MDM wrote:
[quote]
hero69 wrote:


anyone, ever convert a fluorsecent fixture into one that can take led bulbs?[quote]


Done all the time


Ballast Bypass (most energy efficient method) re-wire the light that the new LED tube runs on line voltage.

Ballast compatible: Just pop it in.

Memorial Sloan has been doing the ballast bypass method. They have been getting their bulbs from Tri State LED, which based on their performance tests, proved to be the most reliable.

JaclynFulop wrote:
Liberty Humane Society Set To Expand 1st in State $10 Spay &
Neuter Program; 1502 Animals Served in 2019 Alone[/size]

Exchange Physical Therapy Group & Jaclyn Fulop Partner with Liberty Humane Society
to Raise $200k to Support Program; Announce Second Major Fundraiser


We all know that spay and neuter services are essential to stabilizing animal populations and preventing more homeless pets. But too often cost prevents pet owners and cat caretakers from taking this life-saving step.

We are thrilled to continue to bring low-cost spay/neuter to the communities we serve, in memory of Chloe Fulop, the beloved dog who inspired the creation of this program.

The event is November 14th from 7:30pm-9:30pm in Harborside JC Atrium.

Tickets are $40 and proceeds go directly to Spay& Neuter Program

Tickets can be purchased : https://www.exchangephysicaltherapygroup.com/make-a-donation

brewster wrote:
Quote:

jimvfx wrote:
Hi all,

Does anyone know how I can go about disposing of old fluorescent tubes (I have about a dozen of them).

Will normal trash pick them up?

Thanks in advance!

best

Jim

One option is bring them to Home Depot, I've brought bags of them there.

neverleft wrote:
.
Jersey City’s loss is Rutgers’ gain: Dormant museum collection 'gifted’ to state university

Updated 6:42 PM; Today 4:42 PM (10/4/2019)
By Ron Zeitlinger | The Jersey Journal

The sign sits in front of 350 Montgomery St., a silent reminder of an institution that thrived for more than 100 years, then ran into financial troubles and died a slow death.

“Jersey City Museum” says the sign in white letters, just below an official Jersey City logo. The sign belongs to the city. The museum, which closed in 2010 and reopened briefly in 2012, did not.

https://www.nj.com/hudson/2019/10/jers ... -to-state-university.html

K-Lo2 wrote:
The dollar store appears to be unaffected, if the third picture in the article is accurate.

And Nick....

asny10011 wrote:
the “lift” is always breaking downthere... i don‘t need it but i’m tired of seeing all their updates about the lift not working at Grove St.

Also, the weekend closures to WTC really suck. Why can‘t they run direct trains to 33rd on weekends??

SgtAnthonyPark wrote:
IMPORTANT NEIGHBORHOOD MEETING CALLED BY SGT. ANTHONY PARK NEIGHBORHOOD ASSOCIATION AND INVITES ALL TO MAY 30TH MEETING:
Developers are proposing a 21 UNIT LARGE SCALE DEVELOPMENT covering ?36-42 Waverly St?.
Please join us to review and respond to the developers and to discuss future development in the Heights.
Thursday May 30th, 7:00 PM
Christ Hospital meeting room, ?176 Palisade Ave, 07306

[img width=300]https://scontent-lga3-1.xx.fbcdn.net/v/t1.0-9/59640889_2144396912296792_6010324921320734720_n.jpg?_nc_cat=101&_nc_oc=AQnlMbbNycmXKK-kYxZ3Dnsj5OiTkG2N4hQC0GdiYU3TIVjOAecCW-39RoPCrBjuubE&_nc_ht=scontent-lga3-1.xx&oh=90efeb5c108915c394f73412e1573ea7&oe=5D510113[/img]

brewster wrote:
Quote:

hero69 wrote:
Quote:

brewster wrote:
Quote:

JCBORN wrote:
You can only convert to condos if the building is empty?

I believe you can convert it with tenants, and even sell the unit, though you won't get the same price with a rent controlled tenant as you would vacant.

Quote:

MDM wrote:
If she is in Zone R-1 (most of the Heights is R-1), she could only build a Bayonne Box 2 family. Better off rebuilding the 4 family.

Get the right builder and it will be a new building. I've seen it several times now that they leave a stick or 2 of the original standing as a "grandfathered zoning fig leaf" and basically build a completely new building. One 4 family, they even raised the ceiling height of every floor and doubled the lot coverage.

her building is 4 family....no rent control...bayonne boxes are fugly but i guess they make money...how much to build a bayonne box?

You don't understand, what we're saying is she's better off rebuilding the 4 family completely and give lip service to the zoning.

brewster wrote:
Quote:

JCBORN wrote:
You can only convert to condos if the building is empty?

I believe you can convert it with tenants, and even sell the unit, though you won't get the same price with a rent controlled tenant as you would vacant.

Quote:

MDM wrote:
If she is in Zone R-1 (most of the Heights is R-1), she could only build a Bayonne Box 2 family. Better off rebuilding the 4 family.

Get the right builder and it will be a new building. I've seen it several times now that they leave a stick or 2 of the original standing as a "grandfathered zoning fig leaf" and basically build a completely new building. One 4 family, they even raised the ceiling height of every floor and doubled the lot coverage.

Yvonne wrote:
When LeFrak was negotiating with JC, it had strong rent control laws. LeFrak refused to build high rises unless JC changed the laws and it did. New construction has a 99 year free period from rent control so basically, no rent control. That change happened sometime in the 1980s. It is the reason why so many older buildings became condos. In the 1970s many older building in downtown and Journal Square were rent controlled, basically, they are now all condos.

MDM wrote:
Quote:

wow, I thought rent control only applied to older buildings built before 1969(?) containing 5 units or more. So, are you saying that JC could impose rent control on all those high rises?

From what I understand, Jersey City currently does not apply rent control to new construction. However, they could, but the State law preempts the city from doing so until the building is five years old.

Fulop's opponent in the last election ran on a platform of expanding rent control right down to single family homes.

brewster wrote:
Quote:

JCBORN wrote:
Did anyone on here convert a rent-control building into condos? Is that an easy process?

FYI, it still doesn't take it off rent control, one owner cannot own more than 4 units or it stay on. Plus you'd get killed by the tax increase! Condo and sell is a better plan. Even better plan is to scrape the typically crappy old building with funhouse floors and crumbling ceilings off the lot and start fresh building modern more valuable condos to sell. A lot of those rent control railroads are pretty awful living spaces, 11' wide, 65' long with windows only at the ends.

MDM wrote:
Quote:

JCBORN wrote:
Did anyone on here convert a rent-control building into condos? Is that an easy process?

Your big upfront expense will be bribing the tenants to leave. Typically this is 2 to 3 years worth of rent paid once the tenant leaves. Hoboken during the 1980s real estate boom was infamous for incidents of mafia lighting hitting buildings. Nothing gets rent controlled tenants out faster than a fire.

I did one building years ago that I got off rent control: I eliminated the commercial unit, turning it into a 4 family. You can do this with 6 and 8 family buildings as well.. Combine the apartments into huge units. Huge apartments though, especially in a downturn, can be harder to rent.

New construction (unless the state law changed since I less checked) is free from any local rent control ordinance for 5 years.

I_heart_JC wrote:
Quote:

MDM wrote:

I read the ordinance. The AirBNB spokeswoman is correct about it pretty much killing the business outside of owner-occupied 1 to 3 family buildings.

Non-owner occupied properties are essentially banned (over 3 units) or severely limited (28 days max a year). With the limits and the registration fees, AirBnB becomes non economical to do, which is I think the point of the regulations.

As the next-door neighbor of an entire apartment building that's being run as an AirBNB hotel, I applaud this restriction. The developer pitched this new construction to the neighborhood and zoning board as rental apartments, and then promptly furnished them and listed them all on AirBNB and comparable overseas short-term rental sites. He lives in the Hamptons, and his neighbors get to deal with the noise and confusion of a stream of transient visitors. (Confusion because, weekly, one of them sets off the fire alarm, and our street is filled with ladder trucks. Maybe label your system more clearly, absentee concierge?)

Yvonne wrote:
I just read the ordinance purpose, the return will drop from 6% to 2.5% above the maximum passbook. More building will become condos.

TheJSQuare wrote:
I tried posting this on Craigslist and I don't even think it's showing up properly. Not sure where else to list. This is the first time I've ever sold property.

Motivated to sell. Testing the market before I have to clean it up and rent it. Great investment property. My loss is your gain.

1 bedroom apartment in Journal Square
laundry in building
attached garage (waiting list to get a spot)
4 blocks from PATH Station.

Secure building.

Looking to sell apartment As-Is. It needs cosmetic work like painting and cleaning, as well as a stove and refrigerator. Looking to make a cash deal.
Renovated one-bedroom units have sold for $200k.

Great neighborhood with a post office, market, banks, all kinds of food, a gym, etc.

It's a safe walk along busy Bergen Ave OR Kennedy Blvd to get to this building.

You can see videos of the apartment below. Please contact me if youd like to see in person.

https://www.youtube.com/watch?v=OpdVBupK1kI

https://www.youtube.com/watch?v=9AQPW6qC4U8

https://www.youtube.com/watch?v=pKxeYnUhoyM

https://www.youtube.com/watch?v=Np77kdFM95Y

Annod wrote:
Terrence T. McDonald
@terrencemcd
1:11 PM - 2 May 2019

Jersey City Whole Foods news from Mack-Cali's new quarterly report: 47Ksf store and 47Ksf northeast HQ in Downtown Jersey City

https://twitter.com/terrencemcd/status/1123998428713947143

https://www.prnewswire.com/news-releas ... 19-results-300842312.html

jc_dweller wrote:
Quote:

JCBORN wrote:
Quote:

user1111 wrote:
Quote:

hero69 wrote:
what rent control crisis. i see cheap apartments downtown all the time, whenever i pass by realtor offices

Wait, What? Do you understand what rent control is?

Rent control is a government program that places a limit on the amount that a landlord can demand for leasing a home or for renewing a lease. Rent control laws are usually enacted by municipalities and the details vary widely. All are intended to keep living costs affordable for lower-income residents.

I don't believe it is for lower-income residents. That would be Section 8. If you make too much money, then you would not qualify for section 8. Maybe the same should apply to rent-control.
You can make $1,000,000.00 /year and still live in a rent-control apartment. You can live in Florida and still not give up your rent control apartment in Jersey City. These are some reasons why I believe we need to update the ordinance.

Rent Control: yes you can make $1m year and live in rent control. there are no income limits on rent control - all you have to do is find a unit that qualifies. All buildings over xxx years old (I think it's 35 but I could be wrong) with 4+ units are rent controlled. The annual increase is set by the city.

Section 8: restricted to those with low incomes whereby the government subsidizes the rent by paying a portion of it directly to the landlord.

Affordable housing: units set aside for people making xxx% of the AMI. This includes Very low (30%) , low, moderate, and 120%, if I remember correctly. The number ranges based on # of people in the household, but a 1 person household can make up to somewhere in the $70k range to qualify at 120%. https://www.nj.gov/dca/affiliates/coah/reports/incomelimits.pdf

The problem with this conversation is that when (many) downtown residents complain about a lack of affordable housing they aren't talking about the people making $50k (or a family making $90k who has to pay most of their income for housing. What they're really saying is "because I can't afford to live on this block it's not fair." Guess what, if you're making $80k, $200k, whatever, the amount of affordable housing downtown will not impact your housing choice. It's lovely if everyone is just complaining because they're altruistic and are advocating on behalf of their less-fortunate neighbors, but I highly doubt that.

MikeyTBC wrote:
Quote:

hero69 wrote:
there are a glut of apartments in downtown jersey city. from what i have seen rents for older homes have been falling

really? could you post a few that are a part of this "glut" i have friends that are currently looking for something reasonable.
thanks in advance.