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Re: Spotlight On: Affordable housing
#91
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Quote:

DanL wrote:
in theory, the market works, in practice developers and investors build only luxury or top of the market housing both here and elsewhere without subsidies and government restrictions/requirements.

What is the data you base this claim on the effect of loosened zoning over a whole region? I have not heard of it being done. The effect of redevelopment zones is NOT what we're talking about, but of allowing as of right 4-6 floor midrise density anywhere we currently have R-1.

But even were I to concede you are correct, if enough was built it would have the same effect. Inventory at the top would relieve the downward pressure of gentrification. Jane Jacobs said the tradition ecology of cities was that housing was built for the wealthy and handed down to those less well off as it got tatty, ending up as slums. No one ever built housing for the poor until the era of public housing projects, a dismal failure of the ideas of Le Corbusier and his compatriots.

Zoning and rent control interrupted this "natural" process. There was never enough built postwar to relieve the shortage, and then rent control doomed large numbers of prewar apartment building to destruction because it was not worth maintaining them for the rents allowed. Today it seems illogical that there was a shortage of housing and vacancy rates never fell at a time when apartment buildings were being abandoned, but that is the history. The NYC vacancy rate never rose above the 5% level to stand down from a "rent emergency".

Posted on: 2019/6/6 2:00
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Re: Spotlight On: Affordable housing
#92
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Quote:

JCBORN wrote:
I think everyone knew the rents were going to go up once the RE taxes went up. Now we have a crisis and we don't know what to do with ourselves.


Incorrect. Taxes did NOT go up in the reval, the load got redistributed to be more fair. Many properties saw taxes go down.

Posted on: 2019/6/5 21:35
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Re: New Electric Garbage Trucks...
#93
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Quote:

bodhipooh wrote:
Quote:

K-Lo2 wrote:
Quote:
All the no turn on red signs recently put up has been terrible for air quality.
...but a whole lot better for pedestrians. Every other driver never looked right for who was on the curb, stepping off.


Perhaps. But, a couple of problems: people continue to flaunt that type of signage (never have I lived or visited anywhere where STOP signs are treated as entirely optional) and enforcement is abysmal. Additionally, while drivers around here are overly entitled and downright dangerous, the pedestrians are not any better: lots of people jump off the curb from in between parked cars without seeming regard for their own person. And, add to that the many asswipes that ride on sidewalks and come out flying at intersections, and you have a recipe for chaos, which is exactly what happens. I have had a TON of people come off sidewalks on bikes at high speed and as a driver you are not expecting (or, looking for) cyclists to appear in a crosswalk as you are approaching or about to cross.


Pedestrians without self preservation skills truly amaze me. I can't tell you how many times I've been in the middle of a parallel park when someone walks between me and the car I'm about to kiss. A postal worker did it the other day and looked at me in disgust when I pointed out to her she nearly got hit.

Engineer all you want, without enforcement the shitshow will continue.

Posted on: 2019/6/5 17:44
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Re: Spotlight On: Affordable housing
#94
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Quote:

bodhipooh wrote:
I would argue it is better to attract MORE residents than businesses, as residents would have an emotional and physical bond to the city, instead of the daytime employees that come here, clog our streets, speed like crazy, and generally have no vested interest in our communities.


But people like Yvonne disagree with that totally, as do places like Silicon Valley cities, who lure vast numbers of well paying jobs that bring in tax dollars, but refuse to allow adequate housing for those workers to be built driving home prices to astronomic levels. Everyone wins except the new workers who have to either spend all their salary on housing or commute 2 hrs each way.

Posted on: 2019/6/5 16:12
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Re: Spotlight On: Affordable housing
#95
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Quote:

JCBORN wrote:
Maybe the City or State can build a few of those buildings and have affordable housing? Perhaps another "Hudson Gardens"?

The only thing accomplished by that is lip service and a few homes rationed out, that come nowhere near filling the need. Market power needs to be unleashed by loosening the zoning regionwide. It doesn't work if it's too limited, just like the redevelopment zones haven't eased the crisis, they're not nearly enough to overcome the effect of attracting new residents and actually drive up the vacancy rate.

The same people that decry costs are the ones that want to lock the city in amber and never have it change. It's the future residents who have the most interest in higher density and better transit like a BRT up the spine of the city on Ocean and Summit, even if it costs driving space & parking spots.

Posted on: 2019/6/4 22:07
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Re: Spotlight On: Affordable housing
#96
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Here's why we have an inventory, and thus affordability, crisis: developers cannot today build what's on the left, only what's on the right. 56 homes, vs perhaps 8. Building "affordable housing" is still rationing it while we keep supply low with zoning to protect incumbent owners and the precious street parking.

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Posted on: 2019/6/4 20:27
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Re: New Electric Garbage Trucks...
#97
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Quote:

bodhipooh wrote:
Quote:

Left unmentioned: will the charging stations that will be accessible to the public be free? Most small to midsized cities around the country have moved to provide subsidize charging stations that provide free charging to the public during non-business hours. This is a great way to encourage adoption of EVs by the general public.

Right now, the largest obstacle to EV ownership in JC, or any other urban city, is a lack of convenient charging solutions. Cities that deploy charging stations in government buildings and parking lots help address that problem by making them available for general use after hours, and most of them do so free of charge. It would be nice to see the same here.


This being JC, land of the entitled prick driver, what will you do when someone simply takes the spot, EV or not, and leaves their car there all day? You can't depend on city enforcement.

Posted on: 2019/6/4 20:11
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Re: IMPORTANT NEIGHBORHOOD DEVELOPMENT MEETING (The Heights)
#98
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Quote:

MDM wrote:
Quote:

brewster wrote:


MDM, The Franklin gives me a sad since I was a regular for the old place's espresso. Where's the next closest?



My wife likes Dulce de Leche on Central Ave for her caramel latte and spinach puff pastry. There is also hipster coffee place across from Fisk park, but haven't tried it yet.


Those will set me back far more than the simple espresso in a foam cup. I guess I need to look harder into the remaining Latino steam table places. If you're talking about Mod Cup on Plaisade, I went in there once to get a simple cup of coffee, but it was clear that the pourovers, lattes and other exotica would keep me waiting a half an hour. I walked out.

Posted on: 2019/6/2 21:27
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Re: IMPORTANT NEIGHBORHOOD DEVELOPMENT MEETING (The Heights)
#99
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Its a chicken and egg thing about the development and parking. Developers are building for people who aren't yet residents and voters, so their voices are not heard to compete with the incumbents who only care about their street parking. There's people who were much happier when our city was littered with empty lots.

MDM, The Franklin gives me a sad since I was a regular for the old place's espresso. Where's the next closest?

Posted on: 2019/6/2 17:53
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Re: IMPORTANT NEIGHBORHOOD DEVELOPMENT MEETING (The Heights)
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Quote:

Bike_Lane wrote:
21 units over 4 parcels (36, 38, 40, 42 Waverly) doesn?t sound all that ?large scale,? really. What?s the height?


Saw this on Reddit, it's 5 stories, one shorter than it's neighbor, and it looks like it has at least 1 parking per unit. Usual nimby hysteria.

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Posted on: 2019/5/30 20:51
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Re: 5 Best Beaches near Jersey City
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Quote:

meharsingh wrote:
It?s summer and let?s be honest, all we really want to do is sit on the beach. Also, we have this long weekend coming up so why not head to a close by beach?
Here is a list of the best beaches near Jersey City.
Http://jcfamilies.com/beaches-near-jersey-city/


Thanks for the best laugh my family has had in a while! I was wondering what your site was about and browsing I found this gem of a post shilling a tutorial service:

Quote:
Is grammar important in the paper writing

Yes, The grammar is vital in light of the fact that it enhances the nature of your writing. Continuously utilize the suitable tense and make sure to utilize punctuation. Punctuation is an awesome method to make your writing clear and fluent. Continuously edit your writing twice. The first run through, look for general errors and the second time look for botches with the specific grammar point your are studying right now. Here you can check my best essay writing service to having a wonderful support for your composing works.


http://jcfamilies.com/forums/topic/is ... ant-in-the-paper-writing/

Posted on: 2019/5/24 1:53
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Re: "Jersey City mayor would build more housing for gentrifiers, call it ‘affordable’"
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Quote:

RichMauro wrote:
In the end the only ones making out are the landlords--large or small. House always wins.


Only true in a regulated market that interferes with supply meeting demand. In cities without regs that limit supply, there is no cage match between landlords and tenants. There's enough vacancies that tenants can vote with their feet.

Posted on: 2019/5/23 17:56
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Re: "Jersey City mayor would build more housing for gentrifiers, call it ‘affordable’"
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Quote:

MDM wrote:
With most of city zoned for R-1 Bayonne Boxes, where will the "affordable" housing go?


Exactly this. When the zoning requires low density, you cannot build the density required to meet market demand. 70 years ago 100k more people lived in JC when the Waterfront was all railyards and docks. They lived more densely than the 2 people in 1500 sq ft that our zoning encourages. I have couples living in 500 ft units, but those could not be built today.

Now, every time someone wants to build densely, hysteria ensues. There's a modest 4 floor 21 unit development being designed for 36-42 Waverly that has the NA all in a twist, even though it looks like it has parking and is a floor shorter than the adjacent building on the corner.

Posted on: 2019/5/23 17:06
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Re: Jersey City Councilperson Reports Rent-Control Crisis Downtown
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Quote:

Bamb00zle wrote:
A friendly word of warning - be extremely careful ?rebuilding? an existing 4-family building. You WILL trigger a requirement to upgrade the fire protection systems in the property.


A reason I say anyone trying to build or rebuild needs to hire a lawyer who practices before the JC zoning and codes bar, not just any clown. There are people who specialize in this stuff, and most importantly, have relationships with the players.

Posted on: 2019/5/9 20:50
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Re: Jersey City Councilperson Reports Rent-Control Crisis Downtown
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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.

Posted on: 2019/5/9 16:46
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Re: Jersey City Councilperson Reports Rent-Control Crisis Downtown
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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.

Posted on: 2019/5/9 16:08
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Re: Timestamp of messages all wrong
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Quote:

D_Nasir_McClain wrote:
Quote:

brewster wrote:
Quote:

bodhipooh wrote:
Not sure why the webmaster can't / won't apply the necessary fix to display the correct time, as it should be a simple software setting.


Seems obvious enough, this site is so moribund it's not worth his time to mess with, it's a Flying Dutchman.



Don't give up on this site just yet, Brew.


He can't even sell adspace, the end is nigh! Sadly, Nextdoor is an incredibly crappy format for actual discussion rather than posting a lost dog.

Posted on: 2019/5/9 1:32
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Re: Jersey City Councilperson Reports Rent-Control Crisis Downtown
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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.

Posted on: 2019/5/9 1:29
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Re: Timestamp of messages all wrong
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Quote:

bodhipooh wrote:
Not sure why the webmaster can't / won't apply the necessary fix to display the correct time, as it should be a simple software setting.


Seems obvious enough, this site is so moribund it's not worth his time to mess with, it's a Flying Dutchman.

Posted on: 2019/5/8 16:36
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Re: Timestamp of messages all wrong
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Quote:

Annod wrote:
Does anyone else see that the timestamp of your postings are all wrong? They are like 20 hours behind.

The time is 21:10 Wed 04/03/19.


Actually I think its GMT, +5. I guess we gotta get used to it like a pothole that never gets fixed. Ah, JC!

Correction: +4.

Posted on: 2019/5/8 2:47
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Re: Anyone planning to appeal 2018 property tax increases?
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Quote:

Haggis wrote:
07310,
We rec'd ours in the mail a while ago, a simple postcard reiterating the amount.
Sure you didn't get it?


And any time you want to reprint your postcard, just go here and enter your name or address, then click at the top of your page for the postcard. Interestingly, since the reval they've added the actual property card too.

http://tax1.co.monmouth.nj.us/cgi-bin ... &out_type=0&district=0906

Posted on: 2019/5/8 2:43
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Re: Selling a 1 bedroom - AS IS - in Journal Square
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If your rent price is accurate that makes this market interesting, indicating a GRM much lower than multifamilies around town.

Your desire for a cash deal could limit your price. The numbers for an investor borrowing are simply so much better. For $125k cash I could buy a $500k unit, which will yield 4x the market appreciation. But on the other hand it likely won't have the same GRM.

Posted on: 2019/5/6 20:01
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Re: Selling a 1 bedroom - AS IS - in Journal Square
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Quote:

JCBORN wrote:
Quote:

TheJSQuare wrote:
Quote:

brewster wrote:
What would it rent for?


$1500 easily.


If that is true it does not sound too bad. I would think a 2 bedroom in that area will go for that price.


I agree, it sounds high.

Posted on: 2019/5/6 18:12
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Re: Selling a 1 bedroom - AS IS - in Journal Square
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What would it rent for?

Posted on: 2019/5/5 21:24
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Re: Possible relief on the way?
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Quote:

JPhurst wrote:
The "labor" i.e. the teachers are the main benefit the students get from schools.


There's a large body of studies showing extracurricular activities like sports and arts are of great importance for building adult skills and motivating students. Our district dramatically underfunds everything but labor, which it pays in the 98th percentile of NJ equivalent districts. Why is that?

Not JC but our County: why did High Tech get a new school when their previous one looked brand new by JC standards? I'm guessing it was "Use it or lose it".

Posted on: 2019/5/2 22:32
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Re: Possible relief on the way?
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Quote:

JPhurst wrote:
The board is not "controlled" by the teachers. Although the union endorsed candidates have won in recent elections after years of "Parents for Progress" candidates, they exercise their independent judgment.


Do you even hear how weak a defense this sounds like? One year of deferred raises is not going to solve our problems, nor is even raising taxes to make up the shortfall. We need to get a grip on the spending. We have a culture of giving public servants whatever they want for political support and keeping the peace during elections.

I'd love to get ahold of an actual datafile of state school budgets and line by line compare ours to a comparably spending suburban district. Do you think I'd be wrong to guess that we spend far more on labor and far less on the students? I have the state downloadeable TGES excel files, but they're obtuse to the point of deliberate obfuscation, and will take quite some time to decipher.

Posted on: 2019/5/2 18:46
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Re: STARBUCKS ON GROVE
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Quote:

JCBORN wrote:
It sounds like they designed it for people to just order their coffee and go.


Good heavens! What next? A separate line for people who want just a simple goddamn cup of coffee and not a time consuming $6 "creation"?

Posted on: 2019/5/2 1:29
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Re: Possible relief on the way?
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Quote:

bodhipooh wrote:
The truth is that the local BOE never felt the need to be fiscally judicious, because someone else was covering the bills, so they failed to levy the proper taxes, and after years of graft, corruption, fiscal mismanagement, and out of control spending, the chickens have come home to roost.


All true, especially the out of control spending. A board controlled by the teachers cannot be expected to bargain in good faith for the citizens. What we have now is a system run for the benefit of it's employees not the students. Classes are being cut, all activities are being cut, anything that can be tossed overboard is now on the block except golden union contracts that pay better than 98% of their peers in the state.

I just wasted some time calculating the labor proportion of this budget: 87%. That's $478,040,1430 of the $615,867,852 budget, not counting the $67,999,857 for charters. To solve this crisis we need assess where our money is going not just where it comes from.

For my source, see pp 44-45 of http://www.jcboe.org/boe2015/images/p ... et-SY2018-19_03.28.18.pdf

Posted on: 2019/5/2 1:19
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Re: Jersey City Councilperson Reports Rent-Control Crisis Downtown
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Quote:

MDM wrote:
Quote:

brewster wrote:
I see in my crystal ball a whole lot of rental buildings being converted to condos.....and the rent control warriors will say no one saw that coming.



Mine sees an old multi-unit building being torn down and replaced with new 2 family Bayonne boxes. Followed by the same "warriors" wondering why the number of rentals available keeps going down.

I am wondering if NJ will respond to the "crisis" like Oregon did.. statewide rent control, but doing nothing regarding the zoning that creates shortages to begin with.


Very interesting doings in CA regarding zoning, a bill to prevent cities from restricting density around transit is making it's way through the legislature. It's pitting the SF mayor against his own council!

https://www.nytimes.com/2019/04/27/opinion/california-housing.html

Posted on: 2019/4/30 20:26
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Re: Jersey City Councilperson Reports Rent-Control Crisis Downtown
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I see in my crystal ball a whole lot of rental buildings being converted to condos.....and the rent control warriors will say no one saw that coming.

Posted on: 2019/4/30 18:43
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