Plan moves forward for top floor of Carriage City

The top floor of Sky View at Carriage City Plaza will be renovated into 20 mostly one-bedroom apartments this year after the Planning Board granted a parking variance last week.

Under the revised redevelopment plan, approved by City Council last month, residential units within the downtown redevelopment area are required to provide 1.25 parking spaces while the previous plan required one per unit. The project already had been approved for an additional seven units units on the 17th floor — for a total 232 units in the building — but a parking variance was needed since seven units now would require nine parking spaces.

The 17th floor has been unoccupied and used as a staging area for materials that were supposed to be built as part of what was planned to be a penthouse level of two- and three-bedroom units, according to architect Greg Waga of Rahway-based Waga Enterprises. Instead, 20 rental units will be built (18 one-bedrooms and two two-bedrooms), along with amenities for residents only: a fitness center, WiFi library, and club room. Waga anticipates construction will begin around Memorial Day and continue into the fall.

Sky View’s owner has found that one- and two-bedroom units, ranging room 800 to 1,100 square feet, are very marketable in this area, Waga said, and the new design is more functional and a better use of the space. About 60 units of Sky View are owner occupied and the remaining 152 are rental units, which range in occupancy from 75 percent (114 units) to 85 percent (174), he said, adding that the leasing agent has a goal of reaching 85 percent this spring.

Waga presented a plan last October to the Redevelopment Agency to convert the 17th floor into apartments. He deferred questions about any possible uses for the rooftop to building manager Joe LoMonaco. There was talk that the original developer, who went into foreclosure after selling barely a third of the units, planned to use the rooftop for some type of bar or restaurant for use by residents and/or hotel guests.

Given the location and transit-oriented development, a mitigating factor is that the plan offers fewer but larger units, said Paul Phillips, planner to the Planning Board, adding that nearly all of the 20 additional units being one-bedrooms lowers the parking demand.

Attorney Christopher Armstrong presented a letter from the Parking Authority indicating they were satisfied with seven spaces. A daily count in the Lewis Street parking deck by the Parking Authority reveals an average of 246 vehicles, less than half of the 524-space capacity, he said, with uncovered portions of the deck sometimes being closed. There are a fair number of Sky View residents that do not have cars, which is part of the reason why the building was built where it was built, Armstrong told the Planning Board.

Noise edges above limits at Hamilton Stage

A chiller at Hamilton Stage exceeds noise limits to the extent that it will require the construction of a sound wall at a cost of almost $32,000.

The Redevelopment Agency last month awarded a contract to build a sound wall to KDP Developers, Inc., for $31,970, the lowest among three bids. Other bids were $38,000 by K&D Contractors and $42,341 by Gingerelli Brothers.

Noise readings confirmed that the level was above acceptable limits during the day and night. The city ordinance allows a maximum level of no more than 65 dBA during the day and 50 dBA at nighttime. Daytime and nighttime limits are exceeded at 344 Hamilton St. and night time limits are exceeded in all measure locations.

Tests were conducted at four points:
* 344 Hamilton, corner of property — 68.1 dBA
* In street, 50 feet away — 65.4 dBA
* 359 Hamilton St., 87 feet — 61.9 dBA
* 339 Hamilton St., 110 feet — 61.9 dBA

“Calculations show the presence of a barrier alone falls short of achieving nighttime compliance under all load conditions at the property boundary of 344 Hamilton, adjacent to Hamilton Stage and closest property to the chiller equipment.” Ambient conditions were measured between 48-50 dBA.