Garden Design Approved for Complex
Rear of "The Monarch" senior center/condo complex.Approval for design of a roof garden Thursday wrapped up Planning Board dealings for a new senior center/condo complex at 400 East Front Street.
In early talks on project dubbed "The Monarch," developer Glen Fishman and his staff promised a second floor roof garden over ground-level parking. Architectural drawings indicated four trees and other plantings. However, promotional material released this year showed a plain deck with chairs and some potted arborvitae, a change that did not sit well with city officials.
On Thursday, planners discussed a design developed by landscape architect April Stefel of the Planning Division in cooperation with city officials, the mayor and the developer. Attorney Alfred Faiella said it was one of the last steps toward issuance of a certificate of occupancy for the project.
The design features four pergolas, or roofless gazebos, that can be covered in vines to provide shade, but which would weigh much less than trees would. Other plantings include geraniums, vinca, fountain grass and lavender in large pots. Tables with umbrellas and seating are are part of the design. Planning Director Bill Nierstedt said it had taken "quite a bit of back and forth" to agree on the new design.
The roof surface itself will be a textured rubber membrane in two shades of beige, which board member William Toth, an architect, called "a good product" that is very durable.
Although the design is not the same as a full-fledged rooftop garden, it satisfied the board members. Click here for a prior Plaintalker article on the subject.
Faiella said the certificate of occupancy may be issued as soon as Monday and buyers may be able to move into the new condos. The roof garden will be accessible both to seniors and occupants of the condos, but not to the public. Balconies at the rear of the U-shaped complex will overlook the site.
Faiella urged the Planning Board members to take a walk-through at the complex. A sales staff is located across the street and has been arranging tours for prospective buyers of the 63 two-bedroom condos. At a celebration held in the new senior center in May, Fishman said eight had been sold at that point. Click here for more information on the condos.
--Bernice Paglia
posted by Bernice at 7:32 AM
7 Comments:
It would be good to know if the city was compensated for using city employees in what is a developer's responsibility?
...planners discussed a design developed by landscape architect April Stefel of the Planning Division in cooperation with city officials, the mayor and the developer.
Or maybe this is one reason developers could love Plainfield, we are so accommodating.
Viva los taxpayers of Plainfield! and may God bless our local elected officials!!!
I think the reason the city has highly qualified employees is to make sure developers don't get away with shortcuts. This was a case of sticking up for better design, not doing the developer's work. I can tell you definitively that the Planning Division does seek the highest standards.
8 units sold, only 55 to go.
In this condominium building, when will the ground floor space reserved for senior citizens and veterans be open to them? Is it true that the city will have to pay a monthly rental charge as well as monthly utilities for the spaces? I understand paying utility fees for gas, electricity and water, but wasn't the space supposed to be no charge or was that just for construction costs? Will it be open in September as the mayor stated? What if no more people buy? My fear is that some people will buy and then immediately sublet the apartments to Section 8.
To 3:20pm. There is a cost - it is 13% of operating costs, which go up and up and up. This center will cost Plainfield more money than if the city rented it per month.
Section 8 fear? Join the rest of us. Please remember you have a choice in November for mayor. I am not pleased with how this city has been run for the last 4 years. I am a Democrat. I will not vote for the mayor, I will not stay home on election day, and I will not throw away my vote. How about you?
11:41 -How do you suggest the Mayor prevent people from buying the units and subletting them to Section 8 recipients?
The condos can be sublet but not to Sec. 8. The apartments are not eligible so any condo buyer who would do that would find it impossible to do so. Sec. 8 is a Federal program and that building does not meet the requirements since it is a condo.
The building is brand new, ADA with an elevator. The fact that it is a condo that can be rented unless prohibited in the associations bylaws has no bearing. Sec 8 vouchers are not assigned to a particular unit. They are meant to be used where the unit meets the guidelines established by the Sect 8 program. You can have a Sect 8 voucher and take it with you when you move, as long as the new location accepts it, which, by the way, is the law. It is no longer an option to participate in the program. You can not descriminate on an income source. The question will be whether or not the rent will qualify. I have not seen the prices of the condos, but if they are priced too high, they may not qualify for the program.
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