Here at The Sun, we want to keep you informed about the local election coming up on Nov. 5.
We asked the candidates two questions for this weeks’s Meet the Candidates series, 1.) How do you ensure the township’s continued growth through either redevelopment or other improvements? and 2.) Imagine you are elected to council and four years have gone by. How does the town look to you now?
Below are their answers.
Jeff Beenstock:
How do you ensure the township’s continued growth through either redevelopment or other improvements?
The attraction to Medford of new commercial rateables is critical to reduce the tax burden on residential property owners. Medford’s governing body can accomplish this by making sure Medford is business friendly and using the Redevelopment Law to offer financial incentives to new and existing businesses.
In the past, Medford has had a reputation of being a difficult municipality from which to obtain approvals for commercial development. During the two years I have been on council, we have been trying to change this reputation through ordinances we have adopted and by spreading the word that Medford is business friendly. New businesses have begun to come to our town. More will arrive as the businesses that are here now succeed. The governing body must continue to support these efforts.
The Redevelopment Law is a significant part of my practice as a real estate lawyer. It provides towns with important tools to attract commercial development. The most important is the ability for the municipality to give tax incentives to new construction in redevelopment areas. The current council recently implemented this program. There are several existing redevelopment areas in Medford, including the Main Street area. It is our hope that these tax incentives will be another motivation for businesses to come to Medford.
Imagine you are elected to council and four years have gone by. How does the town look to you now?
If I am re-elected to council, I would like to see Medford’s government continue on the current path towards financial stability. The key to doing so is limiting our expenses by living within our means. Police, fire, EMS, snow removal, real estate planning, and, as a result of the referendum, trash disposal and other public works services are core services that a municipality should provide to its residents. There is a direct correlation, though, between the costs of these services and the tax rate. Medford can provide these services in a manner that fits within our budget. We’ve done this for the last two years. If we continue to do it, we will have more breathing room in our budget as our debt service payments decline substantially over the next few years.
Once the budget is under control, the next step is to invest in our infrastructure and facilities. Because of the town’s financial condition, we have not been able to afford to do so over the past few years. Our computer technology, public buildings, vehicles, equipment and roads are all in need of upgrades and repairs. As we achieve financial stability, we will be able to turn our attention to these assets.
As we have seen over the last two years, members of our community have come together to help restore Medford. Examples of these public/private partnerships are arrangements the current council has made with the following organizations: MYAA for the maintenance of our recreation fields, YMCA for the provision of recreation programs previously operated by the township, Medford Celebrates for the annual July 4 fireworks, the Medford-Vincentown Rotary for the annual Halloween Parade, Freedom Barks, for the maintenance of the dog park, and Goodwill for the maintenance and care of our parks. These private and civic organizations are now raising funds and taking responsibilities for events and functions that Medford’s government traditionally funded in the past. The resources available and the willingness of our residents to volunteer their time to these causes are remarkable, and result in a great savings to our town. These organizations have established a model for the future by which government will be assisted by its residents.
Medford is a great place to live. I am confident that in four years time Medford will continue to be a strong, vibrant community.
Brett Maria Blyshak
How do you ensure the township’s continued growth through either redevelopment or other improvements?
Before Medford can embark on a path for sustained growth, our leadership must commit to a long-term planning process that includes all levels of government, private business, non-profit entities, and the community itself.
As I discussed in week one of the “Meet the Candidate” series, revitalization of all of Medford’s business districts, including but not limited to the Village, is at the top of my priority list.
Foremost, we need to draw more people to Medford by:
• Hosting more festivals and events;
• Making our parks, particularly Freedom Park, more inviting;
• Making public investments in streetscape improvements; and
• Fixing our roads.
We must also focus on attracting businesses to Medford, while making sure that the businesses we attract will neither strain our resources nor destroy established businesses. The types of businesses that we should try to attract include:
• “Destination” businesses, which will attract customers from outside of Medford because they offer products or services that are not widely available in nearby towns; and
• “Pop-up” stores, instead of traditional brick and mortar stores, that offer new businesses an opportunity to establish a customer base before committing to rent, purchase, or build a space.
We need to develop partnerships and relationships with governmental and private entities alike. A small investment of governmental money from Burlington County would be a vote of confidence that could be leveraged to attract private capital. We know, however, that government alone cannot make sensible economic development happen. Existing business and property owners must make private investments in restoring and maintaining business properties; and owners must make commercial leases more affordable with innovative terms and/or lower rents.
Township Council are not just legislators but leaders, talking businesses and property owners into doing what needs to be done for the benefit of the entire town. The current Council has no vision or plan for stimulating Medford’s economic growth.
Imagine you are elected to council and four years have gone by. How does the town look to you now?
Medford not only has a different look in 2017, but a different feel as well. Council adopted a slogan for Medford, which has brought positive publicity to our town. The grant we received for streetscape improvements has resulted in a cohesive and inviting look for Medford Village and up-town shopping areas.
The Planning Committee’s long-range plan, known as “Medford 2025” was endorsed by business groups, advocates, and county officials. In late 2014, the plan was adopted unanimously by the bipartisan Medford Township Council. The impacts so far include the following:
1. Two festivals a month-one featuring a non-profit organization fundraiser such as Alex’s Lemonade Stand;
2. Two new destination businesses are locating to Medford (one eatery and one with a specialized product);
3. Several “pop-up” stores are open;
4. There are very few vacant storefronts on Main St. and Stokes Road or in Sharp’s Run, Taunton Forge, and the fully rebuilt Ironstone Village.
5. Most retail businesses are open until 8PM every Thursday night.
By the way, the new Pinelands Branch of the Library has broken ground. We were able to retain the branch and, through a partnership with the county, we secured county financial support for its design and construction. The new library is easily accessible, has adequate parking and includes a children’s area, state of the art computer system and a reading area for adults.
And just yesterday, Medford was asked to join the Delaware Valley Regional Planning Commission’s (DVRP) marketing program entitled “Classic Towns of Greater Philadelphia.” There is more to be done, but Medford is back on the path on being a vibrant community once again.
Becca Gutwirth
How do you ensure the township’s continued growth through either redevelopment or other improvements?
This question should be about both growth and revitalization. One of the keys to keeping veteran businesses lies in attracting new businesses. The current council’s tax abatement program is a step in the right direction, but it covers too limited an area. There are several ways to approach filling the empty storefronts and they need to be undertaken simultaneously.
First, we need to sit down with the property owners. I have heard from several local businesses owners that they simply can’t afford the rising rents. The question becomes, since there is no one waiting to take over the leases, would owners do better to accept lower rents, or no rents? Building owners could consider lower rents or sliding scales based on profits, or mixed agreements where they accepted a reduced rent in addition to a percentage of the profits. Additionally, property owners should be encouraged to rehabilitate aging buildings, to make them more desirable to business owners and shoppers alike.
Second, we need to make storefronts look more desirable and useable. Some towns have gone to windowscaping empty storefronts to make the spaces look more viable, but also to draw people to each shopping district. Local non-profits and schools decorate storefronts as a way to advertise their programs. This draws foot traffic, ultimately exposing potential customers to open businesses. This program could even include direct sales consultants, who may be willing to fill a window for a small fee, as a method of advertising.
Last, we should encourage pop-up businesses in empty storefronts. Landlords could offer short term leases to direct sales consultants, holiday shops, and more. In this way, they earn some rent and show that their storefront offers a viable space. Some of the pop-up businesses who have taken over storefronts in other towns have even developed into permanent businesses. The option of a short term lease, however, gives them the chance to test the waters before sinking too many resources into a new venture.
Clearly, one of the main ways to revitalize our town is through partnerships. The council, the residents, and the property owners need to work together to make both storefronts and the streets themselves attractive, viable options, and the residents need to commit to shopping local as often as possible.
Imagine you are elected to council and four years have gone by. How does the town look to you now?
Looking forward, I see streets that no longer have extensive patchwork repairs but have been repaved. Brush and leaf piles are picked up promptly. Our park grass is mowed, trash is picked up, bathrooms are open, and kids are playing town sponsored sports. The viewing stands and playgrounds are in good repair and our residents linger in the parks.
In Medford Village, restaurants flourish and people shop in other stores while waiting for tables. Destination businesses draw customers and owners feel rents are appropriate.
On Stokes Rd, storefronts have been remodeled to give each strip mall a consistent feeling. Sidewalks and crosswalks have been improved and residents walk between stores, finding all they need locally.
New businesses have moved into empty storefronts as owners to view Medford as a destination.
While we have not built any new shopping centers or storefronts, existing spaces have been filled to near capacity. Those still empty have displays showcasing local non-profits.
Residents remain here, rather than selling when their children graduate. They shop local and invite friends to town for dinner. They tout the safety of our neighborhoods and the excellence of our schools.
This is a look not only into the future of Medford, but also takes a page from the past, when this was exactly what Medford had to offer.
James “Randy” Pace
How do you ensure the township’s continued growth through either redevelopment or other improvements?
Medford Township’s future growth is limited by a number of factors. With current regulations and pinelands restrictions, capacity of the sewer plant among a few. Today the most likely areas to grow are located north of Route 70 and to the east and west. We have made some adjustments to local regulations but the process takes time. We continue to review best practices, short and long-term goals.
The Township Master Plan is the guiding document and is managed by the Township planning board. This document is reviewed periodically by law and must adhere to very specific guidelines in making changes. There have been a number of areas within the township that have already been designated redevelopment or rehabilitation areas. The most recent was a large portion of the Village. The area is zoned mixed use (residential and commercial) and choosing the designation of rehabilitation vice redevelopment prevents the taking of property by eminent domain. Under the rehabilitation statute we are still able to offer property owners tax incentives for improvements made to properties that will encourage new business growth and improve the overall look of this vital business district.
Imagine you are elected to council and four years have gone by. How does the town look to you now?
Medford Township will maintain its small town character and charm. Civic organizations will continue to thrive and provide residents with the amenities they have come to know and love. I do not see a great deal of change to the overall look of the township as much as I see a renewed sense of civic pride in being the number one community in South Jersey.
Our financial condition will have improved greatly with a significant portion of the debt service being retired and those capital funds being made available to offset future tax increases. Continued focus on a long term plan for infrastructure maintenance and improvement will give current and future residents and business owner’s stability and allow planning for their financial needs.
Chuck Watson
How do you ensure the township’s continued growth through either redevelopment or other improvements?
Growth is important but smart growth is what will allow us to increase ratables that actually help our budget. Commercial growth is what we need to focus on. Taxes paid by commercial buildings increase our tax revenue without the costs associated with residential development. For example there are no schools needed for kids and minimal public works requirements for commercial development.
We need to encourage commercial business to come into Medford’s existing buildings, renovating the buildings they are in, and look at new businesses building here. There are several things we have done, or are working on, to encourage new businesses as well as help existing businesses.
1. We have passed a new business friendly sign ordinance. Businesses will no longer be burdened with unreasonable restrictions on size, color, and location of signs. At the same time we kept enough restrictions in place that the character of our town will not be negatively impacted.
2. Our Main St. area has been designated a rehabilitation area. This allowed us to make tax incentives available to businesses as well as residents in the area. Owners can receive tax deferrals or even tax abatements for work done to expand or update buildings in the district. This will bring in new businesses and encourage growth in existing businesses.
3. We charged the Planning Board with reviewing development restrictions on the Route 70 corridor. Mayor Czekay and I sit on the subcommittee reviewing those restrictions. Several years ago, ordinances were enacted that had severe limitations on building sizes. While this includes “big box stores” it also limits other development that would need a larger building. We need to look carefully at the restrictions and make suggestions to the full council that will encourage proper commercial growth.
Imagine you are elected to council and four years have gone by. How does the town look to you now?
In the almost two years that I have served with the current council we have made great strides in restoring Medford in many ways. Financially we are heading in a great direction as our audit this year declared. Deficits are becoming a thing of the past and surplus is the new word we hear at budget meetings. Our local government has worked to right size itself and continues to provide the core responsibilities we have while negotiating to make sure other services are still available. We have done this through outsourcing and shared services. Sanitation was outsourced with a projected savings of 1.5 million dollars over 5 years. Recreation has become a perfect example of shared services working well. The YMCA, the MYAA, and other groups now run those services for us at little cost to the township. We provide fields and buildings, they maintain them, and the taxpayers benefit.
Four years from now I envision even better times for Medford. Our debt payments will be greatly reduced easing the tax burden on us all. By budgeting with a surplus instead of a deficit we will have funds available to maintain our infrastructure faster and better and allow us to address public safety personal and equipment needed for our long-term safety needs. Our means of communicating to the residents will be improved with a new website and other communication upgrades that we are planning. Volunteerism will grow as we restore the community pride that we all should have. I believe that Medford is the best town in New Jersey and will do my best to make sure that everyone that lives here feels the same way.
George Youngkin
How do you ensure the township’s continued growth through either redevelopment or other improvements?
Our township must look at ways to improve what is already established, and look at a long-term plan for growth. Make sure it makes sense for Medford. We must be diligent in our efforts to explore all options, including some that we haven’t looked at yet, such as Sustainable Jersey for grants that promote eco structure, connectivity to all of the shopping districts, and maintenance of our open space and infrastructure. Those are the things reputable businesses look for to open. We need to make consumers want to stay here.
We also need to look for state, and county assistance, and investor interest. A cohesive relationship between local, county, and state governments would help a lot. They have our tax dollars that are earmarked for improvements that we need. We just have to apply for them. You don’t have to like the system to make it work for you. A tax abatement program doesn’t do enough to spur growth. We must actively market our township and offer real incentives, and the way to do that is to create a long-term plan and execute it. During the summer months, many residents pass through our township without ever stopping. We need to offer attractive family restaurants, promote our festivals, and share our rich historic traditions, which will lead to retail interest.
Imagine you are elected to Council and four years have gone by. How does the town look to you now?
In four years, Medford will be the most desirable place to live in Burlington County. Taxes will have stabilized, because of things like shared services, long term plans, and a strong infrastructure, all resulting in increasing property values and ratables. We will have restored the services and programs people moved here to enjoy. And we will be in the newspaper for things like grand openings, community projects, and festivals, instead of increased crime rates and political shenanigans.
Our parks and open spaces will have walking trails, bike paths, bathrooms, and natural landscapes for people to enjoy. Our sidewalks will lead somewhere. We will thoughtfully and carefully balance the wants and needs of all residents, maintain an efficient government, and that will keep taxes down. These measures will improve the quality for all residents to be proud of.
