Best Independent Blog? Yes, please

The New Jersey chapter of the Society of Professional Journalists awarded Rahway Rising the winner of the Independent (non-media affiliated) Blog category in the 2011 Excellence in Journalism Awards. It's unclear how many entries there were in the category but judges did not award second- or third-place winners.

My submission included a blog post from December, "More than 100 properties win tax appeals," featuring this Google Map of all the tax appeals, which is now closing in on 4,000 page views.

The judges' comments: "Rahway Rising's use of web tools such as Google maps, and links to outside sources, show a good understanding of the Internet format, while the topic matter and research provide solid information for readers interested in learning more about redevelopment in Rahway."

Former Westbury site back on track?

The owner of several Main Street parcels that had been envisioned years ago as a retail/residential development with a parking deck is interested in adding a neighboring parcel as it restarts efforts on the site.

"Due to improving economic conditions and redesign of our development from condominiums to apartments, we would like to move ahead with this project," wrote Nils Berten, vice president of North American Operations for Slokker Real Estate Group, wrote in a March 30 letter to the Parking Authority, which owns the property directly behind their lots. The Westbury originally was planned as 140- to 150-unit condominium development along Main Street, across from The Savoy, with 17,000 square feet of ground-floor retail space and a 324-space parking deck.

"This project must be made economically viable and will not include a massive parking structure as discussed in the past," Bertens wrote. "The addition of this land to our property would enhance our development, increase economic viability, and in our opinion, be an improvement for the city as well."

Through its partnership with Dornoch Rahway II, LP, Slokker Real Estate Group owns Block 318, Lots 1-10, and according to property records, paid more than $6.2 million for the parcels in all (here's a Google spreadsheet of the acquisitions, including square footage of the since-razed buildings and their 2009 property tax bills).

Dornoch and Slokker are no longer partners and due to economic developments the project has been at a standstill until now, Bertens wrote. (As it's been described to me, Slokker was a principal in the partnership but was more involved on the investment side.) Since June 2010, Slokker has had a lease agreement with the Parking Authority for use of the property.

In a brief telephone interview this week, Bertens said they are looking at different options and it's too early to discuss specifics about density or size, other than to say he expects to pursue multifamily rental housing as that's the only "realistic option in today's market."

Asked whether a grocery store or market of some kind has been considered for the site, Bertens said that they haven't examined the feasibility.

Marketing agency to tout redevelopment

 The Redevelopment Agency awarded a professional services contract of $135,500 to The DavidHenry Agency for advertising and marketing consulting services that will include brochures, video, a website and app touting the city's redevelopment efforts over the past decade and a half.

The resolution passed by a 5-1 vote at the May 2 meeting, with Paul Sefranka the lone dissenting commissioner. The cost seemed high and the agreement was too broad, he said, questioning whether the project went out to bid. "It doesn't narrow the focus on what will be spent." The project was awarded through a professional services contract, which does not require a public bid. The Westfield-based agency has previously worked with the Redevelopment Agency in planning the city's 150th anniversary celebration.

City Administrator and Redevelopment Director Peter Pelissier said a committee of Chairman William Rack, Commissioner Matt Dobrowolski, and Agency Secretary/Director of Community Development Cindy Solomon met several times this year to determine marketing efforts. The agency may not do all the items listed below but Solomon said they hope to complete many of them by November, and the firm will be paid for each task when completed.

The three-page project agreement (which had no fewer than five spelling errors or typos -- Pages 19-21 in this link) lays out a "15-year celebration of the Rahway Redevelopment Agency's efforts," explaining the vision and commitment to accomplishments.

The largest expense appears to be $40,000 for an 8- to 10-minute video-based program that will include four days of production, scripting, story-boarding and other production and editing tasks. Other expenses include:

*$18,000 -- Folder/brochure with inserts content, layout, print/production.

* $18,000 -- Website for Redevelopment Agency incorporating "new branding, layout, content, design, social media integration, programming and hosting for 12 months ($500/year thereafter)".

* $17,500 -- Interactive project development app.

* $15,000 -- Design and production of trade show booth (League of Municipalities), along with media rental and logistics to be determined.

* $8,000 -- Series of four press releases over six months -- "celebration release, event release, interactive/demo release, other" -- that will include media distribution, tracking and reporting.

* $8,000 -- Review social media pages to set up, connect with other city and state organizations, developers and others, and write copy, setup content and train staff to manage ongoing.

* $6,000 -- Print/production of folder/brochures.

*$5,000 -- Posters for placement in stores, City Hall and other areas.

Riverwalk

Among the projects cited in the agreement are "Riverwalk, Hotel Indigo, the train station, Dornoch, library," among others, which have "created jobs; brought in new tax revenue; attracted new developers, retailers and other key businesses; increased the aesthetics and environment; built comradare (sic) and pride with the city's residents, and set the stage for future planning and development."

The agency proposes a communications program to extoll the successes of the past 15 years to "encourage participation and support of similar programs" in the future,while building awareness, thanking those who have helped make initiatives successful, and sharing projects in "a modern cutting-edge way that draws people into the redevelopment spirit and participates with future projects.

In recent months, Pelissier has talked about compiling a redevelopment portfolio, identifying new construction and promoting the tax assessment and property taxes generated by projects, which can be presented to prospective developers and trade shows like the League of Municipalities. It would demonstrate redevelopment's history and activity, he said, showing that it's more than just one or two projects.

Agency amends lease, authorizes payment

The Redevelopment Agency amended an agreement to lease the Hamilton Stage for Performing Arts to the Union County Performing Arts Center (UCPAC) from 10 years to 30 years while authorizing the final $100,000 payment to the Rahway Arts District.

The agency passed a resolution at its meeting on May 2 amending an earlier agreement in September that called for a 10-year lease. Construction of the 199-seat proscenium theater and flexible 50-seat public space is nearing completion, with open house previews scheduled this weekend at the $6-million facility.

The lease was always supposed to be 30 years as serious grantors want to ensure stability before committing to funding, according to former Mayor James Kennedy. The intention is to become sustainable through revenues such as concessions, parking, rentals and foundation commitments, he said

The resolution for the lease agreement makes clear that the agency has "no intention of operating the improvements constructed on the property, other than the use of parking to support other downtown activities when no performances are being held at the property." Parking at the site of the former Hamilton Laundry provides about 170 spaces and initially was planned as an amphitheater until officials opted last year to build a parking lot in the interim.

File photo

The Redevelopment Agency also agreed to provide $300,000 to the Arts District, based on availability of funding and a shared services agreement. The agency already has provided $200,000 and pursuant to a request by the Arts District, the agency will provide the third and last allocation of $100,000 for use in accordance with the shared services agreement.

The $300,000 is to get Hamilton Stage open, through the first season and into 2013, Kennedy said, adding that the aim is to bridge an anticipated annual gap of $150,000 to $200,000 between revenue sources like parking with foundation commitments, which he stressed is far less than some other arts facilities.

Agency designates redeveloper for artist housing

The Redevelopment Agency at its meeting earlier this month conditionally designated the Actors Fund Housing Development Corporation (AFHDC) as redeveloper of the former Elizabethtown Gas building on Central Avenue (Block 167, Lot 1), where it has proposed 60 units of affordable housing for artists.

The AFHDC, a subsidiary of The Actors Fund that aims to develop affordable, supportive and senior housing for the performing arts community, and Newark-based Crawford Street Partners presented a concept plan to the Redevelopment Agency at its April 4 meeting.

The proposal calls for a total of 62,000 square feet, in addition to 15,000 square feet of parking, roughly 60 spaces. Of the 60 apartments, 40 would be one-bedroom, 14 would be two-bedroom, and six would be three-bedroom. The existing two-story, 6,500-square-foot building would be incorporated into activity space while a four-story housing structure would house the 60 units.

Developers have said that the concept plan is still just that and are working toward a final design. The roughly 1-acre site generated a property tax bill of more than $30,000 last year based on its assessment of $496,400. The property is currently owned by AGL Resources, the parent company of Elizabethtown Gas.

Ordinance would allow temporary, 'pop-up' uses

The City Council is scheduled to adopt an ordinance Monday night that would allow property owners to use vacant storefronts as "pop-up" galleries or cafes until a tenant can fill the space.

City Council President Samson Steinman said the amendment will strengthen the city's current outdoor dining ordinance while also allowing the temporary use of vacant storefronts for such things as "pop-up" galleries or cafes.

As an example, he cited an Irving Street property currently under renovation (across from the Klavierhaus Piano Conservatory) that is likely to participate. The ordinance would amend existing regulations to include permanent or temporary food establishments and outlines the application process, which includes a $45 fee.

Pop-galleries are being employed in Chicago's Loop area and this 2009 story from The New York Times details various neighborhoods in New York City where the initiative has been employed. Some places have even used parking spaces to create "pop-up cafes" -- decked out with seating, tables and plants -- including Lower Manhattan, Westport, Conn., and Austin, Texas.

Alternate parking plan for Water's Edge

Almost two dozen more spaces will be constructed under an alternate parking plan to accommodate the 108-unit Meridia Water's Edge project. The developer, Capodagli Property Company, will pay $25,000 for 3,700 square feet (in red on this accompanying map) to build spaces for the rental project, in addition to constructing 22 spaces (in green on the map) for use by the Rahway River Condominium Association.

The 22 spaces will be created along the levee in the outdoor parking lot adjacent to the library building, which is owned by the condo association. The Redevelopment Agency, which is a 50-percent owner of the association along with Rahway Office Center, approved the sale of the property at its meeting last week. The City Council is scheduled to introduce an ordinance next week that would grant an easement to allow construction on city property.

The $25,000 sale price was based on the sale of land for the five-story Water's Edge project. The Water's Edge plan that gained approval proposed the use of 21 existing parking spots out of the roughly 160 spaces, which the newly created spaces will replace, along with 87 spaces on the ground floor below apartments.

The condo association needs the parking for future tenants of the commercial space above the library and could not provide for parking related to Water's Edge unless additional parking would be provided and paid for by the developer, according to Redevelopment Director and City Administrator Peter Pelissier. "The intent is to have a zero loss of spaces for the condo association while providing the spaces needed by Meridia, at no cost to the condo association."

Poll results: An average of C+, with a lot of A's

At least half of the voters in our latest poll would grade Rahway's redevelopment at a B or better, while almost 30 percent grade a D or worse. About 1 in 8 voters awarded it an "incomplete." Check out the completely unscientific results:

How would you grade Rahway's redevelopment?
A -- 32 percent (22/68 votes)
B -- 19 percent (13/68)
D -- 16 percent (11/68)
F -- 13 percent (9/68)
Inc - 11 percent (8/68)
C -- 7 percent (5/68)

Remember, the poll can be easily manipulated by anyone without a life, so take it for what it's worth. Polls are a fun part of the blog to break up some of the news and wonkiness of some of the topics, and generate some discussion. The latest poll didn't seem to generate as much activity, with only 68 votes, compared to other recent polls that had nearly 100 votes or more.

Essentially half of you graded Rahway's redevelopment as B or better. At the same time, just less than third of you graded it as D or worse. What's considered average (a grade of C) garnered only 7 percent, however, if you average out all the grades (A=5, F=1, omitting "Incomplete"), the average is 3.47 -- a solid C+. There's just not much of a middle between those who graded B or better and those who gave a D or worse. About 1 in 8 gave redevelopment an incomplete; I included incomplete as a choice but really after 20-plus years, I'm not sure how redevelopment can still be considered "incomplete."

One reader who awarded an incomplete grade noted "too many vacant lots downtown" and not enough retail other than nail salons, Chinese eateries and barber shops -- something that I've found is not uncommon in many towns. They did praise the "many good places to eat," describing Rahway as a dining destination. "Try to find a place to park on Friday night."

Another reader shared by email that downtown is vastly improved since they moved to Rahway in 1989 (though they still gave it an "incomplete," given the recession more still to be done.) As I mentioned in the earlier post, your grade likely depends greatly on what you've been exposed to and what you consider the window of redevelopment.

But the poll hasn't generated much discussion in our comments section. Those of you who voted A or B, there must be something you didn't like or would have change about redevelopment, no? And to those who voted a D or worse, there must be some aspect you like? If not, what would you have like to see done differently? And be realistic.