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Re: Developers reveal plans for 35-story tower at Jersey City Pep Boys site
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Construction starts on Jersey City apartment project that includes affordable units

NJBIZ  By Joshua Burd, March 10, 2016 at 2:12 PM

Vertical construction is underway for a 35-story tower that will be downtown Jersey City's first residential building in more than three decades to have a so-called 80/20 mix of market-rate and affordable units, city officials announced.

Known as Hudson Exchange West, the $220 million project is being developed by Forest City Realty Trust and G&S Investors, according to a news release. It will include 336 market-rate units, 85 affordable units and 10,000 square feet of retail space, sitting between Marin Boulevard and Washington Street and just north of Second Street.

Plans also call for an accessory parking garage, new street improvements surrounding the block, as well as a public plaza that includes more than 10,000 square feet of new open space.

Read more:  http://www.njbiz.com/article/20160310 ... includes-affordable-units


Posted on: 2016/3/11 0:23
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Re: Developers reveal plans for 35-story tower at Jersey City Pep Boys site
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Today: 20150820-_IGP5360 20150820-_IGP5351 As planned.

Posted on: 2015/8/20 23:00
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Re: Developers reveal plans for 35-story tower at Jersey City Pep Boys site
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Jersey City council awards 25-year abatement for residential towers with support from union workers

By Ben Shapiro | The Jersey Journal The Jersey Journal 
August 20, 2015 at 10:25 AM

JERSEY CITY — Union workers flooded City Hall Plaza and then the council meeting last night to support the approval of a residential housing project in Downtown Jersey City.

Hundreds of workers from a variety of labor unions attended the meeting and saw the council members approve a 25-year tax break for a two-tower, 800-unit project on Marin Boulevard by a vote of 7-2. 

Read more:  http://www.nj.com/hudson/index.ssf/2015/08/post_767.html


Posted on: 2015/8/20 15:57
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Re: Developers reveal plans for 35-story tower at Jersey City Pep Boys site
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The Green Villians crew tagged the crap out of the old Pep Boys site to the point of urban ugly 70's subway. Or is it a good look for a temporary structure ?

Posted on: 2015/7/22 13:19
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Re: Developers reveal plans for 35-story tower at Jersey City Pep Boys site
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LOL! do some ya'll smoke crack? Hilarious.

Posted on: 2015/7/3 14:13
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Re: Developers reveal plans for 35-story tower at Jersey City Pep Boys site
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Quote:

hero69 wrote:
also, i think there must be a way to do double decker trains (on verkly low wheels).


Plenty of room on top! Where do come up with this?

Resized Image

Posted on: 2015/7/3 13:56
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Re: Developers reveal plans for 35-story tower at Jersey City Pep Boys site
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hamhock wrote:
There are some mornings at Newport station where the 33rd St trains are a bit too packed; when that happens, I take the next Hoboken-bound train instead (which is completely empty) and then grab a 33rd Street train from there. Like the weekend method, except somewhat speedier since trains run more frequently.
in paris, trains come every 90 seconds. i wonder if there is a way to use thestagger trains so that they could run trains into manhattan on both tracks during rush hour and have jersey could trains sit in a holding pattern until 5 empty trains can roll in unison. also, i think there must be a way to do double decker trains (on verkly low wheels).

Posted on: 2015/7/3 0:42
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Re: Developers reveal plans for 35-story tower at Jersey City Pep Boys site
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There are some mornings at Newport station where the 33rd St trains are a bit too packed; when that happens, I take the next Hoboken-bound train instead (which is completely empty) and then grab a 33rd Street train from there. Like the weekend method, except somewhat speedier since trains run more frequently.

Posted on: 2015/7/2 14:33
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Re: Developers reveal plans for 35-story tower at Jersey City Pep Boys site
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JcDevil wrote:

Unfortunately, not really, because of the turnaround problem. They could easily run every 3 if it was a loop track like at WTC/Newark, but it would be something close to impossible to rebuild the 33rd Street station like that.


Except for the part where this happens already on the L train, which has a 3 minute headway between trains and a dead end track at 8th Avenue. In fact they plan to eventually add more trains per hour on the L over time.

The problem is that the PATH signal system is being upgraded. Also some of those sharp bends after Christopher might create congestion.

Posted on: 2015/7/1 21:05
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Re: Developers reveal plans for 35-story tower at Jersey City Pep Boys site
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Here's an idea that may be controversial...

Could there be a rush hour fare like in DC and LIRR to discourage overcrowding by traveling slightly earlier or slightly after the busiest times?

Say it was 3.75 instead of 2.75 normally during peak hours while off peak fares decrease to $1.75 or whatever would be required so its revenue neutral.

Once the trains reach their maximum possible physical capacity, it may be the only way short of a new tube...

Posted on: 2015/7/1 20:51
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Re: Developers reveal plans for 35-story tower at Jersey City Pep Boys site
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JcDevil wrote:
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JCGuys wrote:
PATH trains to midtown run every 5 minutes. They can probably get it down to 2 or 3.


Unfortunately, not really, because of the turnaround problem. They could easily run every 3 if it was a loop track like at WTC/Newark, but it would be something close to impossible to rebuild the 33rd Street station like that.

The real thing that's going to ease congestion is going to be the WTC Transportation Hub. It will require a bit of cash, but going from Grove to WTC and transferring underground to the 2/3 will be a faster trip to Penn Station than the 33rd Street PATH.


Obviously, you are both wrong. The PATH is now running rush hour trains every four minutes in the mornings, not every five minutes. They did this by taking a few trains away from Hoboken, much to their chagrin.

So, getting the frequency down to 3 minutes might be doable, but it could get very tricky and would likely need to wait until the signals are upgraded (the never ending project with the ever moving completion date!)

As for the PATH to the 2/3 to 33rd Street being faster than just riding the PATH, that's simply impossible. The 2/3 train ride alone (from the WTC station to Penn Station) takes 15 minutes. Add the 7 minutes for the PATH (from Grove to WTC) and the time to walk/transfer, and you are looking at no less than 25 minutes. And, that's assuming you are super lucky and do not have to wait for the train to arrive. The PATH ride from Grove to 33rd St is 18 minutes.



This is good news. I didn't realize it had been reduced down to 4 min. Since the NWK-WTC line runs every 5 min (I believe) that's a train to NYC passing grove street on average every ~2 min 15 seconds.

Also, I'm not sure about the time to Penn being faster by taking the WTC line. It's a long transfer at WTC that involves a whole lot of walking.

Posted on: 2015/7/1 20:45
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Re: Developers reveal plans for 35-story tower at Jersey City Pep Boys site
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bodhipooh wrote:

Obviously, you are both wrong. The PATH is now running rush hour trains every four minutes in the mornings, not every five minutes. They did this by taking a few trains away from Hoboken, much to their chagrin.

So, getting the frequency down to 3 minutes might be doable, but it could get very tricky and would likely need to wait until the signals are upgraded (the never ending project with the ever moving completion date!)

As for the PATH to the 2/3 to 33rd Street being faster than just riding the PATH, that's simply impossible. The 2/3 train ride alone (from the WTC station to Penn Station) takes 15 minutes. Add the 7 minutes for the PATH (from Grove to WTC) and the time to walk/transfer, and you are looking at no less than 25 minutes. And, that's assuming you are super lucky and do not have to wait for the train to arrive. The PATH ride from Grove to 33rd St is 18 minutes.



It's 12 minutes on the 2/3 or A/C from Fulton to Penn, not 15, and the walk from the 33rd street PATH to Penn is about 6-7 minutes. If you're going to the 8th Avenue side of Penn, it's absolutely time-competitive.

Posted on: 2015/7/1 19:46

Edited by JcDevil on 2015/7/1 20:13:35
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Re: Developers reveal plans for 35-story tower at Jersey City Pep Boys site
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JcDevil wrote:
Quote:

JCGuys wrote:
PATH trains to midtown run every 5 minutes. They can probably get it down to 2 or 3.


Unfortunately, not really, because of the turnaround problem. They could easily run every 3 if it was a loop track like at WTC/Newark, but it would be something close to impossible to rebuild the 33rd Street station like that.

The real thing that's going to ease congestion is going to be the WTC Transportation Hub. It will require a bit of cash, but going from Grove to WTC and transferring underground to the 2/3 will be a faster trip to Penn Station than the 33rd Street PATH.


Obviously, you are both wrong. The PATH is now running rush hour trains every four minutes in the mornings, not every five minutes. They did this by taking a few trains away from Hoboken, much to their chagrin.

So, getting the frequency down to 3 minutes might be doable, but it could get very tricky and would likely need to wait until the signals are upgraded (the never ending project with the ever moving completion date!)

As for the PATH to the 2/3 to 33rd Street being faster than just riding the PATH, that's simply impossible. The 2/3 train ride alone (from the WTC station to Penn Station) takes 15 minutes. Add the 7 minutes for the PATH (from Grove to WTC) and the time to walk/transfer, and you are looking at no less than 25 minutes. And, that's assuming you are super lucky and do not have to wait for the train to arrive. The PATH ride from Grove to 33rd St is 18 minutes.


Posted on: 2015/7/1 19:17
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Re: Developers reveal plans for 35-story tower at Jersey City Pep Boys site
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JCGuys wrote:
PATH trains to midtown run every 5 minutes. They can probably get it down to 2 or 3.


Unfortunately, not really, because of the turnaround problem. They could easily run every 3 if it was a loop track like at WTC/Newark, but it would be something close to impossible to rebuild the 33rd Street station like that.

The real thing that's going to ease congestion is going to be the WTC Transportation Hub. It will require a bit of cash, but going from Grove to WTC and transferring underground to the 2/3 will be a faster trip to Penn Station than the 33rd Street PATH.

Posted on: 2015/7/1 19:01
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Re: Developers reveal plans for 35-story tower at Jersey City Pep Boys site
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PATH trains to midtown run every 5 minutes. They can probably get it down to 2 or 3.

Posted on: 2015/7/1 18:14
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Re: Developers reveal plans for 35-story tower at Jersey City Pep Boys site
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Because of overcrowding on the PATH i switched to the ferry. Now the ferry is getting crowded =(

Posted on: 2015/7/1 18:07
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Re: Developers reveal plans for 35-story tower at Jersey City Pep Boys site
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bodhipooh wrote:
Slightly amusing to see people predicting the end of the DTJC boom because of overcrowding in PATH trains. That will never come to pass... If your logic was at all sound, no one would live in Williamsburg (have you seen those L trains at rush hour?!? They make the PATH look downright civilized) or even Park Slope or neighborhoods served by the 4/5. Both of those lines run at over capacity on a daily basis.

People choose where they want to live, and then figure out how to get around.


I suspect most of the people predicting the demise of DTJC RE values have been priced out of DTJC and they are praying for anything that will make it affordable for them. There are plenty of them on this board.

Posted on: 2015/7/1 12:58
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Re: Developers reveal plans for 35-story tower at Jersey City Pep Boys site
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Slightly amusing to see people predicting the end of the DTJC boom because of overcrowding in PATH trains. That will never come to pass... If your logic was at all sound, no one would live in Williamsburg (have you seen those L trains at rush hour?!? They make the PATH look downright civilized) or even Park Slope or neighborhoods served by the 4/5. Both of those lines run at over capacity on a daily basis.

People choose where they want to live, and then figure out how to get around.

Posted on: 2015/7/1 12:49
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Re: Developers reveal plans for 35-story tower at Jersey City Pep Boys site
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NewportNJ wrote:
Yup, the PATH in a year will be slammed for the people at Grove and Newport going into 33rd in the morning. They can hardly get on as of right now, with more than a half dozen high rises going up on line? Fuggetabouit.


There's a reason to move to JSQ or Harrison. At least you'll still be able to get on the train in the morning at those stations...

Posted on: 2015/7/1 7:36
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Re: Developers reveal plans for 35-story tower at Jersey City Pep Boys site
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Yup, the PATH in a year will be slammed for the people at Grove and Newport going into 33rd in the morning. They can hardly get on as of right now, with more than a half dozen high rises going up on line? Fuggetabouit.

Posted on: 2015/6/22 18:59
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Re: Developers reveal plans for 35-story tower at Jersey City Pep Boys site
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Yvonne wrote:
At the June 8th caucus meeting, the discussion on affordable housing for the Powerhouse arts district was interesting. The guidelines for that area is between $80,000 to $120,000 for those affordable units. The median income according to the 2010 census is $55,000 and that group includes homeowners who pay full taxes. So even affordable housing which includes tax abatements for $46,000 income guideline shows the small homeowner is carrying the tax burden for the city because they receive a tax bill regardless of their income.


I think what you are saying is people's property tax bills are high. Given a median property value of $316k - the property tax bill works out at around 6k - over 10% of median salary. Median rent looks worse - $1,172 is probably > 50% of take home pay for someone on $56k/year.

Try telling that to the idiot pols who are happy to hit us with 4%+ increases whenever they feel the need.

http://www.city-data.com/city/Jersey-City-New-Jersey.html

Estimated median house or condo value in 2012: $316,300 (it was $137,900 in 2000)
Jersey City: $316,300
NJ: $311,600
Mean prices in 2011: All housing units: $397,526; Detached houses: $343,374; Townhouses or other attached units: $384,578; In 2-unit structures: $400,883; In 3-to-4-unit structures: $444,810; In 5-or-more-unit structures: $351,458
Median gross rent in 2012: $1,172.


No, I am saying to qualify for those affordable units, which is also called housing for artist, the income level for those affordable units will be in the $80,000 to $120,000 range. One of the council said many artists live on $20,000 a year and would not qualify for those affordable units.

Posted on: 2015/6/22 18:45
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Re: Developers reveal plans for 35-story tower at Jersey City Pep Boys site
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Yvonne wrote:
At the June 8th caucus meeting, the discussion on affordable housing for the Powerhouse arts district was interesting. The guidelines for that area is between $80,000 to $120,000 for those affordable units. The median income according to the 2010 census is $55,000 and that group includes homeowners who pay full taxes. So even affordable housing which includes tax abatements for $46,000 income guideline shows the small homeowner is carrying the tax burden for the city because they receive a tax bill regardless of their income.


I think what you are saying is people's property tax bills are high. Given a median property value of $316k - the property tax bill works out at around 6k - over 10% of median salary. Median rent looks worse - $1,172 is probably > 50% of take home pay for someone on $56k/year.

Try telling that to the idiot pols who are happy to hit us with 4%+ increases whenever they feel the need.

http://www.city-data.com/city/Jersey-City-New-Jersey.html

Estimated median house or condo value in 2012: $316,300 (it was $137,900 in 2000)
Jersey City: $316,300
NJ: $311,600
Mean prices in 2011: All housing units: $397,526; Detached houses: $343,374; Townhouses or other attached units: $384,578; In 2-unit structures: $400,883; In 3-to-4-unit structures: $444,810; In 5-or-more-unit structures: $351,458
Median gross rent in 2012: $1,172.

Posted on: 2015/6/22 18:06
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Re: Developers reveal plans for 35-story tower at Jersey City Pep Boys site
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At the June 8th caucus meeting, the discussion on affordable housing for the Powerhouse arts district was interesting. The guidelines for that area is between $80,000 to $120,000 for those affordable units. The median income according to the 2010 census is $55,000 and that group includes homeowners who pay full taxes. So even affordable housing which includes tax abatements for $46,000 income guideline shows the small homeowner is carrying the tax burden for the city because they receive a tax bill regardless of their income.

Posted on: 2015/6/22 17:43
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Re: Developers reveal plans for 35-story tower at Jersey City Pep Boys site
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Sommerman wrote:
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bodhipooh wrote:
Question: was the last line correct? The requirement to qualify for the affordable units is to have a salary that is 80% of median salary?? That doesn't strike me as a particularly stringent benchmark to qualify as low-income and for affordable housing.


I think the limit for affordable is set that high, so that teachers, social workers and other lower income/higher educated people qualify. It might also add some retirees to the mix. Just my guess that these are acceptable "poor" to MaRYs. (Market Rate


80% of median is pretty low by DTJC standards - about $46k based on 2012 data.

http://www.city-data.com/city/Jersey-City-New-Jersey.html

Estimated median household income in 2012: $56,794 (it was $37,862 in 2000)
Jersey City: $56,794
NJ: $69,667

Posted on: 2015/6/22 16:59
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Re: Developers reveal plans for 35-story tower at Jersey City Pep Boys site
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mRanger48 wrote:
can someone clarify?will these be rentals or owned units?

"The first of a multi-phase project, the 35-story tower will be 336 market-rate units, 85 affordable units, 10,000 square feet of retail space, and an accessory parking garage. "

Market-rate usually means rentals.

Posted on: 2015/6/22 16:45
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Re: Developers reveal plans for 35-story tower at Jersey City Pep Boys site
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can someone clarify?will these be rentals or owned units?

Posted on: 2015/6/22 16:33
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Re: Developers reveal plans for 35-story tower at Jersey City Pep Boys site
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bodhipooh wrote:
Question: was the last line correct? The requirement to qualify for the affordable units is to have a salary that is 80% of median salary?? That doesn't strike me as a particularly stringent benchmark to qualify as low-income and for affordable housing.


I think the limit for affordable is set that high, so that teachers, social workers and other lower income/higher educated people qualify. It might also add some retirees to the mix. Just my guess that these are acceptable "poor" to MaRYs. (Market Rate

Posted on: 2015/6/22 12:37
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Re: Developers reveal plans for 35-story tower at Jersey City Pep Boys site
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corybraiterman wrote:
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Stringer wrote:
The building had ceased functioning several years ago, and now was a platform for local graffiti artists and the back drop for selfies.

wut.

it was a functioning pep boys until a few months ago.

Quote:
The site was part of a slowly deteriorating shopping mall at Marin Boulevard and 6th Street

fuk outta here. they just repaved the parking lot, finally fixed the fence on Marin that they messed up by plowing snow into it and it's packed daily.

Quote:
will soon blossom into a large scale new community.


what bullsht. it's a 3 x 3 block stretch shopping area in between multiple already existing communities. it's not going to become one of it's own, it's simply going to be yet another couple thousand people, mostly multi-ethnic yuppies of every stripe, clogging up what little existing public transportation we have. yay.


Yeah, that was a poorly written and researched article.

Question: was the last line correct? The requirement to qualify for the affordable units is to have a salary that is 80% of median salary?? That doesn't strike me as a particularly stringent benchmark to qualify as low-income and for affordable housing.

Posted on: 2015/6/22 12:22
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Re: Developers reveal plans for 35-story tower at Jersey City Pep Boys site
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Stringer wrote:
The building had ceased functioning several years ago, and now was a platform for local graffiti artists and the back drop for selfies.

wut.

it was a functioning pep boys until a few months ago.

Quote:
The site was part of a slowly deteriorating shopping mall at Marin Boulevard and 6th Street

fuk outta here. they just repaved the parking lot, finally fixed the fence on Marin that they messed up by plowing snow into it and it's packed daily.

Quote:
will soon blossom into a large scale new community.


what bullsht. it's a 3 x 3 block stretch shopping area in between multiple already existing communities. it's not going to become one of it's own, it's simply going to be yet another couple thousand people, mostly multi-ethnic yuppies of every stripe, clogging up what little existing public transportation we have. yay.

Posted on: 2015/6/21 22:17
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Re: Developers reveal plans for 35-story tower at Jersey City Pep Boys site
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What's an accessory parking garage?

Posted on: 2015/6/21 14:34
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