Westside Market Still Facing Zoning Hurdles

The Red Bank Zoning Board is having trouble wrapping its head around one concept when it comes to approving variances that would allow entrepreneur Juan Torres to open his new business venture in the west side of town: How can you have a grocery store without any parking?

Torres, the owner of Juanito’s Restaurant as well as several other Red Bank businesses, wants to convert a vacant furniture store on Shrewsbury Avenue into a supersized bodega featuring fresh meat and produce, as well as dry goods and prepared foods. The market has 17 available parking spaces, though a store the size of the one Torres is proposing would require as many as 30 more, borough engineer Christine Ballard said.

Torres said the market would serve what has always been an underserved neighborhood, comprised largely of residents who would walk to the store. He also said none of the store’s employees would drive to work and that deliveries would be made in small trucks that wouldn’t block the street or sidewalk.

While it was thought that the matter would finally reach a decision at Thursday’s zoning board meeting, a vote was delayed for a second time to give Torres and his representatives more of an opportunity to look at parking possibilities and considerations.

Though a final decision is at least two weeks away, the public has already made its case for and against the new market.

Local Attorney Kevin Asadi, representing the owners of one of eight small bodegas already located in the neighborhood, questioned the need for a larger market through witnesses, including a licensed planner who said Torres’ plan does not fit in with what the borough claims it’s looking for.

According to Red Bank’s master plan, the area is best suited for “mom and pop” operations like those already located there, Paul Grygiel said. He also said increased traffic would be generated by the market, despite claims to the contrary.

“Red Bank has, for years, recognized small scale use for this area,” he said. “There are some very big questions the board should ask before proceeding.”

The empty store Torres purchased has more than 5,000 square feet of available space. Though not all of it would be used for the new market, it would exceed the 2,000 square foot market cap determined by zoning laws. With all eight other small markets operating out of spaces with less than 2,000 square feet the potential disadvantage is clear.

Laura Camargo’s family owns a bodega just a couple of blocks from Torres’ proposed market. If Torres’ market opens it would be like competing with a Super Foodtown right next door, she said.

Not every business owner is opposed to the market, however. Mark Cutinello said he welcomes new development in the area, even if it means competition. Right now, he said, the empty furniture store and other vacant buildings in the area attract vagrants and make the west side of town an unappealing place for shoppers. With a market from Torres, who has found success with other business ventures, on Shrewsbury Avenue, it might attract more shoppers.

“I’m not afraid of any competition,” he said. “It benefits all of us.”