Rahway Rising

Best Independent Blog? Yes, please

noreply@blogger.com (Mark) — Mon, 28 May 2012 15:18:00 +0000

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?

noreply@blogger.com (Mark) — Thu, 24 May 2012 04:01:00 +0000

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

noreply@blogger.com (Mark) — Tue, 22 May 2012 23:26:00 +0000

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

noreply@blogger.com (Mark) — Wed, 16 May 2012 02:36:00 +0000

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

noreply@blogger.com (Mark) — Tue, 15 May 2012 03:56:00 +0000

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

noreply@blogger.com (Mark) — Fri, 11 May 2012 03:02:00 +0000

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

noreply@blogger.com (Mark) — Wed, 09 May 2012 01:03:00 +0000

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

noreply@blogger.com (Mark) — Thu, 03 May 2012 04:01:00 +0000

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.

Meridia Chateau now will be Lafayette Village

noreply@blogger.com (Mark) — Wed, 02 May 2012 03:33:00 +0000

The developer of the proposed 120-unit Meridia Chateau on Main Street will rename the project Lafayette Village, which was suggested by the Redevelopment Agency.

George Capodagli of Capodagli Property Company proposed a 120-unit rental complex on the former Savoy site, at the corner of Monroe and Main streets. Redevelopment Agency Chairman William Rack asked at that February meeting that Capodagli consider changing the name to Meridia Lafayette, to mark a historic visit by General Lafayette to a former tavern on the site.

Redevelopment officials have met with Capodagli on a number of items regarding Meridia Water's Edge and Meridia Chateau in recent months, according to minutes of the April 4 Redevelopment Agency meeting, when Redevelopment Director and City Administrator Peter Pelissier informed commissioners of the name change.

Some changes were made to the parking arrangement at Meridia Water's Edge out of those meetings, the details I'll post about once I get more. No word yet on whether the proposal by Capodagli will be tweaked as the city's analysis suggested the density of the project is too high -- countering with 92 units -- and lacks a retail component.

Plans for ice cream shop pushed back

noreply@blogger.com (Mark) — Thu, 26 Apr 2012 10:07:00 +0000

Construction of an ice cream shop on the former Decker's Tavern site is on hold until oil remediation is completed on a neighboring property.

Jim Biniaris, owner of Piece of Cake Frozen Specialties across the street, said in a telephone interview this week that he had the opportunity to purchase two neighboring Jaques Avenue homes after the Zoning Board originally approved plans 20 months ago. He's waiting on oil remediation to be completed on one of the recently acquired sites, which could take several more months, before moving ahead with the project.

File photo

When the Zoning Board of Adjustment approved the application of Gourmet Ice in September 2010, the plan was to begin construction at Jaques and West Inman avenues the next spring and hopefully open this year.

The original application called for a 2 1/2-story building with an ice cream shop and service counter on the first floor and a two-bedroom apartment on the second floor. Variances were needed for 11 parking spaces, retail and apartment in an R-2 zone, front yard setback of less than 25 feet, and maximum impervious coverage of more than 60 percent.

Decker's Tavern closed in about 2006 after 66 years and the two-story building was demolished in October 2010. A proposal in November 2007 to build two three-bedroom duplexes was rejected by the Zoning Board.

Panel discussion on arts-fueled redevelopment

noreply@blogger.com (Mark) — Wed, 25 Apr 2012 02:39:00 +0000

I've been invited to participate next week in a panel discussion about redevelopment and since it's been a few months since we had a Rahway Rising happy hour, maybe you'd like to consider it and join us.

The Young Community Development Professionals Association (YCDPA) and New Jersey Emerging Arts Leaders will host the discussion on how cities are using arts to redevelop, specifically looking at efforts in Rahway to spur downtown redevelopment. The panel will take place at 7 p.m. on Thursday, May 3, at Nancy's Towne House, 1453 Main St. Admission is free and will include a question-and-answer session.

The panel will include former Mayor and former Arts District executive director James Kennedy and Rodney Gilbert, founder and CEO of Yendor Productions, a Newark-based consulting firm that develops and produces arts education and programming and events.

Medical office rising on St. Georges Avenue

noreply@blogger.com (Mark) — Thu, 19 Apr 2012 10:36:00 +0000

A new medical office building has sprouted up on St. Georges Avenue in recent months. A single-family home with a garage and shed were demolished to make way for the two-story, 5,000-square-foot medical office directly across the street from Billy Court and near the entrance to Rahway River Park.

The Zoning Board heard the application in March 2009 (.pdf) and unanimously approved it, 7-0, in April 2009 (.pdf). Variances were needed because the medical office use is not allowed in the R-2 residential zone. Testimony included some concerns from neighbors about allowing the facility in a residential zone and aesthetic issues regarding a fence. A traffic engineer testified that no left turn would be allowed onto St. Georges Avenue by vehicles exiting the property, which will have 33 parking spaces.

Below is a Google Street View of what stood on the site previously:

View Larger Map

Poll: How would you grade redevelopment?

noreply@blogger.com (Mark) — Wed, 18 Apr 2012 02:09:00 +0000

Time for another fun, completely unscientific blog poll. What do you think?

How would you grade Rahway's redevelopment?
A
B
C
D
F
Incomplete

It all depends on what your window of redevelopment might be. If you go back to the 1980s -- from what I've heard -- you wouldn't even want to walk around downtown during the day. Your perspective might be completely different if you arrived here in the late '90s as redevelopment got rolling, when the housing market heated up in the mid-2000s, or when it crashed just a few years ago. Whatever your perspective, I'm sure there are things you like and don't like over the years, so feel free to share.

A quick rundown of some of the residential construction over the years:
* River Place, 136 units
* Park Square, 159 units
* Sky View at Carriage City Plaza, 222 units (plus 102 hotel rooms)
* Meridia Grand, 88 units
* Riverwalk townhouses, 86 units

There's also two age-restricted projects that were built, Rosegate on East Hazelwood Avenue and Park Terrace on St. Georges Avenue and School Street (though I'm unsure of how many units on each of those). Even not including those two projects, that's at least 691 units within the general downtown area, starting as early as about 2002 with Riverwalk. Unfortunately, about 20 percent of the Riverwalk units went into foreclosure, as did at least some of Sky View units. Meanwhile, The Savoy (36 units) and The Westbury (152 units) never got off the ground, although there is a plan to resurrect The Savoy plans as Meridia Chateau (<120 units).

There also was the renovation of the train station (1999), which included demolition to create the train station plaza, as well as erection of the 524-space parking deck on Lewis Street (2004), and the new library and recreation center near City Hall. There also was construction of Luciano's Ristorante and that includes 14 rental apartments on the upper floors, which would push the number of new residential units over 700, and another 50 units at Brookside on St. Georges Avenue that should come online this year.

On the arts side of things, there was the $6-million renovation of the arts center by Union County, and construction is nearly complete on the Hamilton Stage for Performing Arts, though the Hamilton amphitheater has been put on hold. The Arts District also has taken over the $130,000 or so in revenue generated by the Special Improvement District.

Those are just a few of the things off the top of my head, I could go on and on but I'm sure you have some things you'd add, so feel free. I know quite a few of you are frustrated about the lack of retail options and turnover among certain retail properties, particularly along East Cherry Street. Before you go on a rant though, one question: What would you do differently?

60 units proposed for Arts District

noreply@blogger.com (Mark) — Fri, 13 Apr 2012 01:25:00 +0000

A collaboration between a Newark-based developer and The Actors Fund would bring 60 units of affordable housing for people in the arts and entertainment industry to the Rahway Arts District (RAD).

The Actors Fund Housing Development Corporation (AFHDC) and Newark-based Crawford Street Partners presented a concept plan to the Redevelopment Agency at its meeting on April 4 (I could not attend but reviewed a copy of the presentation).

The AFHDC was created in 2009 as a subsidiary of The Actors Fund, to develop affordable, supportive and senior housing for the performing arts community. The organization also is looking to develop sites in Newark and has built a 124-unit facility in Englewood and a 178-unit complex in Manhattan.

The proposal for the Elizabethown Gas property on Central Avenue would be a total of 62,000 square feet, in addition to 15,000 square feet of parking. Of the 60 apartments, 40 would be one-bedroom (700 square feet with median rent of $815); another 14 two-bedrooms of about 875 square feet/$950 and six three-bedrooms of roughly 1,050 square feet/$1,200.

The precise number and design of units will be based on market conditions and requirements, according to the application. The facility also will include areas to be used as rehearsal, gallery and community cultural space. Steven Burns, a partner with Crawford Street Partners, stressed that these are concept drawings and they're "continuing to work to get to a final design." The Redevelopment Agency is expected to designate a redeveloper for the site at its meeting next month.

The plan is to obtain the property -- currently owned by Elizabethtown Gas, which is owned by AGL Resources -- and provide the city "use of the existing structure as community space to enhance arts activities," according to the application submitted to the Redevelopment Agency. One of the "key points under research" in the presentation, however, is the process to obtain property from Elizabethtown Gas, in addition to the financing and timing of river embankment repairs.

The vacant two-story, 6,500-square-foot Elizabethtown Gas building on the corner of Hamilton Street and Central Avenue would be converted for an arts/community use, while most of the housing would be constructed behind the building, along Central Avenue, with a small component along Hamilton Street.

Developers estimated development costs of $15 million, including subsidized low income housing credit of 4 to 7.5 percent, as well as a Payment In Lieu Of Taxes (PILOT). The 1-acre site -- currently assessed at $496,400 -- generated a property tax bill of more than $30,000 last year. The presentation noted the "potential for a market rate component" but also a "finance planning gap" of at least $1 million and identified a number of sources to pursue, including tax credits, housing trusts, Community Development Block Grants and even philanthropic fundraising.

In response to preliminary discussions with the city, the original plan was changed from 32 parking spaces to 60 and townhouses rather than exposed parking along Hamilton, according to the presentation. The goal is for a 1:1 on-site parking ratio, with shared off-site parking on Hamilton Street lot or alternative nearby lot, and discussions are under way with ZipCar.

Some $125k spent to prepare Hamilton facility

noreply@blogger.com (Mark) — Wed, 11 Apr 2012 00:01:00 +0000

Almost $125,000 in funding by the Redevelopment Agency has been spent for opening the Hamilton Stage for Performing Arts, according to an annual status update provided to the agency.

The Rahway Arts District (RAD) submitted a written summary to the Redevelopment Agency last month, detailing spending, as well as progress on grant funding and artistic affiliates. To date, almost $125,000 has been spent, almost exclusively for the purpose of opening the 199-seat black box theater in the former Bell Building. The agency last year entered a shared services agreement to provide $300,000 -- in annual increments of $100,000 -- based on funding availability. The second of three payments was made last fall.

Former Mayor James Kennedy served as executive director of the Arts District from January 2011 to January 2012, with compensation of $25,000, in addition to consulting for Hamilton Stage for the Redevelopment Agency until September 2011, at compensation of $36,000 through his firm, Skye Consulting. He said he'll continue consulting at no compensation until the official opening of Hamilton Stage later this year.

The initial contract with Madison-based Front of House Services set an annual fee of about $50,000, paid in monthly installments from February to September 2001. The fee was amended to include management and opening of the inaugural season, increasing the monthly rate to $7,500 to also include some grant acquisition work, Kennedy said as he transitioned out. The fee is expected to return to about $5,000 as management is of the facility eventually is handed over to the Union County Performing Arts Center (UCPAC).

The annual status report submitted to the Redevelopment Agency indicates more than 100 performances are expected during the inaugural year of Hamilton Stage and more than $350,000 targeted in grant funding from foundations, state and federal sources.

The Hamilton Stage Grant Acquisition Plan identified more than 50 private foundations and six state and federal sources as good potential targets for seeking grant support for Hamilton Stage, according to the report. Major proposals completed or currently in process request a total of $290,000. If granted, the funds would be applicable in the first full operating year (July 2012 to June 2013) of Hamilton Stage. There are another eight letters of inquiry pending with various foundations totaling another $65,000 in requests, according to the report.

Four organizations submitted proposals in the first round of artistic affiliate proposals, which ended in October:
* StrangeDog Theatre Company
* American Repertory Ballet
* Nai-Ni Chen Dance Company
* Vital Theatre Company

Additional companies in negotiations in the second round, according to the report, are:
* Rahway Repertory Theater
* World Beatbox Association
* Soul Steps

Nai-Ni Chen Dance Company tentatively has approved becoming Hamilton Stage's Artistic Engagement Partner, taking a role in developing and running arts day-camps this summer and afterschool and weekend studio programs for students, according to the report.

Riverwalk sheriff's sale postponed

noreply@blogger.com (Mark) — Mon, 02 Apr 2012 04:01:00 +0000

A sheriff's sale on unsold units at Riverwalk originally scheduled last month has been postponed until April 11. Redevelopment Agency attorney Frank Regan briefed commissioners on the sale at their meeting last month.

The $5.255-million sheriff's sale originally was scheduled Feb. 8 on the remaining 19 townhouses that went unsold and went into foreclosure in late 2009. A total of 86 units were built, with a plan to add more on an adjacent parcel that never materialized. About two dozen Riverwalk units that are owned won judgments on their tax appeals last year, seeing their assessments reduced by as much as $20,000 and their taxes by $1,000.

Chagrined by Chateau's density, lack of retail

noreply@blogger.com (Mark) — Tue, 27 Mar 2012 22:17:00 +0000

The high density, absence of retail space and narrow sidewalks are among the primary concerns with the Meridia Chateau proposal, according to an analysis by the Redevelopment Agency.

The 120-unit rental complex as proposed by Capodagli Property Company would yield a density of 218 units per acre on the 0.55-acre parcel at the corner of Monroe and Main streets (with 121 parking spaces). Compare that with:
* 143 units per acre at Meridia Water's Edge (0.75 acres)
* 66 units per acre at Park Square (2.4 acres)
* 51 units per acre at River Place (2.67 acres)

City Administrator and Redevelopment Director Peter Pelissier said in a recent interview that the density of the initial proposal is just too high and includes some very small apartments, as many as a quarter being less than 500 square feet. There also were concerns about the lack of a lobby or main entrance along Main Street.

If the density of Meridia Chateau were slightly lower, it could address some concerns, such as wider sidewalks along Main Street and functional apartments. The Redevelopment Agency's analysis suggests an alternative design of 92 units (167/acre), along with 104 parking spaces, coupled with a total 3,500 square feet of retail in four spaces along Main Street. The 92 units would break down as 20 one-bedrooms, 24 one-bedrooms with a den, and 48 two-bedrooms (compared to 30/30/60 in the initial proposal).

File photo

The design of retail space is critically important, as older retail spaces in town tend to be narrow and deep, he said, while more recent retail is more linear. Pelissier pointed to successful retail spaces at Park Square along Irving Street, which feature wide sidewalks and haven't had any vacancy issues since opening two years ago. A downtown street should have ground-level retail, and he suggested retail space 20 feet deep, with sidewalks of 16 to 18 feet along Main Street for the five-story building.

Poll results: two clear leaders for retail options

noreply@blogger.com (Mark) — Mon, 26 Mar 2012 01:15:00 +0000

Almost 100 votes in our latest poll and two clear leaders finished ahead, with a pretty close third, among the 10 options:

What store would you like to see downtown?
Specialty food store -- 23 percent, 21/91
Bakery/bagel shop -- 21 percent, 20/91
Coffee shop -- 16 percent, 15/91
Liquor store/wine shop -- 8 percent, 8/91
Butcher -- 8 percent, 8/91
Bar/restaurant -- 7 percent, 7/91
Other -- 6 percent, 6/91
Books/news/magazines -- 4 percent, 4/91
Art/art supply -- 2 percent, 2/91
Clothing -- 0 percent, 0/91
Furniture -- 0 percent, 0/91

So, it looks like you all want a specialty food store, bakery/bagel shop, and coffee shop the most. While most of you seem to want a grocery store, a specialty food store could be an interesting draw. Any suggestions exactly? I would think it's key to have shops that might not be found elsewhere, and that could mean "specialty" just about anything.

Most of the choices in our latest poll could very well be combined into the same shop; a bakery that has bagels, and a nice coffee house space, and maybe specialty foods? Of course, just recently there was a bakery/pastry shop downtown but it didn't last; so is it a matter of people saying they want something, but practically speaking, not using or patronizing it? I still think we're desperate for a good bagel shop downtown, as well as a liquor store/wine shop -- and not the kind that were downtown before. A liquor store would make a great complement to BYO restaurants.

What were some of your options for the six "other" votes? It's clear that readers don't want a clothing store or furniture store. Kind of surprising to be honest, as was the art/art supply choice. I mean, if it's an arts town, you'd think and art or art supply shop would work, and in the same vein, perhaps an artsy type of specialty furniture store. Know what I mean? After all, the Rahway Survey (remember that?) recommended a strategy of recruiting retail related to arts and entertainment.

Free free to discuss in the comments below.

Groundbreaking for St. Mary's senior housing

noreply@blogger.com (Mark) — Thu, 22 Mar 2012 23:47:00 +0000

A groundbreaking ceremony will take place Wednesday morning for a senior housing facility on the Divine Mercy Parish (formerly St. Mary's) church property. The four-story, 51-unit facility will be built along Esterbrook Avenue, near Central Avenue, where the former St. Mary's convent once stood. Construction should begin shortly after groundbreaking and is expected to take at least a year.

The convent building was razed about two years ago, and about this time last year, the Zoning Board of Adjustment approved the application. It first was proposed to the City Council in late 2007.

The Jack and Margaret Myers Senior Residence is a Section 202 project for very low-income elderly, with financing from the federal Department of Housing and Urban Development and the Union County Department of Parks and Community Renewal, among others. Domus Corporation is the development arm of the Archdiocese of Newark, which will provide a 40-year Payment In Lieu of Taxes (PILOT) to the city.

The 44,456-square-foot facility is expected to cost $8.9 million and include green building features, such as energy-efficient, fiberglass windows, Energy Star-rated appliance and lighting, high-efficiency heating and cooling equipment, and low-flow water fixtures.

A look inside Hamilton Stage for Performing Arts

noreply@blogger.com (Mark) — Mon, 19 Mar 2012 22:01:00 +0000

The rehearsal hall can seat up to 60.

Work continues on the Hamilton Stage for Performing Arts in anticipation of a grand opening this fall, with an open house preview expected in May as other preview events around the Arts District continue this spring.

Richard Bryant of Madison-based Front of House Services, a consultant to the Arts District, offered up tour of the Hamilton Stage recently. The main 199-seat theater will be on the north end of the building and includes 18 moveable seats along the sides. A rehearsal hall on the south side of the facility also can be used as a small theater with up to 60 seats.. Arts Riverwalk, a promenade along the Rahway River, will stretch behind Hamilton Stage and toward the interim parking lot where the Hamilton amphitheater eventually is planned.

After a call for submissions last summer, six artistic affiliates (two principal affiliates and four associate affiliates) are in negotiations for Hamilton Stage, including a contemporary dance company, a classic dance company, possibly two theater companies and a children's theater company.

Bryant has been organizing flash tours of the Rahway Arts District and overseeing a fundraising campaign featuring inscribed bricks that will be installed next year for the Hamilton Stage.

Check out the video of the interior (I'm practicing with the video mechanism on my camera). The video above is the main entrance, fronting Hamilton Street, with the hallway going all the way to the back of the facility. Note the original steel from the former Bell Building that's exposed along the ceiling. The video ends at where the main entrance will be.

This video is a little more difficult to view, as I shot it from a "vertical" angle on my camera, with hopes of being able to manipulate it later (haven't figured that out yet). But it pans the rehearsal hall mentioned earlier. My apologies for the angle; I'll remedy that as soon as I can figure something out.

New commissioner for Redevelopment Agency

noreply@blogger.com (Mark) — Thu, 15 Mar 2012 21:57:00 +0000

Michael Staryak was unanimously confirmed by City Council on Monday night as a commissioner to the seven-member Redevelopment Agency, replacing Nancy Saliga, whose term expired. His four-year term runs through 2016.

Saliga was a commissioner since the inception of the agency more than a decade ago. She first was elected as an at-large City Council member in 1990, and her current term expires in 2014. Staryak has served for many years on the Board of Education and his current term concludes this year (.pdf); no word on whether he'll seek re-election to the school board.

Unlike a few other recent appointments put forth by Mayor Rick Proctor, Staryak's appointment was confirmed unanimously by the governing body, along with a new Republican commissioner on the Alcohol Beverage Control Board (Eric Rickes, 2014) and a member of the Zoning Board of Adjustment (Andre Bryant, 2015).

Artist housing explored for gas building site

noreply@blogger.com (Mark) — Wed, 14 Mar 2012 00:40:00 +0000

City officials are scheduled to meet with a developer this week to discuss a project centered around the former Elizabethtown Gas Building at the corner of Hamilton Street and Central Avenue. A presentation to the Redevelopment Agency is expected at its next meeting, April 4.

City Administrator and Redevelopment Director Peter Pelissier briefed commissioners at last week, describing Thursday morning's meeting as a preliminary discussion about what they would like to see at that site. He envisions about 70 residential units for actors to be constructed behind the building with help from The Actors Fund. The gas building itself may be donated to the Rahway Arts District for use as arts space, he said.

In his final State of the City address in 2010 -- as well as his 2009 remarks -- former Mayor James Kennedy described the Elizabethtown Gas building as a possible home for an art school and cooperative gallery and "live-work space for artists."

The 1-acre site was assessed at $496,400 last year, generating a property tax bill of more than $30,000.

Hotel eyes more meeting space, rooftop bar

noreply@blogger.com (Mark) — Mon, 12 Mar 2012 03:03:00 +0000

Hotel Indigo has plans to re-launch its restaurant, explore the possibility of expanding its meeting space, and finally get its long-anticipated rooftop bar off the ground.

Gill Caminos, director of sales and marketing for Hotel Indigo, appeared before the Redevelopment Agency at its March 7 meeting to update commissioners on work at the hotel. A new management company for the hotel was installed about four months ago and put some capital improvements into the facility.

Hotel Indigo relaunched its ground-floor restaurant/bar as Aria Bistro & Bar while also possibly expanding its meeting space from current 40 to perhaps 80 to 100. The only challenge, Caminos said, is that with only 100 or so guest rooms, Hotel Indigo is considered a boutique hotel and may not have enough rooms if it expands much further.

In the last four months, the hotel has done well from a revenue perspective, according to Caminos. Indigo's market studies indicate that high demand for meeting space of between 60 and 80, he said, which they are currently looking at for the second floor.

In response to questions from commissioners, Caminos said there is no plan for any retail space on the corner of East Milton Avenue and Irving Street. If the restaurant is successful, he said, they might expand into that space but there's been no discussion of any hotel expansion into the residential parts of the 16-story building, only the potential for more meeting space and the rooftop bar. Caminos did not indicate when the rooftop bar might open, only that plans are in the works for now.

Poll: What store would you like to see downtown?

noreply@blogger.com (Mark) — Thu, 08 Mar 2012 11:01:00 +0000

Most people seem to desperately want a grocery store of some kind to come downtown, so much so that I thought it would be worth its own poll question. But, other than a grocery store, what other types of choices would you like to see downtown as far as retail or commercial uses? The last time we asked a similar poll question, the blog was in its infancy, so maybe this time we'll have more robust results

Take our latest poll, on the right-hand side of this page, and feel free to use the comments below to make specific suggestions or explain a vote for "other":

What kind of store would you like to see downtown?
Art/crafts supply
Bakery/bagel shop
Bar/restaurant
Book/news/magazines
Butcher
Coffee shop
Clothing
Furniture
Liquor store/wine shopSpecialty food store
Other

I'm not sure why all the choice seem to start with the letter B or C, but I aimed to provide enough options -- within reason -- to make it interesting yet general enough that we didn't have too many. Obviously, the terms are general enough that they could be open to interpretation (i.e., clothing store; well, that could be kids' clothing store, women's clothing, hipster haberdashery, etc.). Perhaps a follow-up poll will go into specifics on the top choice(s) from this poll. Have at it!

Zoning Board rejects apartments for store

noreply@blogger.com (Mark) — Wed, 07 Mar 2012 05:01:00 +0000

The Zoning Board of Adjustment narrowly rejected a proposal to convert a West Scott Avenue convenience store into three residential apartments.

After about two hours of testimony at its Feb. 27 meeting, the application for 497-503 W. Scott Ave. (Block 239, Lot 52) was not approved by the board, 4-3. Assessed at $189,000, the site had property taxes of almost $11,000 last year.

The Scott Ave. Grocery and Deli, formerly J&J Food Mart, is located at the corner of Oliver Street and West Scott Avenue, and is an existing, nonconforming commercial use in a single-family zone. The original plan called for two three-bedroom apartments of more than 900 square feet and one two-bedroom apartment of 800 to 822 square feet, which was eventually was changed to three two-bedroom units.

Several neighbors testified for and against the application. Those against the application worried that more tenants would bring more problems with loitering and exacerbate parking issues, considering a six-unit apartment complex across the street. Those in favor of the application preferred a residential use to alleviate existing issues of traffic and parking related to the single-story store, including customers using their driveway to turn around, as well as concerns about crime. The owners testified they had been robbed three times, twice around 1998 and once in 2008.

Board members expressed concerns about recreational space for potential tenants' children as well as flooding issues. The property was flooded with about a foot of water during Hurricane Irene last summer and the application included plans to raise the existing three-bedroom apartment several feet as well as move utilities to the roof. Board members also feared the property would likely end up looking like a converted convenience store regardless of aesthetic renovations.

Owners of the property, who had owned the store between 1991 and 1998, testified that business is down since reacquiring the store in 2009. Witnesses for the applicant testified that ideally, someone would acquire the property, demolish the building and construct a single-family home for a better fit in the neighborhood. That's not economically feasible, however, and presented this application as the best they could do with the site.

The three board members who voted in favor of the application were Egon Behrmann, Joseph Gibilisco and Ray Lopez. The four who voted against were Paula Braxton, James Pellettiere, James Heim and Adrian Zapotocky.