The biggest change is addition of a 40- by 70-foot roof garden for residents, which generated a lot of discussion about safety features such as round-top railing so nothing could be set on the rail and fall off. Zoning Board of Adjustment Vice Chairman Alejandro Ruiz also suggested running a gas line to the roof for grilling, so residents would not use propane or charcoal. The board questioned the height of the railing - 42 inches - and the size of the parapet to which it would be attached. Architect James Guerra said 42 inches was "code," or standard for such railings.
Architect James Guerra
The retail portion on the ground floor will be larger in the revised plan, but the owners have not signed retail tenants yet, so couldn't name any. Board Chairman D. Scott Belin asked for a timeline for construction and the answer was the project will be complete in a year.Perhaps a good sign for the project Wednesday was the absence of Dairy Queen owner Donna Albanese, who strongly objected to the project in July. The lot is next to her business and she predicted that tenants would be parking there, as none is allowed concerns on South Avenue. The new parking formula allows 1.8 spaces per tenant, which may have allayed her fears.
The board had a few concerns. Jim Spear sought assurances that a den or study in each apartment would not become a second bedroom and lead to overcrowding. Members wanted the owner to stipulate that only residents and no third parties could use the roof garden and that all furniture would be secured so it wouldn't blow off in a storm. They asked the architect to name all materials to be used on the exterior.
The project team had waited two hours to be heard, as there were four memorializations and three other applications ahead of theirs. But once all the changes were described, the hearing went quickly.
--Bernice
Didnt get to attend the meeting, but why are there no windows on the upper level of the top photo and only a few on the lower photo? No natural light? Still a bit ugly. Little more thought would be nice.
ReplyDeleteAre there any tax ameliorations attendant to the deal? Is the 1 year construction schedule an estimate or a commitment? If it is a commitment is the commitment enforceable? It would be tasteful to let the applicants appear first and do the Memorials after their appearance. The retail residential on Belvedere and South remains unfinished. The pyramids were built quicker. What is happening there? Where is the parking for that project? Bill Kruse
ReplyDeleteBill - memorializations are as important as applications because they make prior rulings legal (so applicants can proceed). They also don't take much time to pass. I think you allocating too much of the two hour wait for this applicant to memorials - there were also 3 other applicants heard before this one.
DeleteThank you for the satisfying explanation. I did not understand. Can you answer any of my other questions?
DeleteBK
I assume you are asking if there were any real estate tax incentives, there were NOT. And if there were the granting of them would not be under the realm of the Zoning Board of Adjustment.
DeleteWhen this project is completed our tax assessor will reassess the new building. The parcel is now a vacant lot paying 14k in taxes - ultimately more taxes (probably about 80K) would be collected. This will help to ease the burden on our residents - a good thing.
The Netherwood Pointe, a fully occupied 25 unit building across from the Family Dollar which was completed last year, was paying 18k when it was an empty lot, (Fox Nursery), it now pays 80K.
Even the first applicant on Wednesday night (which was for a small second floor addition on a home on Belvidere Avenue) will now add to or treasury. That home, were only one women lived, was listed as a church - the new owners will now pay about 11k per year in real estate taxes.
To the best of my knowledge if a property is given a tax "incentive" it must go through the 'in need of redevelopment' process as mandated by the State, conducted by the Planning board, and authorized by the City Council. And only the Council can grant incentives - PILOTS. It's important to remember that these programs still afford the City the current tax collection on the parcel but defers tax increases/additions.
A drive down South Second street is recommended if one wants to see what such incentives can do to spur economic development. Kudos to the Mapp Administration for this project that is bringing residential and commercial aspects to what was once non-taxpaying empty lots along the rail line. And this project is keeping a business from moving out of Plainfield.
As far as the building on South at Belvidere - I live up the street from that building and progress is at a snails pace. But besides a time period last year when work was stopped by the City the contractor works on it every day. The parking for the building is across the street on a lot between the Fire House and the train station lot. It now pays 34k in annual taxes - I am hoping that will triple.
I am a big supporter of the efforts by the Administration to increase economic development around our train stations, along the rail lines, and within the TOD boundaries. But outside these boundaries contractors must provide ample parking, and on-street parking does not fit that criteria in my opinion.
Bill - I hope this was helpful. jim spear
Parking will be in a lot across the street next to the Neterwood Firehouse.
DeleteI'm glad there were concerns about overcrowding apartments, but existing apartment buildings and homes need to be inspected. In my building there are efficiency apartments where three or four people live and one bedroom apartments where six children and adults live. I hope there can be some way that this is addressed. Some houses have rooms to rent in the basement and have rooms divided to make what was two rooms into three rooms so the landlord can charge more rent. We need to get this in check too.
ReplyDeleteReport them to the city so these illegal situations can be eliminated.
DeleteNo one is ever happy in Plainfield. You cry when nothing is being done or built. You then cry when the project is not finished in one day. I'm am sure they would like to finish but delays happen in the construction world.
ReplyDeleteMaybe you should spend your time ridding get the city of criminals who live with you or near you. Stand up to them instead of I know nothing. Leave the developers to their business and get you own business (neighborhood and schools) in order.
I have been in construction for 60 years. The way we made money , occasionally, was to get in and get out. When a project is delaye it portends of a problem. Sometime the problem is resolved, sometimes not. When its not resolved the City, which means the taxpayers, uasually get stuck. However, I will follow your suggestion and commence tracking down criminals rather than harassing Developers.
DeleteBK
I love the zoning board and its chair is a great leader. It is one of the few boards that contain people who I believe are qualified, competent, and know their stuff. It is obvious at the meetings that they do their homework, and know the regulations of which they speak.
ReplyDeleteI sleep better at night knowing they are watching over Plainfield, and I thank them all.