing plans, so cannot
comment.
• If the waterfront were made a park area, this would
be a great plan.
• Recreation at the bulkhead … move the street as the
master plan suggested, but parking (perhaps
diagonal) is necessary.
Q6a.
Would you care to expand on your response?
• As a resident, I feel that removing the privilege of driving and
parking by the water is a shame.
• This makes more sense than walking up the path to West Front
Street. See Seattle’s Market for example.
• With a second level or retail, a promenade and patio restaurants,
the waterfront would be great
• From a residents’ point of view, it would create more green space
and a buffer between the pedestrian walkway and the road.
• A rerouted AL Drive places the traffic next to the rear of the
businesses (which should be developed, or rear entrances opened).
Question 6b
• Would you be interested in special funding to
undertake such expansion? (Y or N)
– 23 said no.
– 8 said YES (all were owners)
– More than half did not respond to this question.
Write-in remarks:
“…grants would be good!”
“financing for whom?”
Remember, many respondents are renters. This will need
further examination.
Question 10
• Do any of the following factors preclude
you from staying open longer hours? Please
“X” all that apply.
– 75% who provided an answer cited insufficient
business/doesn’t warrant extended hours
– 25% of respondents declared that s/he - or the
owner – do not want to work the extra time
Note: total responses to this question >15
Questions 11, 11a, 12
• These survey questions and responses
addressed business owner and employee
parking and commuting habits, and busyness throughout the year.
• Details are available to the project.
Question 13
• What do you believe is the current business
trend for YOUR business?
Check only one.
More than 70% feel that the trend is
stable or improving for their business
Q13.
• 47% feel
the trend is
stable.
NOT SURE
STABLE
• The control
group
believed
trend was
improving
DECLINING
IMPROVING
0
5
10
15
20
“…but teeters between stable and scary.”
…current business trend for
Keyport businesses overall?
Q14.
• By a small
margin,
more feel
business is
improving
• Control
group
agreed.
NOT SURE
STABLE
DECLINING
IMPROVING
0
5
10
15
The data in the response charts reflect
remarks,respondents’ comments to volunteers.
“your business”
“Keyport biz overall”
NOT SURE
STABLE
NOT SURE
DECLINING
STABLE
IMPROVING
DECLINING
0
5
10
15
20
IMPROVING
0
5
10
15
Question 15
• How would you classify your customers?
– Responses varied by business type. Of retail and
service businesses who responded, they reported
50-90% were regular customers returning for
goods and services.
– Many respondents did not know
– % visitors ranged 10 – 35%
– “day trippers” choice usually blank.
Question 16
• Where do your customers come from? Choices:
– Keyport
– Monmouth County Bayshore(Aberdeen, Matawan Union
Beach, Middletown, Atl Highlands, Highlands)
– Other Monmouth County (Holmdel, Colts Neck, Red Bank,
Marlboro, Manalapan, other)
– Middlesex County (Old Bridge, S River, E Brunswick, S
Amboy, Perth Amboy, other)
– Staten Island NY
– Other
Question 16
• Where do your customers come from?
Results and distribution are quite detailed, and specific
to businesses, business types. All data are available
to the project. Responses and plotting tell us that
customers come from all these places, and in
interesting numbers. Some are 5% Keyport, some
are 95% Keyport. Some are 50% other Monmouth,
some 25% Staten Island, etc. Opportunities?
Question 17
• Over the past few years, which of these
segments have increased or decreased most
in terms of sales volume for your business?
• We asked about:
•
•
•
•
Keyport residents
Surrounding communities
Residents from more than a 15 minute drive
other
Q17.
Primary responses were no change,
slight nod to increase.
25
surrounding communities
20
15
increased
no change
decreased
10
5
0
Keyport
<15 mins
other
Q17. We asked why. Some responses.
• We don’t get a high enough percentage of
Keyport residents.
• Haven’t been here long enough to tell.
• Old Keyport residents moved out of state due to
rising costs, property taxes.
• Too new to answer this question.
• Antique shops closing
• We do good work.
• Increased due to Mexican population.
Which major stores or shopping
centers are your major competition?
Q18.
Answers are specific to
respondents’ business
type, but some themes
emerge…
•
•
•
•
Restaurants
Starbucks
NONE
Supermarkets
• Drug stores, Travel
agencies, Pier One
• Marshall’s, Kohl’s,
Target
• Red Bank Antiques
Center
• The internet
What do other stores or shopping
areas have to offer that your business
district does not?
Q19.
stores open more hours, days
More “anchor” stores
greater variety of stores and
goods
More group advertising
more or better parking
nicer appearance
more restaurants
Included in 65%
of responses
…100% of control
Q19.
additional responses
• More turnover in parking • Easier to drive
spaces (8)
around/navigate (6)
• Better highway access (7) • More central location (6)
• Perceived to be safer (7) • More competitive prices
• More convenient shopping (6)
hours (6)
Q19.
Write-in remarks for “other” choice
what other stores/shopping areas offer that your business district does not…
• Stores with a common goal
• Diversified businesses attracting various
age groups
• Necessity stores
• Collectives
• Stores that work more closely with one
another for shared success
Q20. The three most important features
that Keyport needs….TOP TEN
8, 9, 10. 4-WAY TIE (4 each)
Public restrooms
Large stores
Benches/places to sit
More retail stores
7. Stores to stay open more hours, days in week and
holidays
5 and 6. 2-WAY TIE (10 each)
More parking, year round
Greater variety of
stores, goods
Q20. The three most important features
that Keyport needs….TOP TEN
4. A ferry (12)
3. More restaurants (16)
2. Visual improvements, keeping the area
attractive (17)
1. Waterfront redevelopment (27)
Q21. 30%
of respondents feel waterfront
redevelopment is an important feature for Keyport.
11%
13%
11%
17%
30%
18%
WATERFRONT
VISUAL
RESTAURANTS
FERRY
VARIETY
PARKING
The focus of the SmartGrowth project appears to align
with the wishes of Keyport business.
Remarks from Q21 (most important features)
•
•
•
•
•
•
•
We need an attraction, like an amphitheatre
Prohibit employees from parking on Front Street
Trash receptacles
Parking away from the waterfront
Better sight lines at intersections
Stores stay open Friday nights…at least!
The ferry is an important catalyst, but waterfront
redevelopment is more important.
Q21. The three least important features
that Keyport needs….
•
•
•
•
•
•
•
Improved access from highways (16)
More housing or apartments (14)
Public restrooms (10)
More chains or franchise (9)
Outlets (7)
Easier to get around by foot (7)
Better, easier traffic circulation (6)
Question 23
• Do you think that,
through a ferry service
to Keyport, your
business would
improve?
25
20
15
10
5
79% answered yes.
0
YES
NO
Q24. Assessing the Keyport business area
• Business owners were asked to rank
Keyport as excellent, good, fair or poor in
twenty characteristics.
Their perspectives follow.
Q24.
EXCELLENT
convenience to home
highway roadway access
walkability
friendliness of townspeople
friendliness of retailers
safety, perception of safety
events promotion and marketing
attractiveness of storefronts
convenience to public transportation
convenience of retail hours
availability of convenient parking
TOP TEN BY NUMBER RANK
Q24.
GOOD
friendliness of retailers
openness to diverse communities
walkability
safety, perception of safety
highway and roadway access
friendliness of townspeople
events promotion and marketing
convenience to home
convenience to public trans
quality of stores and services
quality of restaurants, entertainment
places to sit and socialize
TOP TEN BY NUMBER RANK
Q24.
A few more good responses…
each also received minimum of ten good “votes”
convenience of retail hours
convenience of retail hours (13)
walkability
convenience of retail hours
maintenance of sidewalks, curbs, streets (10)
events promotion and marketing
convenience of retail hours
cleanliness (10)
convenience to public trans
convenience of retail hours
quality
of stores
services
attractiveness
of and
storefronts
(10)
quality of restaurants, entertainment
Q24.
FAIR
number and variety of restaurants
quality of stores and services
attractiveness of storefronts
convenience of retail hours
places to sit and socialize
convenience to public transportation
quality of restaurants, entertainment
events promotion, marketing
maintenance of sidewalks, curbs and streets
walkability
utilization of the waterfront
TOP TEN BY NUMBER RANK
Q24.
POOR
number and variety of restaurants
utilization of the waterfront
quality of restaurants, entertainment
convenience of retail hours
places to sit, socialize
attractiveness of storefronts
maintenance of sidewalks, curbs and streets
cleanliness
quality of stores and services
friendliness of townspeople
highway and roadway access
convenience of public transportation
TOP TEN BY NUMBER RANK
So, what are the business people
telling us in Q24?
• We have a wonderful asset --- convenient to home,
walkabable, friendly, attractive and safe.
• We have challenges and opportunities to optimize
the asset: increase number, variety and quality of
restaurants and entertainment; utilize the
waterfront; focus on convenience of retail hours,
places to sit and socialize (public spaces), etc.
They get it. And they told us.
Question 26
• Which of these statements most closely
resembles your opinion about future
planning for the Keyport business district?
First – the top responses (they could choose two).
We also asked for remarks. They follow.
Q26.
Top five responses
8%
17%
17%
25%
28%
restaurants
waterfront
heritage
new biz
small town
1. Redevelopment of the waterfront with business in mind must be a
priority; the rest will follow. (18)
2. Restaurants with waterfront dining are very important (16)
3. Attracting new businesses is critical.(11)
4. Keyport should emphasize the heritage of the Bayshore (fishing,
boating and water recreation. (11)
5. We must retain and work with the unique “small town feeling” of
Keyport -- no one else has it.(8)
Q26.
remarks
• Large retail businesses are needed.
• Bring in newer life – businesses – into Keyport,
not just one kind, but a variety.
• We must develop a niche business – something
Keyport is known for – yet retain a diversity of
retail, professional, restaurant businesses.
• West Front Street should be swept more often,
people throw their lottery tickets all over.
Q26.
remarks
• Redevelopment of the waterfront, a ferry service,
planned marketing and events are a must.
• Everyone should focus on their own business and its
uniqueness; to strive to get ahead.
• The ferry will not bring business. It doesn’t in
Belford nor the highlands. It may be good for the
towns’ pockets via fees, though.
• The waterfront and Main Street have been focus for
years – market and utilize these better.
Q26.
remarks
• Redevelopment with common sense for our sensitive
eco-environment and don’t overdo. We cannot win
against Mother Nature.
• There are too many of the same types of businesses.
Some feel irrelevant – ex, copy services. Who wants
to spend a day browsing ‘copy services?’
• Add to heritage. Performing arts. Concert hall.
Income and employment. People come and go home
– one time opera house and legit theatre.
Q26.
remarks
• It’s the water. Don’t under any circumstances
compromise that view. People come here just to
see the water. If you obscure that view, you’ll kill
this town.
• We find most visitors to Keyport love the quaint
small town feel – Keyport needs to provide
business, services, leisure activities to keep
visitors coming back.
•
•
•
•
Q26. Remarks from Citizens Committee
The Keyport downtown business district might profit better
by focusing on supporting waterfront recreation and
residents. If you don’t serve Keyport’s residents, you don’t
serve any towns’ residents!
I think we have come a long way in a short time. We can use
more shops and restaurants. Evening hours would be nice
and bring in shoppers.
All businesses should try being open Friday night for one
month during summer. Then evaluate results. Years ago, they
were open Friday nights.
A vision and plan will facilitate the systematic process
Keyport needs to implement new investment strategies that
complement our traditions and heritage.
Question 27
• If there were a new parking facility to serve
the downtown, where should it be located?
Three options were offered, as well as
the choices of “other,” and “no opinion,
or difficult to choose from above.”
We also asked for remarks. They follow.
Q27. Most chose the Broad/Main garage plan,
“don’t know” was second
23%
28%
36%
13%
WF amphitheatre
Diagonal
Broad/Main
Don't know
1. Low profile parking garage in the municipal lot between
Broad and Main. (14)
2. Don’t know [no opinion, or difficult to choose from] (16)
3. By the waterfront, beneath an amphitheatre (9)
4. Diagonal parking on West Front Street (5)
Q27.
Parking facility remarks
If there were a new facility to serve the downtown, where should it be
located?
–
–
–
–
–
–
–
Let people know where existing parking is!
Don’t mess up waterfront with parking
Diagonal one side, straight the other
Can’t intrude on waterfront
We need a plan to determine which options are best.
Aesthetically, geographically – Broad and Main is the best choice
Hidden from view, not on the water, with a promenade down to
the bay, past the second floor rear level waterfront restaurants!
Question 28
• In your opinion, what types of stores and other
businesses (existing and new) do you think would
do well in Keyport?
–
–
–
–
–
–
–
–
–
Fine restaurants
Bookstore, toy store, sports store
High end clothing shops
Nice wine store
Small unique boutiques and cafes
Something besides second hand shops
Waterfront dining restaurants
An excellent tailor
Bed and breakfast
There were
no
shortage of
ideas
Q28.
•
•
•
•
•
•
•
•
•
continued
Fine restaurants
Kids store
Stores like Smithville, New Hope
Mom & Pop stores, not franchises…they degrade,
make Keyport seem like a strip mall
Mini supermarket, small butcher shop
More professional offices – doctor, lawyer, mortgage
Antiques, restaurants, wine shops, tapas bar
Old Navy, Trader Joe’s – NICE “anchor” stores
Water shows, water sports, water related business
Q28.
•
•
•
•
•
•
•
•
continued
Independent record store
Quaint, waterfront restaurants
Gourmet market, swanky restaurants
Women’s clothing, day spa
Entertainment venues geared toward families
Clothing chains – to target younger generation
Boating, sailing, family activities
Family billiards, theater, batting cages, bowling, golf,
mini golf, waterfront activities for families, youngsters
Q28.
•
•
•
•
•
•
•
•
•
•
continued
Gourmet market, trendy shops
Niche businesses that malls don’t have
Housewares or kitchen shops
99c store, dollar store
Specialty shops catering to high end clientele
Men’s clothing shop
Ethnic restaurants, coffee shop
Good quality retailers
A nice accessory/gift shop
Dry cleaners
Q29.
Do you think that Keyport has gotten better, worse, or
stayed the same for business during the past five years?
20
18
16
14
12
10
8
6
4
2
0
BETTER
WORSE
MUCH THE
SAME
100% of CC said
BETTER (not included)
Question 31
• What could be done to improve the climate
for business here in Keyport?
Lots of interesting, thoughtful responses. We
eliminated most repeaters (even more waterfront,
waterfront, waterfront than are presented here…)
Q31. to improve business climate in Keyport…
•
•
•
•
•
•
•
•
Work together to volunteer to make Keyport better.
The Business Alliance already does a great job.
Eliminate costs of operating KBA.
Attract new business types
Waterfront development
More parking
Bus people from Rte 35. Reroute 35 through W Front.
Separate zoning, planning boards. Update master plan.
Q31. to improve business climate in Keyport…
• Usage of waterfront
• Have more arts and entertainment.
• Less rentals, more homes converted to single or double
family homes.
• More walking traffic.
• Promotions, appearance, customer service
• We need new investment from enthusiastic people – a
lot of business owners here seem tired.
• Improved investment in storefronts, like Red Bank
Q31. to improve business climate in Keyport…
• Need to provide necessity and everyday stores
• Create things to do on weekends, improve the
storefronts, attract locals to come
• More thought to customer convenience (shops are open
while people work, closed when they could shop)
• Demolish the front 10’ of every building so sidewalks
can be wider, bordered by green space.
Q31. to improve business climate in Keyport…
• Get customers to come down to the area and see what’s
here
• Develop the waterfront
• Treat customers fairly and they will come
• More children oriented
• Parking
• Get or open up businesses which attract people
Q31. to improve business climate in Keyport…
•
•
•
•
Implement our Smart Growth initiative
Cleanliness
Bars, restaurants
Attract families and younger generation to Keyport for
shopping, leisure and playtime
• KBA needs to return to smaller role, reduce taxes
• Recreational, shopping, movies, theatre
• Clean up the waterfront and downtown. Everything
else will follow.
Question 30
• If you could change one thing about
Keyport’s zoning and land use regulations
related to your business what would it be?
Responses were relatively light, but specific.
Q30. Zoning…land use…related to your business…
• No more houses or condos! The town is a mile by a mile
and getting cramped.
• Have more light industrial zoned land
• Get rid of the BID for businesses not on Front Street.
• Put back angle parking that was there for 60 years on the
end of Broadway before traffic lights were put in.
• Less licensing fees from building department
• Separate zoning, planning boards
• Fewer apartments
Q30. Zoning…land use…related to your business…
• Enforce the present regulations
• Fewer rentals.
• Houses that have 3 – 6 apartments are businesses, not
homes. They should pay taxes accordingly.
• Merchants that are landlocked should have passes to park
for a period of time without getting a ticket.
• Change parking to three hours.
• Get rid of all the small lots and homes in disrepair. Looks
like a slum. I love Keyport – but it needs a facelift!
Q30. Zoning…land use…related to your business…
• Bring in other businesses (for second floors), and
better/more attractive businesses for ground floors.
• Parking regulations
• Increase minimum setbacks
• Placement of garbage, trash time followed
• Sensitivity to historic preservation and the costs
involved in restoring or renovating old buildings
• Complete overhaul needed…it functions like 1950,
ineffective in today’s business climate.
We wrapped with an open question
• If you have any additional comments to
share, please include them here.
Respondents provided
thoughtful, constructive
insights
• Keyport needs newer businesses, more activities
and water sports to bring in more people.
• Love Keyport – but it needs a facelift!
• Get retailers’ vehicles off Front Street.
• Bathrooms. Visitors center with concessions.
• Too many signs on the street and store windows
• I feel very strongly about having visible speed
limit signs on Front Street, and more speeding
tickets given out by the police for speeding
through town. No riding bikes on sidewalks!
• We need a large pier, and a convention center (use Chicago
model)
• I think the town is progressing, but perhaps needs to be
updated to the times, eg, ferry and a common goal/look.
• There should be some enhancement on maintaining
property, both commercial and residential. Some areas of
town need to be cleaned up. Zoning laws should be
enforced.
• The Sunday flea market in the parking lot on W Front
Street is an eyesore. Nowhere to park! Most of the items
are garbage. Not worth it.
• Talk to surrounding towns to clean up messy and
abandoned properties off Rte 35 Amboy Avenue exit.
• If a commuter ferry returns to Keyport, it should also be
utilized for pleasure excursions. It can also be good
advertising for the town and its businesses..electronic
signage, poster frames, etc..
• Redevelopment, ferry service, realign American Legion
Drive, and follow our planner’s template.
• I see no improvement…a store closes, a store opens, we’re
not getting ahead.
• Since my landlord has raised my rent to accommodate tax
hike, show me where dollars are going since beginning.
• Perhaps special discounts for volunteers would generate
business
• I feel we have a very long way and are on the fast
track to being where we want to be, without
outgrowing the area.
• Town ordinances, zoning, and direction should be
and will be controlled by the residents, not the
businesses.
• Keyport has the greatest potential of any town on
the Bayshore!
Home stretch
• The businesses surveyed, and the control
group, seem to agree on several things.
• Waterfront redevelopment is critical.
• Re-routing American Legion Drive is a good
idea
• Business in town is stable or improving
• Restaurants are seen as a critical new business
need
• "high end" businesses are desirable
• Family activities are encouraged
• The unique nature of Keyport should be
retained
• The waterfront is a great asset
• The parking approach at Broad/Main is
One final thought.
• Businesses cared enough to respond
thoughtfully.
• We owe them a thoughtful plan.