Kelcey wrote:
I really don't see how it could be more affordable to make the kind of change that you are talking about compared to buying a larger, already built place.

Seems like you minimally encounter:
Increased taxes
Increased maintenance/condo fees
Permit fees
Architect/engineer fees
Lawyers
Contractor/cost of building

But all this speculation is for nothing. Your first stop is the condo board. If they say no, that's it. I agree with others that there's no positive benefit for the other units in the building--only inconvenience and risk (which could potentially be alleviated by throwing a lot of money at them, so maybe add that to the above list?).

JadedJC wrote:
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ProdigalSon wrote:
What I would like to move into doesn't seem to exist, or is seldom for sale Downtown. Moving out of JC however is an option.

I realize it inconveniences people but to be blunt, there are so few people that I'm inconveniencing, that I'm sure I could pay for the compliance. It will inevitably bring value to other peoples homes which is also a plus.

I of course realize my taxes, and maintenance fees would increase.

One thing that Consumed is incorrect about is that my construction would increase the taxes on my neighbors. This isn't true. Condo taxes are all assessed to the individual units, and the buildings or associations end up not having a tax bill.

Please keep the advice coming, I'm very interested in hearing other peoples opinions on this matter and any advice anyone would have.

Speaking very frankly and without malice, if you were in my building and if I were on the board, I would oppose your plan and recommend other building owners vote against it. The reason is very simple. There is almost no upside for the other owners but plenty of (potentially costly) downside. While the additional floor would enhance your unit's value, I don't see how it would improve the building as a whole or other units.

We had a similar situation at a previous building lived in, and I was on the board. One of the owners wanted to expand his unit. A 15-minute phone conversation with the HOA's lawyer convinced me this was a bad idea. While expanding outward on a ground floor unit in this case isn't as drastic as adding an entire floor, it is nonetheless major construction - and that always carries risk of damage to the building and other units. The unit owner, of course, will assume all responsibility for damage, but let's say something goes horribly wrong and he's now on the hook for five or six figures in damages. He's a middle class owner and simply doesn't have the means to make things right. Sure, the other owners can band together and sue, but that costs thousands upfront to retain a lawyer. You can even win a judgment against the owner, but any decent lawyer will tell you winning a judgment and actually collecting on it are two completely different things. You could file a lien on the condo unit, but get in line because your claim comes behind any claim the mortgage lender and the lender for this ambitious home improvement might have on the property.

One compromise might be to offer a hefty sum in escrow to deal with any potential damage to the building and other units. It'll depend on the size of the building I can't imagine anything less than $20k-$30k for a small building. Even if you were to get this additional floor built, do you really want to be put in a position where your neighbors will blame you for every crack in the wall and other problem that shows up down the road? It may not be related to your construction, but I guarantee you, human nature being what it is, there will be people saying "Well, I never had this problem until you built your addition on the roof." There is a reason why people generally don't build additions to condos. Save that for a single-family home.

Luckily in the end, we weren't put in a position of having to say "no" to our neighbor. He abandoned the idea and decided to simply buy a bigger place once he realistically priced the actual cost. On top of construction, the cost for the lawyer(s), engineer and architect meant the total outlay far exceeded any financial sense as well as his credit line. Then there was the emotional cost of time and aggravation.

TwoBootsJC wrote:
Hi Folks,

I couldn't resist joining in this debate. (Sometimes I think I'm crazy for taking such a prominent role on this issue but have found that most people, when they hear our points, sympathize with us and understand our position.) I hope you'll take the time to read this.

I have been the spokesperson for a group of 17 downtown businesses that includes, among others, Park and Sixth, Orale, La Conguita Barcade, Beachwood Caf?, the Little Sandwich Shop, and Ibby's Falafel. We have asked the Historic Downtown Special Improvement District, of which we are members, to end the sale of prepared foods at the farmers market. We believe that it should return to its original form which was essentially produce and other farm products sold by the actual farmers.

A little background is in order. The problem of prepared foods only became a big problem when the SID, which was set up to help its member businesses instead decided to go into competition with us in order to fill a budget hole. The easiest way to do this was to find vendors from all over New Jersey and New York who would come in and rent space at the plaza to sell their foods.

However, our problem with the SID is not your problem. The question is, even if it was run by someone else, why would it be wrong to allow the food court to continue? Let me explain.

1. The food trucks and table vendors represent predatory and unfair competition. How can I say this? It's pretty simple. When we open a restaurant we have to invest hundreds of thousands if not millions of dollars. We then have to pay astronomical rents to be close to Grove Plaza. We pay high taxes and fees to Jersey City. The food trucks and table vendors have none of these costs. They pay a small fee and get to parachute in during the busiest hours of the day, the dinner rush. (They can stay away during the slow times.) So, their cost advantage is huge. Imagine running a business where your competitors minimum-wage could be half of yours. That's what this is like. It's completely unfair.

2. Brick-and-mortar stores like ours make an immense contribution to the Jersey City economy. The food trucks and table vendors do not. Fully two thirds of the vendors at the Grove Plaza farmers market are from outside of Jersey City. They haven't built out any restaurants or hired any local contractors. They pay no rent to downtown landlords. They employ no Jersey City residents. They pay almost none of the Jersey City taxes and fees that we pay. Of the 10 vendors at Grove Plaza that are from Jersey City, only four of them have actually built brick-and-mortar establishments. None of them have done so in the pricey downtown area. So even they have a huge cost advantage over us.

3. We are all for fair competition. Several of you have mentioned the opening of Porta next door to Two Boots. I welcome them. They have invested millions in a beautiful new space. They are competing with me fairly. When Roman Nose opened, they took a bite out of my sales. But I welcomed them also. They are nice guys and serve good food. But, as I explained above, a food truck or a guy selling from the table from southern New Jersey or Brooklyn is simply not fair competition.

4. An empanada eaten does hurt pizza sales. Consumers prize above all else, convenience. If you can grab some food the moment you emerge from the Path station and you're hungry, you'll do so. Some people might say "no, I want pizza and I'll walk the half block." Many won't though. That's just human nature. But it's even worse for others. Just last night, at the City Council meeting, the owner of Ibby's testified as to how he now has two competitors at Grove Plaza selling falafel and hummus. Imagine, this is a guy that took the step of investing in Jersey City 20 years ago and makes some of the best food you could ever want and he's losing sales to vendors from outside of Jersey City Who are in effect given a huge subsidy by the Special Improvement District when they are allowed to sell at the best location in Jersey City. This simply is not right.

5. Jeff Favia clearly has many detractors here. I cannot comment as to some of the claims that have been made. I don't know Jeff well enough. What I can say is that he invested approximately $3 million in one of the nicest looking restaurants in Jersey City and has immeasurably improved the way the plaza looks. What if a Hooters had gone in there? I think his views need to be taken
seriously.

Finally, as to Two Boots, we have tried to contribute in every way possible to Jersey City. We are a consistent supporter of numerous neighborhood organizations including ArtHouse, the Boys and Girls Club, WBGO and local schools. When two buildings burned down on Manila last year, we were the first to offer our space for a fundraiser for the occupants who were burned out. I know other businesses are similarly generous. These are things that food trucks and vendors from tables simply will not give to Jersey City. It's another reason why it's so important that everybody support brick-and-mortar businesses.

If we give it time, we will get all of the restaurants we want. But so long as there are tables and food trucks at Grove Plaza restauranteurs will be less likely to build. I know everyone loves convenience. But convenience has costs.

Thanks
Aaron

TwoBootsJC wrote:
Hi Hilltop Girl,
You stated that we had something to do with closing down The Space Station in 2012. I've never heard of it. Can you please explain?
Aaron

moobycow wrote:
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ProdigalSon wrote:
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moobycow wrote:
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ProdigalSon wrote:
Does anyone know where I can learn about the pre-k process and what options are available to JC residents?

There's a Jersey City Moms group that is probably a good bet:

http://www.meetup.com/jerseycitymoms/

Unfortunately my anatomy is such that I don't fit in with this group.

In that you could reach out to them and they would likely be able to point you in the right direction.

moobycow wrote:
Quote:

ProdigalSon wrote:
Does anyone know where I can learn about the pre-k process and what options are available to JC residents?

There's a Jersey City Moms group that is probably a good bet:

http://www.meetup.com/jerseycitymoms/

user1111 wrote:
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