.

Opponent to ShopRite Plan Cites Concern with Traffic Analysis

Attorneys in support of the project argue Troutman report should stand.

Attorneys from both sides of Wyckoff's ShopRite debate traded blows over what impact the 62,042-square-foot shopping center would have on area drivers and residents.

Representatives for continued their case Wednesday night, calling John Pavlovich, a Morristown-based traffic expert with Jacobs Engineering to testify before the Wyckoff Planning Board. He argued that several factors Inserra did not consider in the plan before the board could result in unforseen traffic and pedestrian problems.

"[I have a few] disagreements with items that I find questionable in the analysis contained in the ," Pavlovich said.

His issues with that traffic analysis report include Troutman's decision to analyze traffic conditions given standard rates rather than analyzing traffic data compiled at existing New Jersey ShopRite locations.   

Pavlovich said because of new technologies, such as supermarkets that allow shoppers to order and purchase their goods online and pick them up at the store, some of the pre-existing traffic rates contained in the Institute of Traffic Engineers Handbook would be inferior to actual traffic counts —which were not done in the Troutman report.   

Under questioning by Stop & Shop Attorney Gail Price, Pavlovich also said that the traffic counts provided by the applicant did not reflect traffic during Sunday peak hours and while the is in summer session.

Furthermore, he said the board would likely want to see additional information since neither YMCA summer traffic nor events at nearby  were considered by previous reports.

Pavlovich also said that long rows of uninterrupted parking in the proposed ShopRite parking lot would create congestion among shoppers looking for the best parking spaces near the lot's Greenwood Avenue entrance, which is also near the entrance to the store. 

Attorney John Lamb, who represents the owner of the ShopRite lot, attempted to limit the scope of the traffic impact for which the Troutman report — and thus Inserra —  should be responsible.  

"Isn't it fair to say that ... there's a limit to the number of intersections or driveways that [a traffic consultant] looks at?" Lamb asked Pavlovich.

"Absolutely," Pavlovich responded.

"In most traffic analyses boards throughout the state allow applicants to just take counts on one particular day as a standard practice, but if you have a certain condition that warrants additional counts... then the board is entitled to expect that kind of additional information from the applicant," Pavlovich said. 

Attorneys for Stop & Shop also called architecture expert John Capazzi, with Cliffside Park-based RSC Architects, to testify. 

Capazzi presented two diagrams — one comparing the sizes of the existing structure on site with the proposed structure to be built same property off Greenwood and Wyckoff avenues, and another highlighting two small structures attached to the building. 

Capazzi said these additions were not included in the square-footage of the plan Inserra presented to the planning board.  

But Delia said that the two areas Capazzi indicated were designed to be open air break rooms for employees at the proposed ShopRite, and it was not necessary to include them in the square-footage.

Price said she had one more witness to call in front of the board, before concluding her arguments.

The next meeting for the planning board is scheduled for December 14 at 7:30 p.m.

I Want Lower Food Prices December 02, 2011 at 01:32 PM
NO WAY traffic will be the same--- as All shoppers that shop at Stop n Shop will be shopping now at Shop-Rite---for much lower prices!!!!!!!!!!!!!!!!!!!!!!
John Margroff December 02, 2011 at 02:43 PM
It is known that Shoprite stores draw customers from a mucher larger radius than other supermarkets. the proposed Shoprinte will draw form Oakland, Franklin Lakes, North Haledon, Hawthorne, Ridgewood, Waldwick, Hohokus, Allendale and Mahwah. It will also take customers from the Claire Shoprite in Oakland and other Inserra Shoprites in Ramsey and Fairlawn in addition areas in a 8 mile radius. It will not only be a Wyckoff supermarket, but a Northwest Bergen supermarket. Is Wyckoff prepared for the additional costs of town services, such as police, health inspectors and facility inspectors, that the increased traffic the new supermarket will bring to Wyckoff. Does the additonal tax assessemnts and revenue offset the costs of extra town services? In order to try and preserve the current suburban nature in Wyckoff, possibly a restriction should be placed on all new building construction.
EDGAR KLUGE December 02, 2011 at 04:03 PM
IT IS QUESTIONABLE WHETHER OR NOT THERE WILL BE MORE TRAFFIC WHEN SHOPRITE IS BUILT, BECAUSE AS SHOPRITE DRAWS MORE AND MORE CUSTOMERS INTO ITS SUPERMARKET, STOP AND SHOP WILL SEE LESS AND LESS TRAFFIC FOR ITS MARKET WHICH IS ANYWAY WAY TOO LARGE AS IT IS NOW. --- THIS SEEMS TO BE THE MAJOR ISSUE IN THIS CONFLICT ! ONCE SHOPRITE IS HERE ALL SHOPPERS WILL BENEFIT BY MORE COMPETITIVE PRICES.
WhyWyckoff December 02, 2011 at 04:31 PM
We believe that John is correct. The testimony by both ShopRite's and Stop & Shop's traffic experts have shown that the store will draw from a very large area. Also the layout of the store's parking lots and entrance/exits create traffic problems regardless of how many shoppers are in the store. Edgar- the ShopRite design is larger than Stop & Shop's and, based on floor plans observed at Planning Board meetings, very similar in layout to Stop & Shop. Please visit www.whywyckoff.com for more information.
I Want Lower Food Prices December 02, 2011 at 06:33 PM
What is the "real reason" Stop n Shop doesn,t want " a "Shop-Rite" ? Oh let me guess! MUCH LOWER PRICES!!!!!!!!!!!!!----[ Not all the "dumb" excuses they,re always coming up with !} Did you ever compare the prices of Stop n shop of Wyckoff with other supermarkets in surrounding towns ? A BIG DIFFERENCE ! Wake up PEOPLE ---In this economy EVERY PENNY COUNTS!!!!!!!!!! I,m sure EVERYBODY agrees !!----
I Want Lower Food Prices December 02, 2011 at 06:41 PM
SHOPRITE please start sending out your weekly circulars to the residents of Wyckoff Let Them see for themselves HOW MUCH STOP&SHOP is OVER CHARGING THEM.!!!!
Truthsayer December 02, 2011 at 09:18 PM
It's sad when people's common sense goes right out the window...all this wasted time and money bickering about a location becoming a supermarket that WAS an A&P Supermarket and Walgreens for many years before it now stands vacant. C'mon Stop & Shop...you remember don't you? You were a Grand Union at the time but still. This is rediculous. The planning board needs to put this to bed already. It's embarassing. The town should be more concerned with losing all of its local small business. R.I.P: Wyckoff Bakery, Brownstone Inn, The small town feel of Boulder Run (I'm talking about back in the Ben Franklin days), Frank's barbershop, even the Krauser's Convenience Store and dry clearners that used to be next to the Ivy Shop...oh yea and the original Ivy Shop. I'm sure the list goes on.
I Want Lower Food Prices December 02, 2011 at 10:26 PM
Planning Board of Wyckoff -Alot of families young and old { elderly people on fixed incomes] are struggling right now,paying their bills ---with the high unemployment and the state of the economy ! And its really hard to put FOOD on the table.!!!!!!!!!! Shopping at Shop-Rite will make their dollar go further I,m sure you,ve seen the shoprite circulars SUCH LOW PRICES!!!!!!!!! I urge you to PUT THE "people" first When making your decision!
look December 02, 2011 at 10:35 PM
Living in town for 40 + years, there has historically been TWO supermarkets ( A & P and Grand Union) in the same approximate area that now contains the existing Stop and Shop and the planned Shop Rite. Outside of the fear of the Stop and Shop management over increased competition ( should be good for consumers!!!), what is all this fuss about. I get a kick regarding new ( post 1995) residents always saying they want to preserve the "character" of Wyckoff when they don't even know what that character was/is , rather what they think it should be. Grow up, let the project be finished and enjoy lower consumer prices.
Truthsayer December 02, 2011 at 10:49 PM
This is what I was trying to say as well...TWO supermarkets is apart of the "character" of Wyckoff. Its all the other landmarks that have shut their doors that I worry about. The supermarkets should be a non-issue, but hey Stop & Shop has plenty of money to blow on fighting this right? ha
John Margroff December 02, 2011 at 10:58 PM
As far as I am concerned anyone who has lived in Wyckoff less than 60 years is a new comer, I went to scholl in Wyckoff when there was only 2 schools, Washington and Cooledge and when on to high school at Ramsey High School. the town doesn;t need nor can it support 2 large supermarkets. We may pay less at Shoprite, but savings will be eaten with higher taxes to provide the extra men and services needed when and if the Shoprite. Price isn't everything, we don't want another city here all that goes with it.
look December 02, 2011 at 11:08 PM
John @5;58 PM, God bless you for 60 + years in Wyckoff. However, you are talking about Wyckoff when there was 5000 people living here .In 1970, population was about what is is today ( 16, 500). Therefore two supermarkets can both exist and hopefully bring back some other small niche type of stores in the downtown area.
Truthsayer December 02, 2011 at 11:11 PM
Agreed. While it's nice to hear about Wyckoff in the 50s, wasn't everything better in the 50s? :) Stop the nonesense Stop & Shop...make the supermarket back into a supermarket.
John Margroff December 03, 2011 at 05:21 AM
I keep hearing about fixed income or low income in Wyckoff, which is really a fable. Seniors in Wyckoff below a certain income level have their property taxes frozen, Veterans like myself get a tax credit on their property taxes. The high costs associated with new business development has already increased taxes in Wyckoff. The town only needs 50% of the stores it already has. There are no low income factions in Wyckoff or else they wouldn.t live here. Many stores in Boulder Run are empty. The large supermarkets have driven the small deli's in town out. The people that ran those delis were the low income people in town and they got pushed out by large supermarkets. Think about a Shoprite coming into town and picture how busy the town streets will be with out of towners coming to Wyckoff to shop, Think when the Police Chief asks for hiring more men to control traffic on the already over congested Franklin Ave, Wyckoff Ave and Godwin Aves. Think about the need to increase the size of the fire houses to give the space needed to house additional fire equipment to be ready to handle the possibilty of fire hazzards that could happen to large new buildings Think of how much your tax assessment will increase for these things. Think of busy streets when trying to pick up children from school. The streets will become very congested because Shoprite has the largest drawing radius of any supermarket in the nation.
I Want Lower Food Prices December 03, 2011 at 01:35 PM
Low Prices for everyone ! The only thing i got out of this article is mostly everybody who lives in Wyckoff CAN AFFORD THE " HIGH PRICES " that Stop n Shop charges its customers !!!!!!!!!!!!!!!!!!!!!!!!
susie December 03, 2011 at 10:52 PM
I live in wyckoff, a newcomer, i guess, at only 10 years now....i have always driven to shop rite....first rochelle park, behind the garden state plaza, and now I go to the new one, right off of rt 4. shop rites prices aren't only better, but the people that work there seem to actually have PRIDE in their work - the butcher is consistent, properly trimmed.......I dont understand why everyone thinks droves will be coming from far & wide, There are 2 existing shop rites right off highways, rt 4, gsp & 17...and the oakland store is just up the road, too....my only gripe there is I cannot stand the store layout. stop n shop feels corporate.....and with or without shoprite, they will not get my business.
WhyWyckoff December 05, 2011 at 04:19 PM
I do not think it is unreasonable to ask ShopRite to scale their store appropriately to fit in an already crowded downtown. It is true that Wyckoff was once a two supermarket town. But those stores combined equaled the size of this ShopRite design and it is only 35 feet from another similarly sized supermarket! ShopRite can still build a much smaller store and maintain their lower prices. This design is not a fit for Wyckoff and even with its lower prices, is more of a headache than it is worth.
John Margroff December 09, 2011 at 03:37 PM
Susie, just think about how far you travel to shop at the Glass Shoprite stores, about 10 miles, then think how far shoppers will travel to shop at a new large, modern, state of the art store, in Wyckoff. Your travelling to the Glass Shoprite store in Rochelle Park, is an indication of the increase in traffic that will come to Wyckoff. Try travelling west on Franklin Ave between 3PM and 6 PM each weekday and you will see how the other streets in Wyckoff will be after the opening of the new Inserra Shoprite. I have known the Inserra family for many years, which goes back to their original Shoprite, on Ridge Road, in Lyndhurst, NJ. They are a great family and if they were in Wyckoff first, before the Stop & Shop, my traffic concerns and increase in town costs would be the same, if Stop & Shop was endeavoring to build a new store.
John Margroff December 09, 2011 at 03:56 PM
In today's competitive and economic environment, it is almost impossible to scale back on supermarket size. The need for more and enlarged high profit impulsive sales departments is needed to offset the GP of the everyday items which is a lower GP. Increased labor, transportation costs and service demands of shoppers induces companies to build larger and multi department stores, therefore in Wyckoff it becomes a yes or no to a new Shoprite. Building a smaller store is almost suicide to owers establishing a new supermarket.

Boards

More »
Got a question? Something on your mind? Talk to your community, directly.
Note Article
Just a short thought to get the word out quickly about anything in your neighborhood.
Share something with your neighbors.What's on your mind?What's on your mind?Make an announcement, speak your mind, or sell somethingPost something