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Condo maintenance fee
#91
Home away from home
Home away from home


I'm on my condo board (a mid-size elevator building in the Heights) and we recently raised the maintenance fee to $5.85/sf/year; similar buildings in the neighborhood have maintenance fees averaging $4.50/sf/year, so ours is clearly higher. We feel there is a real need for this - in addition to a woefully underfunded reserve, we have a lot of investor owners whose tenants trash the place and the wear and tear, and need for additional cleaning service is noticeable; and we have a number of owners who are behind on a small special assessment we had nearly a year ago to repaint and put new carpeting down in the halls, delaying this project.

My question, for readers who live in condos and/or are involved with managing them, is twofold - looking at Jersey City more widely, how does our maintenance fee compare? Our taxes are on the low side (we'll see what happens with the reval) so maybe the maintenance fee is a minor point with most people. Second - while building up our reserve is a big goal, should we consider other improvements - e.g., things that people see, such as renovating the laundry rooms or starting a proper weight room - to make the maintenance increase easier to sell?

Posted on: 2016/6/20 15:53
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Re: PATH (pathetic attempt at transporting humans)
#92
Home away from home
Home away from home


The problem is PATH, like so much of mass transit in New Jersey, is hopelessly caught up in the suburban commuter model - daddy with his briefcase going to work and back, and no plans for any other transit modality. Until at least NJ in the orbit of NYC accepts it's part of a 24/7 urban environment, twokhat will never change. We need to get rid of BOTH the current political establishment and PATH/NJT patronage dead wood to affect any changes. Or secede and join NYC.

Posted on: 2016/6/10 1:08
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Re: Jersey City Muslims Unite Against Trump
#93
Home away from home
Home away from home


Quote:

Monroe wrote:
Hey, you support someone married to a rapist and sexual predator, and someone who sold out the US uranium industry to Russia for some pieces of silver to the Clinton Foundation-I can live with Trump putting American citizens ahead of illegal immigrants, and to taking care of our veterans before bringing in unvetted Muslim refugees.

We'll have to agree to disagree.

Tired old conservatives. Can't you just go away already? Your candidate is a sociopath and a daddy's boy, and he is never going to win.

Posted on: 2016/6/10 0:57
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Re: I am thinking of moving to Jersey City
#94
Home away from home
Home away from home


While you can get a nice 1BR (650 s.f.) in my building, with AC, dishwasher, elevator, given your criteria I would focus on Downtown - look at rentals online, then 'Google' the walk to the Newport, Grove Street, or JSQ Path. You should also think about where you might be spending more of your social time - in NYC, or in Jersey City - if you are going to be spending more than a few nights in NYC, or want to go in on weekends, you will absolutely want to be walking distance from the PATH and not have to rely on buses or the Light Rail.

Since you mentioned you will not be keeping your car, I would avoid the Heights. You can easily be a 30 minute walk from PATH, the buses that run between JSQ/Hoboken PATH and the Heights run very infrequently, and are notorious for never being on schedule. The traffic is horrendous, and people drive like animals. It can be nerve-wracking to bike or walk anywhere if you are used to NYC traffic and bicycle lanes. That said, a saving grace is the 123 bus which gets you into NYC in a little over 1/2 hour, is always a pleasant ride, and the last bus is after 1:00am on weekends.

The best thing about Jersey City? It's really changing, a lot of new people moving in, and you see and feel the potential. The worst thing about Jersey City? The way people drive. The way people behave behind the wheel really brings the character of the place down.

Posted on: 2016/5/30 22:29
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Re: Yvonne Outdoes Herself - Transgender Bathroom Editorial
#95
Home away from home
Home away from home


What despairs me about this thread is how nothing is said about restaurants, bars, nightclubs where the restrooms are largely blended - and seem to be the way of the future, offering a civilized, flexible restroom experience for cis and trans-gendered folks alike. I think of my favorite lounges - G Bar, Therapy - and popular restaurants like Cafeteria and Standard Grille, where everyone shares the sinks and mirrors, and there are banks of WCs (and a room to one side with urinals for those of us who prefer to stand). And this isn't new! Many, many stylish bars, lounges, and restaurants have had nicely designed shared restroom facilities like this for years. Our inability to look beyond outmoded solutions, based on prejudices we should be past by now, and Victorian sensibilities that are a century out of date, is insane.

I highly recommend the Roasted Whole Chicken for 2 at Standard Grille - the best roast chicken I have ever had! - but at minimum, get in to use the restroom. Much more efficient use of space than separate men's and women's rooms, very elegant and spacious shared area to wash and groom.

Posted on: 2016/5/27 18:22
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Re: Controversial Mural Monopoly Board Going on Grove Pedestrian Walkway
#96
Home away from home
Home away from home


IMO, it's light-hearted - if cartoony and Porky Pig as a police officer clich?d. I'm curious how much properties in the Heights are going to cost!

Posted on: 2016/5/27 17:59
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Re: picture framing recommendations
#97
Home away from home
Home away from home


I also can recommend Big Drum - they have a good eye for frames that complement the artwork, I've gotten everything from paintings to $3.00 silkscreen prints framed there, and my apartment looks like a serious collectors!

For future reference, you can order nice frames and mattes cheaply online from Blick (they have a few stores in Manhattan). I framed a still-life I did in college (the painting frames are sized for standard pre-made canvases) http://www.dickblick.com/categories/framing/

Posted on: 2016/5/13 18:23
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Re: Kitchen countertop disposal or ???
#98
Home away from home
Home away from home


The breakfast bar is 5' x 3'-6', the basin counter is also 5' long with a single-basin cut-out. It's a relatively thin (1 1/2") block.

Posted on: 2016/5/13 16:13
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Kitchen countertop disposal or ???
#99
Home away from home
Home away from home


I'm having new countertops installed Monday, and will need to dispose of the old (wood butcher block) countertops and sink. Can these go out to the curb with regular household garbage, or is there a day for larger items such as furniture?

Alternately, they are in OK shape - the breakfast bar has a few stains, the other has some water damage. The wood might be useful - are there organizations that pick-up materials like this that I could call?

Posted on: 2016/5/13 15:37
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Re: Elitist Democrats Shall Rule US(a)
Home away from home
Home away from home


When Hilary wins the presidency, it will be - another - instance of elite, well-connected individuals occupying the White House (by way of full disclosure, I'll be supporting Bernie Sanders in the NJ primary, and have contributed to his campaign). While not the sea-change a lot of us would have hoped for, IMO it will probably be fine, as the Democrats have been reasonably supportive of their base. Paul Krugman's op-ed piece spells out why, compared to the Republican treatment of their constituency, compellingly http://www.nytimes.com/2016/04/29/opinion/wrath-of-the-conned.html

Posted on: 2016/5/4 20:24
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What's going there? (Heights edition)
Home away from home
Home away from home


The SE corner of Franklin Street and Sherman Avenue, 3-story 19th/early 20th building. Ground floor has been a deli, a green-grocer, and most recently a salon. All went out of business pretty quickly, as there is very little foot traffic. Now they have removed the modern infill, and seem to be re-opening the original corner storefront - even restoring the cast iron columns!

Anyone have any tips?

Posted on: 2016/5/4 20:05
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Re: Third Floor Walk up Condo non-elevator building
Home away from home
Home away from home


Quote:

jdm2008 wrote:
How much of a a negative impact do you think a third floor walk up around the area of 60 hopkins in journal square/heights would be?
In terms of future rent and resale? Is this area alot of young families who would dislike a walk up the most(lugging a kid,care seat etc up the stairs).
It's a 2br.
Obv you can make sure it gets priced in but I don't want a condo I can't sell.

I've lived a little north of here in the Heights (Franklin Street area) for 8 years, and would say the price is fair-to-slightly high (I think this is a 2BR out of an original double-parlor layout). I would not worry about it being a walk-up. There are a lot of younger single people, couples without children, and families moving to the area, generally they are relocating from places like Brooklyn or fringe DTJC, or immigrants - in short, at that price point, people who are not used to buildings with a lot of amenities. Buildings with elevators in the Heights are the exception, not the rule, and this one is a reasonable walk to shopping, a nice playground (Pershing Field) and a lovely vest pocket garden/park on Palisades just north of Rt. 139.

I would pay close attention to the comments about an over-saturation about rental units, though. That is the case in my building, and there a lot of "failed" condo conversions in the Heights either still undergoing renovations or being rented out. I would worry more about it taking 5 to 10 years for it to appreciate enough to make it worth your while to sell, if you are in it for that length of time tho' the Heights really shows promise.

Posted on: 2016/5/4 19:48
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Re: No pedestrian signals in Hoboken
Home away from home
Home away from home


Quote:

jcneighbor wrote:
Pity you're so annoyed. Unlike JC, especially Downtown, drivers in Hoboken actually give pedestrians the right of way but pedestrians are also expected to not cross against the light. Really a shame that having to look up from your iPhone and glance sideways to read the (obvious) traffic light in the middle of the intersection is such a trauma for you...

I hate to cut in on your self-righteousness, but I've lived in Jersey City for 8 years, I don't dare even talk on the phone when I'm walking anywhere, let alone text or listen to music, out of fear of getting clipped by rude, entitled, inconsiderate drivers like you. Its people like you who make living in Jersey City the next best thing to being on the set of "Death Race 3000", without getting paid...

Posted on: 2016/4/30 21:57
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Re: Proposed Law Could Entice Employers To Let Workers Telecommute
Home away from home
Home away from home


I for one would never want to telecommute! I can't afford to work in Manhattan, but I work there so most days I can walk around on my lunch break and after work, and feel like I'm a part of it (all respect due to Sinatra).

But hey, if enough people opt to work from home so much the better, less crowded PATH trains would be a good thing.

Posted on: 2016/4/30 17:42
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Re: No pedestrian signals in Hoboken
Home away from home
Home away from home


Spending what time in Hoboken that I do, it doesn't bother me at all. I feel MUCH less safe in Jersey City, where drivers ingnore any and all stop signs and lights. Hoboken seems to have an entirely different class of resident driver.

Posted on: 2016/4/30 17:33
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Re: Commercial Barges to be Placed Near LSP/Ellis Island - Petition
Home away from home
Home away from home


NY Harbor is a working harbor. LSP is beautiful - and the one place in Jersey City I enjoy riding my bicycle - but it's a microcosm of a restored natural landscape within a much larger, historically industrial landscape. Personally, I worry more about the ramifications of limiting opportunities for efficient, environmentally friendly(er) uses for the harbor such as shipping as an alternative to truck traffic.

I feel the opposition is misplaced, and after Mayor Fulop's handling of the reval (and the brazen pandering that represented) am especially leery of how the needs of the larger city are going to fare.

Posted on: 2016/4/20 17:53
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Re: Jersey City to make $94 million in water and sewer improvements
Home away from home
Home away from home


Wasn't the solution to Cara's problem in the photo in the first article? Just park on the sidewalk! So what if pedestrians have to trip over the curb into the street to get around it. That picture was probably taken in Boggiano's district - I'm surprised he didn't plug the fact that he voted against the infrastructure upgrades since they would inconvenience drivers.

Posted on: 2016/4/18 19:21
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Re: Jersey City mayor-elect orders end to citywide reval
Home away from home
Home away from home


Quote:

bodhipooh wrote:
Quote:

thor800 wrote:
So homeowners will be paying property taxes based on market values now as opposed to assessed values ?


That's the way it is SUPPOSED TO BE. The reason they used assessed values now is because the city (and entire area) can't seem to be able to figure out how to do rolling revals that update those market values every year, this despite the fact that so many other cities and states across the country do exactly that.

Quote:

Isnt the concept of market value more subjective tho ?


Assessed values is the SAME as Market values just that they have had the market equalization rate applied. The issue is not a matter of assessed vs market, it is a matter of keeping real estate valuations updated continually. In a region so rich with data and technical know-how, somehow municipalities have not been able to figure out how to implement a system where property valuations are updated yearly based on market conditions, sales, crime data, etc. The contention that brought about the current system is that *manual* revals are labor intensive and therefore cost prohibitive. But, why would manual revals be needed to institute a system of rolling revals that update values yearly? Surely we could implement a computer model that updates values yearly and then have a manual reval every 10 years to ensure things are being taxed fairly.

I assume we all can agree it's more political than management or technology. IMO the situation is, and even if the technology were in place there might never be the political willpower to change things (here in JC, at least). I've thought about this; a few points:

- manual assessments performed by city employees affords owners and elected officials ample opportunities to intervene, and sway the results
- the administration would find itself under intense pressure to manage costs, and provide services, if assessments were regularly updated, as owners in previously under-taxed areas would insist on value commensurate with their higher taxes
- below market rate rental housing in prime areas could be impacted - affecting another voting block - as owners try to recoup the tax burden

I agree it's necessary and fair, but the people who benefit from the status quo have the most to lose and clearly have, and have had for many years, the right people's ears in City Hall:

- Income poor, house rich older, long-term residents, and "first wave" gentrifiers
- Moderate to affluent new comers, a cohort this administration encourages, who don't use a lot of city services (public schools, welfare, etc.) and see low taxes as a prerequisite for moving to JC

Posted on: 2016/4/18 19:12
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Re: Is Jersey City Real Estate in a bubble?
Home away from home
Home away from home


Quote:

brewster wrote:
Quote:

moobycow wrote:
Well, picking one RE market and saying that the rise is unsustainable is a lot like picking one stock and saying it can't sustain it's price rise.


Umm, that's the graph for the entire US market, not JC.

Why are you looking at data for the US market? Jersey City (and I know the old-timers hate to hear this) has more in common with the NYC market, in particular the desirable outer borough neighborhoods of NYC. The problem with Case-Shiller is that it lumps in the entire US market (including perpetually depressed areas people are desperate to get away from) with the NYC metro area, where the entire world wants to be. I would not base any assessment on the overall US market.

Posted on: 2016/4/16 0:41
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Re: JC's official game - Crosswalk Stare Down!
Home away from home
Home away from home


Quote:

Poncho11 wrote:
Quote:

jc_dweller wrote:
Points for punchinig or kicking a car? I do it every now and then when a car barrels through a crosswalk that I am in, so close to me that I can reach out and touch it (which I do as loudly as possible).


You must know you can handle the driver , because I think you will get your ass handed to you in a second.

Ah, you were the one who lost me points walking home today! Crossing Ferry Street at Central, nearly clipped my leg and when I shouted "hey" you said (not looking up from your cell phone as you texted) said "move".

Posted on: 2016/4/16 0:34
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JC's official game - Crosswalk Stare Down!
Home away from home
Home away from home


I came up with this to entertain myself on my morning walk from the Heights to the PATH in JSQ. It goes like this:

Advance yourself 1 Pt for every street you cross. You win or loose points when you cross a street at an intersection (with the light or a stop sign)
- No car, 0 points

The fun starts when cars are driving down to the intersection when you are in the crosswalk. You
- Stare down driver, who stops in cross-walk forcing you to walk into traffic to get around him/her, 2 Pts
- Stare down driver, who grudgingly stops only partway in crosswalk, 5 pts

To make it challenging
- Driver ignores you and blows through red light or stop sign, loose 2 pts (work on that stare!)
- Driver stops without being glared at, before the cross walk, loose 5 points (this rarely happens, but where is the fun in that!)

Anyone can play!

Posted on: 2016/4/15 18:12
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Re: Jersey City mayor-elect orders end to citywide reval
Home away from home
Home away from home


Quote:

Voyeur wrote:
Folks on this thread have said homes in GV and the Heights are paying a disproportionate percentage in taxes above 2.1%. Is this actually the case? If I understand things correctly, for this to have occurred, these homes have to have a lower value today than they did in 1988 meaning that their current tax burden is northward of 2.1%.


That isn't necessarily the case for all properties outside of DTJC. Here is the most recent sale in my building http://www.zillow.com/homedetails/44- ... y-NJ-07307/38894726_zpid/ . The online tax website shows the annual taxes are $2543.88, or 1.4%. So we will see the taxes on our modest condos go up by almost 50%. Admittedly, out apartments are small and the taxes are not a huge amount of money, but it could mean sacrificing something else for some of my neighbors.

At the end of the day, this needs to be FAIR - if our taxes go up due to the reval, it's important to know that the City is being responsible about it - not just protecting the interests of Steve Fulop's core supporters, or old-timers sitting on cash-cows, but fair to all of us. That means being transparent about the process, as well as committing to doing more with the increased revenue if your point about that holds true.

Posted on: 2016/4/13 18:46
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Re: Best countertop material for re-sale value?
Home away from home
Home away from home


Quote:

Annod wrote:
Tell us about the shower upgrade. Is it ADA compliant? I'm going to need one soon. Stiff knee.

No - it's the right depth and width, but it's a standard pan, so the threshold exceeds the ADA maximum for wheelchair access. I also didn't include blocking for the other grab-bars and fold-down seat needed to make it fully compliant. The bathroom is too small to be made accessible anyhow.

This just makes it easier for my mom to use when she visits, and for me to age in place - to a point, the building isn't wheelchair accessible, so should I ever need one I'll need to move.


Posted on: 2016/4/8 18:48
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Re: We need your help in the village!
Home away from home
Home away from home


Quote:

ceo3west wrote:
The proposal was approved unanimously.

Quote:

jc2000 wrote:
Was there any progress made last night or did it get moved to the next hearing?

I'm assuming the developer made a presentation - are copies of that available to the public? Did the issue of modifying the proposed building's footprint and massing get discussed, to see if the developer was at least amendable to some changes to make the neighbors happier?

In approving the variance(s) for 369, the Board could have taken into account the impact on future non-compliant development on adjoining lots to aspects of the first building, such as the lot-line balconies

Who is on this Board? Are there people with expertise in design, site planning, real estate?

Posted on: 2016/4/8 18:25
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Re: Best countertop material for re-sale value?
Home away from home
Home away from home


Thanks, everyone, for the super helpful input and suggestions! I'm keeping it classic and simple (granite or quartz), and am off tomorrow to meet with the supplier/installer. I may not move anytime soon (in fact am also having a tub to shower upgrade - with a grab-bar LOL) so ROI aside, am looking forward to getting something above average so I feel good about getting something I'll enjoy living with.

Posted on: 2016/4/8 18:16
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Re: Jersey City mayor-elect orders end to citywide reval
Home away from home
Home away from home


Who do we write to, to have our voices heard? I for one support the reval - out of fairness, and because the city can't possibly be making sound financial decisions (more abatements, what the PILOT funds are used for, continuing the Abbott status, etc.) with the revenue generating mechanism so out of whack. It also just cements the Democratic establishments (not entirely underserved) reputation for lack of leadership, and dismays those of us who look towards a progressive Democratic governor but see the ideal tarnished by Steve Fulop's pandering on this.

By way of disclosure - if my neighbor gets his asking (for the same 600 s.f. condo that I have in the Heights) the comps would indicate my taxes are a mere 1.5% of market value. While seeing them go up would be no fun, what I also take away is that, since the real estate market in the Heights was so depressed for the first 6 or 7 years I lived there that I was probably over-taxed for many years, and things are balancing out. So just that - things will need to balance out, and it's only fair that those who have benefited for so long need to accept this balancing out.

Posted on: 2016/4/6 18:33
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Best countertop material for re-sale value?
Home away from home
Home away from home


I'm finally able to hire a contractor to do some improvements in my condo - a 600 s.f. 'mini loft' - including new countertops in the galley kitchen, which opens to the main living space. Never having looked into home improvements before, I couldn't believe all the choices for counter material! Marble, granite, corian, even some new high-tech compressed composites that can imitate stainless steel, bamboo, or concrete. It's not a lot of counter surface, so while the $/s.f. varies considerably I can probably go with something nice that I like. I personally would like an industrial or finely grained stone-look, like soapstone or poured concrete. But since this is also my nest egg for retirement I want to make sure it's a material that most people looking at the place to buy would like.

Suggestions?

Posted on: 2016/4/6 18:18
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Re: The 10 Cities With the Highest Rents
Home away from home
Home away from home


Quote:

MDM wrote:
Quote:


And how many tax abatements are given to you and I?



If you do major renovation work on your property, you qualify for a 5 year abatement.

Where can I get information on this? I doubt my new walk-in shower will count, but it would be good to know in case I plan further improvements to my condo.

Posted on: 2016/4/5 18:19
 Top 


Re: The 10 Cities With the Highest Rents
Home away from home
Home away from home


Quote:

Yvonne wrote:
I spoke to certain people who work in government, naturally I will not give names, they are still employed. However, the Friendly Budget is available which shows $2.8 billion exempt from the tax rate. That is a public document. It also shows the value of taxes not collected. The city's ratable base is available from the Hudson County Board of Taxation. This is the reason why I stated in my letter what is not being paid to the board of ed and county should be in all tax abatement agreements. This information should not be secret. I also compared the fees from Healy's budget to Fulop's budget.

What I am still interested in knowing is where the PILOT money goes. As you noted, Jersey City doesn't have the local sales or income tax like NYC does, so in a way Jersey City has dug some of this hole for itself, i.e., the over-reliance on property taxes. Having said that, this is a real city with the inevitable needs that cities have, and suburbs don't.

If Jersey City is truly getting something from the PILOT money - more parks, programs for kids, funding SID projects, than IMO it's a reasonable trade-off. Is there a source to where the PILOT funds go?

Posted on: 2016/4/5 18:17
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Re: We need your help in the village!
Home away from home
Home away from home


Quote:

heights wrote:
Why have zoning laws if there are variances ? Can I still sign even though I do not live within the radius of said project and ward ?

If you have good zoning ordinances, you probably won't see a lot of applications for variances. Typically, variances are granted when the property owner can demonstrate that existing zoning regulations present a practical difficulty in making use of the property. I would imagine in the case of this property - and probably a lot of properties in JC - the R-1 zoning just doesn't make it economically viable to build much of anything, given land values, construction costs, etc. Thus, the request for a variance to build something that is economically viable.

In too much of Jersey City, good planning for future development has given way to catering to vested interests. In the Village, you have a lot of people who benefit and enjoy the under-developed nature of the area, yet the values of their properties keep going up, along with the cost of acquiring land, so that when the City caves to their demand for no development you get situations like this - a parcel that can't practically be built on, unless the waivers are granted.

While I sympathize with the residents, I for one won't sign the petition - what we need IMO is for the city to revisit it's masterplan and do away with R-1 zoning except in neighborhoods with a clearly suburban character, like Bentley Avenue, and enable better zoning for a denser city. One question - how did 369 Fifth Street, with the affected balconies, get it's waivers? There must have been one to allow non-conforming light wells or side yards, which is what the balconies will become if something is built to the lot line and closes them in.

Posted on: 2016/4/5 18:10
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