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Re: The 10 Cities With the Highest Rents
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Home away from home
 
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Quote:
Tax abatements were not necessarily intended to provide for affordable housing - an exception being the 421A abatement in NYC, which required a certain amount of affordable housing units be included. Rather, they were intended to spur development. While it's arguable that here, in certain neighborhoods, as was the case in NYC, the abatements are no longer needed to spur development I'll think you'll find most developers - at all price points - will argue they still need them to make the project viable. Eventually these developments will come "on line" as fully taxable properties, but even then we won't be able to look to them as a means to get cheaper rents, and keep less well-off people from losing their homes when they can't keep up with the taxes - that requires an entirely separate approach, and probably a lot more money from the rest of us to subsidize these people in place.
Posted on: 2016/4/3 21:55
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Re: The TOD-W Zone
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NYC recently passed legislation requiring mandatory inclusion of affordable housing (MIH) in new construction in re-zoned areas. Here is an interesting follow-up read - not to say things all things are equal between development here and NYC, but there some are saying even with zoning bonuses, affordable housing won't be built without tax breaks as well - http://therealdeal.com/2016/03/23/leg ... ffectiveness-without-421a
The tax abatements may be on the table for a while here, to incentive the construction of affordable housing.
Posted on: 2016/3/24 17:48
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Re: NJTV News on JC gentrification
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Quote:
He did. But what got to me more is the old "I've lived here all my life" canard raised it's tired head. We are talking about a city here - not some small town where everyone can't wait to get away, but a natural environment for change and renewal. I was also taken aback by the comment from one of the students, about crime intensifying in some neighborhoods as people - who? - are priced out of an area and compressed into ever fewer, smaller, "poor" neighborhoods. IMO, it's hard to argue against gentrification if this is true - should Jersey City, or any city for that matter, go out of it's way to accommodate the bad apples?
Posted on: 2016/3/22 18:08
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Comparing JSQ condos
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Home away from home
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I've looked at a number of condos in the $140-200K range around JSQ, and find myself drawn to one in the St. John's Apartments. It's small - not NYC small, but it's a studio - but has a killer view, and it has a doorman, pool, and health club. For the same price, though, one can get a much larger apartment - in an older building without any amenities. My question is, thinking of smaller condos and the demographic they appeal to, in the context of the coming (supposed?) gentrification of JSQ, would one or the other be a better value?
Personally, I'm fine with the smaller space - the view, and the sense of St. John's being secure, well managed, with responsible residents - make the tradeoff of space more appealing. And, there is a strong demand for smaller condos downtown (Dixon Mills). But in JSQ, is a smaller apartment associated with real city living a good bet compared to a larger place that will appeal to the typical buyer?
Posted on: 2016/3/22 18:00
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Re: The TOD-W Zone
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Home away from home
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What is ordinance 16.050? I assume it hasn't been adopted yet, as it's not listed on Municode, and I can't find any information by searching on-line.
But not knowing the particulars, JC seems to be following the pattern of NYC, which is to incentive the construction of affordable housing by changing the zoning. NYC's approach was more comprehensive, including increasing height limits, and reducing required parking, to enable more high-value units as well as more units on the site. This coming after NYC's tax abatement program, 421A, was allowed to lapse after having been shown to do very little to produce affordable housing. I suspect we may not see significant affordable units as a tradeoff for the alleged reduction of ratable properties, but I wonder what other incentives can JC offer other than this? There are too many neighborhoods with minimal/no mass transit, and few amenities, to entice developers to build bigger and denser - the desirable resident demographic may just not be there yet.
Posted on: 2016/3/22 17:31
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Re: City Budget Suggestion Box - Cost Cutting and Revenue Generating Ideas
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Quote:
It's impossible to make an intelligent suggestion about cutting costs without having a good idea of how expenses are increasing. The city is not a static place - IMO, it's not realistic to try to compare city budgets from 30, 20 , even 10 years ago - even if one laid them out side-by-side in todays dollars. Some durable goods are significantly more expensive, labor is more expensive as a result of the local building booms. The question, in my eyes, is where is JC arguably paying too much for any give line item? If the city needs more workers to manage a changing economic/built/political environment, so be it. But are we getting the best value for the money? And, I agree with you - the need for ensure we are full use of revenue sources is critical. There is another post about parking laws being enforced. I walk from my place in the Heights to JSQ to get the PATH every morning - I see enough moving and parking violations to fund someone's salary!
Posted on: 2016/3/18 18:22
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Re: Cop sleeping on duty
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Home away from home
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Huh. My first thought, like the high-school students who walked by, is that maybe he (the officer) was sick or had a migraine and needed some time to regroup.
The lesson seems to be not to take this into one's own hands unless one is a former JC official. If I ever see this I'll just call the precinct and trust them to deal with it appropriately.
Posted on: 2016/3/18 18:10
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Re: Okay, so who here thinks the Katyn monument needs to go?
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Home away from home
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Not me! I like it. One of the simple pleasures of living in a city is wandering around, and finding statues and monuments to long-lost historic figures and events. Some, like 'Memory', the memorial to the Mr. & Mrs. Strauss, who died on the Titanic, are lovely - tho' you wouldn't know what it's for. Some, like the Bear and Bison (?) sculpture in Leonard Gordon Park in my neighborhood are baffling at first, but a delight once you know the history.
I vote not only for keeping it, but more public sculpture that enhances our sense of history.
Posted on: 2016/3/18 17:57
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Re: Jersey City Progressives, Conservatives, and Fair-Minded Folks, Please Help Freehold Boro!
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Admittedly, I'm challenged by the complexity of school funding, budgets, etc., but a few things confuse me here:
- the lead story (link) indicates that residents voted down the additional funding needed by the school district. What does this mean? It's not clarified in the article. - the state aid report notes there is a surplus in terms of aid per student. How does this factor in? Finally, what is "local fair share"? I Googled it, but could find no authoritative references, only references in 1 or 2 on-line newsletters with a decided anti-pension slant. Sign me, A Fair-minded Progressive
Posted on: 2016/3/18 17:50
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Re: In Jersey City, Gentrification Accelerates, Changing Neighborhoods and Lives
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In downtown Jersey City, folks, downtown Jersey City. Come up to the Heights, and you can see how people have lived in Jersey City for the last 3,000 years!
Posted on: 2016/3/18 17:33
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Re: Van Vorst Park you are so charming. :)
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I don't believe for a second that this was "based on the average of the overall charm of every street and every block in Jersey City" ! Who are they trying to kid, they certainly didn't visit the Heights, which - Ogden Avenue, Sherman Place, and the stretch of Booraem Avenue between Webster Avenue and Lienau Place aside - has no charm whatsoever.
Read more: Hudson Reporter - Jersey City is most charming place
Posted on: 2016/3/11 18:42
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Re: 74 palisade ave
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There are 2 apartments on the market right now, both similar size and layout - the short-sale is asking $150,000. The other unit, which needs work but which doesn't (appear to) need 3rd party approval is asking $175,000.
Posted on: 2016/3/11 18:30
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Re: Parking Permit to 11:00 PM
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Quote:
With the exception of Candice Osborne, the Council is full of idiots who, if they are not actually lawbreakers themselves (Ramchal), pander to the parking mafia (Boggiano, Yun). I think it's particularly outrageous they voted down this important public safety proposal http://hudsoncountyview.com/after-spi ... estrian-safety-ordinance/
Posted on: 2016/3/11 18:23
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Re: 74 palisade ave
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I recently went to see a unit that's on the market. A 2-br railroad flat which has been recently renovated, it looks nice but not high end finishes. It would be good for someone who is a decorator but has limited DIY sills. It's a short sale, so I'm staying away. My impression of the building - older, walk-up, the only amenity is the shared patio which would be nice for small group gatherings but needs better upkeep. The halls are clean with normal wear and tear, but also could use some freshening up cosmetically.
There are only 9 units, and I didn't get any information on the financials. According to the county website, only 1 unit is owned by the sponsor, and no-one owns more than one unit so it would seem eligible for FHA qualified financing. The taxes seemed a little high for the size ($3,160/year for under 800 s.f., and for an older (late 1980's) conversion, but I wouldn't rule it out for that. I walked to JSQ in just over 15 minutes.
Posted on: 2016/3/10 18:58
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Re: proposal for changing R1 zoning to R5 in Downtown JC
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Quote:
I think the minimum ceiling height comes from the over-riding "contextual" approach to the zoning change - most of the older buildings were typically built with stoops and/or much higher ceiling heights (at least on the parlor floors of townhouses). A slightly taller floor will help newer buildings have a harmonious architectural relationship with the surrounding older buildings. I especially like that parking in front of the buildings - the bane of the Heights - will be prohibited. Hopefully the effect of the new zoning language will also be to keep the streetwall more-or-less intact, and allow for landscaping in front to create a subtle visual buffer between the sidewalk and the new buildings.
Posted on: 2016/3/8 19:23
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Re: Santiago Calatrava on his soon-to-be-opened WTC Transit Hub
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Home away from home
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It sure didn't look ready to open when I ambled from my train this morning. But they still have over an hour!
Hopefully it will be done by the time I get to use it - the entrances for those of us who work north of the WTC site note planned to open until later this spring. The reviews are starting to come in, for anyone who's interested http://ny.curbed.com/2016/3/3/1115268 ... -hub-architecture-reviews
Posted on: 2016/3/3 18:51
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Re: Are These Your Kids? Darwin Award Nominees
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Quote:
I showed this to my mom (who is in her late 70's), she thought it was funny, and reminded me of the dumb things I did as a teen... I showed it to my co-worker, who is my age (54) with two older teens - she was mortified. I guess baby-boomers deserve their reputation for being more protective parents - not saying that's a bad thing at all, it's just the generational difference is pronounced!
Posted on: 2016/3/2 18:59
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Re: Fulop and the ‘Fight for Fifteen’
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Quote:
There are several articles about the bookstore in SF closing, the owner also noted the impact of escalating rents and competition from Amazon. That doesn't mean it won't be important to look at the types of business that employ people at such a low wage - most are in service industries such as food and health that are "sticky", i.e. where jobs are less likely to be shipped overseas. I doubt food prep and providing health services are repetitive enough to merit developing automation for those positions. San Jose, CA, on the other hand reports a positive impact of raising their minimum wage http://www.mercurynews.com/opinion/ci ... ge-year-old-success-story. One might draw the conclusion that San Jose is a better example for Jersey City than San Fran, as we don't have the rampant income inequality driving up the cost of residential and commercial rents the way they do.
Posted on: 2016/3/2 18:51
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Re: Lackawanna Warehouse
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Quote:
Clearly you are made of tougher stuff than me... Where do you get across 12th, 14th, and Hoboken Avenues? Not Marin Boulevard, surely.
Posted on: 2016/3/2 18:27
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Re: Lackawanna Warehouse
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A retail/restaurant destination sounds appealing, but as the Herrick report points out the immediate area is woefully underserved by mass transit. Their masterplan calls for a new HBLR station, which is a good start, but the balance of their approach relies on buses - given NJ Transit's atrocious record with local bus service in JC, you are left with a huge destination that is largely dependent on cars to bring in business, and would require a lot of street planning and re-routing to mitigate a potential traffic nightmare.
Having biked to both Lackawanna for the Art Studio Open Tour reception, as well as to JCAS on Hamilton Park, I can tell you the vicinity has zero potential to be bicycle friendly. While this is absolutely a remarkable, important landmark, JC is not like other cities in that there is minimal transit infrastructure, and a history of bad planning. This will complicate any plan to adaptively re-use this awesome structure. IMO, the only approach is technology/start-up business etc., where the transportation needs are limited to those who work their and can probably be accommodated.
Posted on: 2016/3/1 19:16
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Re: Fulop and the ‘Fight for Fifteen’
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Conservatives and corporate lobbyists have been fighting improving the minimum wage since 1937 - http://www.huffingtonpost.com/peter-d ... imum-wage-_b_2750336.html
Good for Mayor Fulop - along with mayors and governors in other places - for standing up to the status quo.
Posted on: 2016/3/1 18:39
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Re: Powerhoure Arts District - 350 Warren Street in Jersey City
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I compared the renderings with the existing photos - it looks like they made the windows deeper, by removing masonry under the sill. This changes the proportions somewhat, now that the windows don't fit within the decorative brick banding, but it's reasonably sensitive. The overall impression of a massive brick structure with many window openings is kept, and the multi-pane sash are in keeping with the building's type and age. It would have been awful to have turned the old windows into picture windows. Overall, a sensitive intervention.
Posted on: 2016/2/29 18:48
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Re: Modera Lofts - Powerhoure Arts District - 350 Warren Street in Jersey City
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This is a wonderful project! After years of watching the old loft buildings in PADNA be demolished for parking garages with a high-rise plopped on top, it's really encouraging to see a carefully planned adaptive re-use that preserves the character of the building. I wish there were photos of some of the units - but if they are finished as the site claims, with high ceilings, exposed beams, even the smaller units will have a lot of character.
And you couldn't ask for a better location - in Jersey City's best neighborhood, with a 5 minute walk to the PATH. I see this doing really well, as it's increasingly harder to find space and amenities of this quality, at this rent, in Manhattan.
Posted on: 2016/2/29 18:42
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Re: Sell or rent JSQ house?
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I started looking to buy in JSQ (having lived in the Heights for 7 years, and finding the lack of mass transit no longer tolerable), so what I have to add is the perspective as a potential purchaser, and not meant to discourage you rather illustrate how some people may experience the area, and articulate how that may impact on their decision to buy a home. I'm not talking about investment. I have to say I am struggling to see it's potential, the ability to walk to PATH notwithstanding.
Of course, a lot depends which block your house is on. North and West of JSQ seems nicer, as does the area closer to St. Peters' College, between JFK and Bergen Avenue. South of Montgomery gets nicer, but not really walkable to JSQ. The area immediately around JSQ is abysmal, with it's permanent homeless encampment. I wish you and your family all the best, and your decision to sell may be the wisest unless you get a lot of feedback on the potential for your immediate neighborhood, vs. JSQ as a whole.
Posted on: 2016/2/28 3:08
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Re: Jersey City Council approves 30-year tax exemption for 5-story Ward F building
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The city budget, and thus city taxes, increased from 2000 to 2016. That's inevitable, and - I would assume - we are all in agreement it's a property owner's responsibility to plan for rising taxes and costs, account for expected changes in their financial situation, and have some contingency plan for unexpected changes in their situation.
As I said, I never refuted Yvonne's points, but I am questioning using the inevitable delinquency of some homeowners to criticize the city's larger development plans. I did a little research myself about one of the properties up on the 1/7/16 City Owned Property Sale - 60 Virginia Avenue. It sold in 2005 for $230,000, in 2006 for $330,000, and in 2007 for $475,000. Admittedly, looking at one property is hardly conclusive, but it seems to me this property was repeatedly flipped by people hoping to cash in. I imagine there are other situations, but my question stands - who is really being "taxed out"?
Posted on: 2016/2/27 17:02
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Re: Jersey City Council approves 30-year tax exemption for 5-story Ward F building
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It's not that I don't sympathize, Yvonne, it's more that I just don't understand. I'm a small home (well, condo) owner. My taxes are quite small - under $3,000/year which seems appropriate for my small home. From what I read here brownstones downtown are only $10,000/year in taxes. A whole house!
So I understand, what are we talking about? Who is really being taxed out? And if they can't afford $250 to $850 a month should they really own property in the first place?
Posted on: 2016/2/27 1:58
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Re: Plan to lower parking minimums in Jersey City spurs anger
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Quote:
I feel very much the same way that you do about urban living, and want to be on your side about the issue of cars, but your downtown centric attitude makes that hard. And as the Council's recent vote on the required parking waiver for the development site on Coles and 10th Street, I fear this attitude will not only not help get more people on board with a very important cause, it will hurt - Coles and 10th Street is a 15 to 20 minute walk to PATH, and really has no bus service http://www.dougandadrienne.info/njbus/indexnnj.html. I live in the Heights, and can tell you how incredibly inconvenient it is to rely on buses (never on schedule, infrequent service, no late night service within JC) and the HBLR (which really doesn't take you anywhere, except to the PATH in Exchange Place, I've ridden it to Liberty State Park, it goes through all these boring new residential complexes). There are many, many neighborhoods that have a limited degree of walkability, but are not connected in a meaningful way via mass transit to the larger city. A lot of the development is DTJC, but it is not around Van Voorst Park. It's in the Village, the outskirts of Hamilton Park, where mass transit is not really a viable option to owning a car.
Posted on: 2016/2/26 19:23
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Re: Chic Pea
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I assumed this was another post about another downtown restaurant, so ignored it till now. You learn something new every day! I'm glad to have the link to the blog, I think she's fun, friendly. It's great she featured a local place in the Heights, and did a fashion shoot in Riverview Park. So her restaurant reviews are not Zagat worthy, they're less self-conscious and self-referential than Yelp.
Posted on: 2016/2/26 18:51
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Re: Jersey City Council approves 30-year tax exemption for 5-story Ward F building
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Quote:
Could the inclusion of outdoor amenity space for the residents mitigate the lack of direct funding ("giveback") for public parks? I could see that as a way of justifying that scenario. I do think the affordable trust fund contribution is small - not even enough to build one unit. My hope - expectation - as always, is that the city does something meaningful with the additional revenue (beyond what taxes would bring), e.g., build a new park. Has this ever been documented for other abatement properties? I find Yun's assertion there will be only 4 students laughable, tho' I mean, he is from the Heights - if this building were in the Heights there would be at least 1 kid in each studio!
Posted on: 2016/2/26 18:37
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Re: Parking Permit to 11:00 PM
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Quote:
The mayor said no. He stated people should use mass transit. Where Mayor Fulop is this mass transit? I have seen bus lines disappear since the 1970s and there has been talk of the No. 10 bus on Kennedy Blvd disappearing, too. When I moved to the Heights in 2008, the mass transit options were better - the Red & Tan 10/99S ran from PABT down Central Avenue, 24/7. Despite public outcry, it was replaced by the 119 that runs at rush-hour, weekdays and Saturday, doing away with our one-and-only 24/7 connection to Manhattan. The HBLR used to run to Hoboken on weekends, making it a good alternative to the 87 (which never runs on schedule) if you wanted to get into the city via PATH from 2nd or 9th Streets. That service has since been discontinued. Managing - and diminishing - the need for parking is not a chicken-or-egg issue, rather, improving transit must come first. If the Mayor truly believes more use of mass transit is the solution, he needs to be honest with us why his administration cannot make more progress with it.
Posted on: 2016/2/25 19:58
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