Jersey City Rising

[JCMAN320]

The city will win this fight. They are trying to look at ways to where they can have lightrail service and park space up there. That emabankment held 5 freight tracks at one point so it can certainly hold two light rail tracks and a park in my best observation.

Waiting on Embankment ruling

Wednesday, February 28, 2007
By COTTON DELO
JOURNAL STAFF WRITER

The fate of Downtown Jersey City's Sixth Street Embankment continues to hang in the balance, pending a decision by the federal Surface Transportation Board that had been expected by the end of last year.

Long coveted by local activists for open space, the half-mile-long elevated stone structure and former rail freightway was sold by Conrail to developer Steve Hyman - who reportedly wants to raze it to build two-family houses - for $3 million in 2005.

The STB will rule on whether the property was "legally abandoned" prior to the sale, and if not, the title would revert to Conrail, and Jersey City would get another crack at purchasing it.

In an earlier step in the city's protracted legal battle to acquire the Embankment, state Superior Court Judge Maurice Gallipoli essentially upheld the sale while ruling with the developer in a case brought against him by the city in July.

The STB decision would take precedence, however.

According to Jennifer Meyer, president of the Embankment Preservation Coalition - the group that petitioned the STB in February 2006, along with the national Rails-to-Trails conservancy and Assemblyman Lou Manzo - a decision had been expected in late 2006.

She expects the city to try to acquire the property through eminent domain if the decision goes against it.

"We feel the city should be able to buy it whether the STB rules favorably or unfavorably," explained Meyer, who said her group's priority is to have the city acquire the site as quickly as possible.

The coalition has conducted extensive fundraising of monies earmarked for open space, she said.

But there's another potential use for the landmarked historic site.

Mayor Jerramiah Healy laid out his vision for a new Light Rail spur connecting Secaucus Junction and Newport via the Bergen Arches and the Sixth Street Embankment in his State of the City address last week.

The Light Rail spur is conceived as a complement to the creation of open space at the site, according to Jersey City Corporation Counsel Bill Matsikoudis.

"In my view, such a plan would be the winner for everyone because you'd have park space plus the addition of mass transit that would take away the reliance on cars in the region," he said.

In the event of an undesirable ruling by the STB, the mayor and the City Council would need to evaluate whether to pursue eminent domain, Matsikoudis said. Another recourse would be an appeal to the Third Circuit Court of Appeals.

COTTON DELO can be reached at cdelo@jjournal.com

Website:http://www.embankment.org/whitesite/main2.html

[JCMAN320]

Manzo: Get tax-abated to pay school taxes too

Wednesday, February 28, 2007
By KEN THORBOURNE
JOURNAL STAFF WRITER

Hit this week with a $3.2 million cut in state school said, most Jersey City property owners will have to shell out higher taxes to fill that gap.

But tax-abated property owners are exempt from paying for local schools. Their "payments in lieu of taxes," or PILOTs, go straight into the city coffers, with a minimal payment going toward county services and nothing at all to local public schools.

Assemblyman Lou Manzo, D-Jersey City, wants to change this reality: He's preparing a bill that would require property owners - tax-abated or not - to pay for local public schools.

"Fifteen to 20 percent of the properties in the city aren't contributing," Manzo said yesterday. "It is unfair to ask the people of the city to continually subsidize 20 percent of the city."

Jersey City Mayor Jerramiah Healy, who credits tax abatements for the city's economic resurgence, didn't return phone calls yesterday to comment on Manzo's proposal.

State Department of Education officials said that four out of Hudson County's five special needs, or "Abbott," districts would probably have to raise their local school tax levies for the upcoming school year.

Even though Union City, West New York and Harrison received modest state aid increases, those districts have to raise an additional $318,141, $540,000 and $315,000, respectively, to pay for next school season.

According to the state's analysis, property owners in Jersey City, Union City, West New York and Harrison are paying far below the statewide norm to support their schools, said Allen Dupree, state manager for program research for the state Department of Education.

For Hoboken - Hudson County's fifth Abbott district - state aid was left flat, at $9.5 million. Since this district doesn't receive "parity" money to make it equal to the state's richest districts, officials there would only have to raise taxes if they sought additional money.

[ianmac47]

Its true that the embankment is huge in terms of space for rail service. They need to act quickly (relatively speaking) though, because presumably over the next five or ten years, Metro Plaza is going to start adding towers as per their new master plan. I don't think there is any fear of Hyman building his two family units though if the city is actually adamant about building the light rail. Rail lines are fairly clear cut case of eminent domain-- its not seizing private property for private investment such as Harwood towers or the Connecticut case that went to the supreme court a few years back, that ultimately set up the whole debate on eminent domain. Publicly operated rail lines are a very clear public use. Anyway, i think if they wanted to, they could align a light rail line along sixth street in such a way that you could get a decent size park space parallel to the track, especially if you made Sixth Street one way going west, because then the west bound light rail line could run on the street as it does along Essex Street, and the east bound track could be on dedicated light rail space. I also think that the pro-park activists are divided-- some want an elevated park, others want ground level park, and others want the embankment left alone. In either case, I think a light rail line will be vital in the coming years to connecting the western side of Hamilton park / harsimus cove, and the western sections of Jersey City. I think they are wrong to end the line in Secacus, but instead should run it out to North Arlington. But I suppose it could go west beyond the transfer station at some point.

[tbal]

At the site of 209-215 Newark Ave (right next to the North Fork BaNk Building) "environmental testing" took place yesterday (as evidenced by the "no parking - environmental survey - 2-28-07" signs posted around the property). Those of you familiar with the site's recent history know that a one-year extension for contruction of a 5-story mixed-use building was granted last year, and expired on January 16. However, there has been a large "For Sale" sign up at the site since the end of the summer. Perhaps the site is under contract with a new developer and new plans are being drawn up (?).

In other news, a new 7-story building at 2 Shore Lane in Newport went before the Planning Board on Tuesday evening. The proposal calls for 48 new residential units and 16,646 sf of retail space. (I am guessing that Shore Lane is the street to be created on the north side of the Shore Club (or perhaps it is the stretch of River Drive infront of the Shore Club?).

[ianmac47]

That stretch of Newark Avenue was listed for sale online for a while and then mysteriously disappeared. Perhaps they are in the process of closing and environmental testing is part of the closing. The property seemed rather expensive, so I wouldnt be surprised if new buyers are looking to build something taller in its place.

Also, I believe Newport has another presidential building planned for a site across the street from the Staples next to the James Madison / Thomas Jefferson; I believe the traffic light that comes out of 14th street is Shore Lane on the Newport side of Wash Blvd, running east to the river.

I believe its listed here as The Wilson:
http://www.nj.com/jjournal/pdf/developmentmap.pdf


Again, everything Ive heard indicates Newport rentals are pretty much at full occupancy, so new rentals probably are going to go up quickly.

[macmini]

Jersey Ave. expressway plan eyed


Thursday, March 01, 2007 By COTTON DELO

JOURNAL STAFF WRITER

Garnering little attention since former Jersey City Mayor Bret Schundler's administration, the contentious Jersey Avenue expressway proposal is back on the table.

The expressway is one potential measure to alleviate Jersey City's traffic woes identified by the Jersey City Regional Waterfront Access and Downtown Circulation Study - a nearly two-year undertaking spearheaded by the Division of Planning.

The third of four scheduled public meetings on the findings will take place tonight at 6 p.m. in the City Hall Council Chambers, 280 Grove St., and concept drawings of potential projects will be displayed.

The expressway plan calls for connecting Downtown Jersey City with Liberty State Park by extending Jersey Avenue over the Morris Canal basin.

According to Naomi Hsu, a transportation planner with the Division of Planning, the study explores potential roadway and transit improvements to be implemented by 2020, and recommendations will be submitted to the city and the North Jersey Transportation Planning Authority - which funded the study - by April.

"Now that we have a sense of where development might occur and with what intensity, that's informing our traffic policy," she said.

Other potential improvements are flyovers of Center and Merseles streets over Montgomery Street, an extension of Merseles Street south to Wilson Street and a ramp off the New Jersey Turnpike providing direct access to Newport via 11th Street.

Hsu says analysis to determine which projects are most feasible and likely to yield positive results - based on criteria like cost and timeframe - must now be undertaken before the final report is submitted.

Some residents maintain that a Jersey Avenue expressway would jeopardize an urban oasis.

"Such a road would inevitably turn Phillip Street (on the western side of the park) into a highway, and then commuters would use the roads of Liberty State Park as a shortcut," said Sam Pesin, president of Friends of Liberty State Park.

COTTON DELO can be reached at cdelo@jjournal.com

[tbal]

I have a feeling you are right, Ian. A fence went up around the site about a month or two ago, which may have been when the new owner closed the deal.

I would love to see something more than 5 stories go up there. The added density would really help bring the area to life and would be good for businesses on both Newark and Jersey avenues.

[ianmac47]

I definitely agree about the density there. The renderings of that property that were online and included in the sale price. They were sort of awful looking; the last time I walked through there, two or three weeks ago, the for sale sign on the property including the rendering as well, I don't know if its still there. But it was a residential development with an interior parking lot and no retail space at all. Kind of a bad knock off of Dixon Mills, but without any character. That would make three projects though going in Newark Avenue: right under the turnpike on the south side of Newark at Division (6 stories approved, they applied to go to 12), Newark and 3rd (6 stories, where Baker Boys was), and that property. Also there is a rehab project on the corner of Newark and Waldo just north of the TP. I'm sure the anti-development crowd will claim all of these are too dense, but I think that's really what Newark Ave needs to infuse some life into the westside of the downtown and to integrate the downtown with everything west of there.

[JCMAN320]

Coudln't agree more Ian.

[JCMAN320]

EDUCATION

FROM NOTHING TO SOMETHING

Thursday, March 01, 2007
By DORINE BETHEA
JOURNAL STAFF WRITER

NJCU West Campus just the start of proposed expansion

Once an old brownfields site is cleaned and redevelopment finished, New Jersey City University will open its new West Campus.

Stretching from Route 440 to West Side Avenue, it will add more housing for students and others, offer retail and commercial space and, maybe, become the permanent home for the city's Visual and Performing Arts High School.

The 22-acre site is in a historically industrial area and NJCU plans to redevelop the land that Baldwin Steel Co. once occupied into an urban campus that is convenient for walking and accessible to public transportation.

"It will give people an opportunity to live in a place where a car isn't always a necessity," said Howard Buxbaum, NJCU's vice president for administration and finance. "We see it as a revenue producing investment for the university."

NJCU's expansion is part of larger economic development plans for the city's west side. It is expected to be a catalyst for the Jersey City Bayside Redevelopment plan, a larger-scale project intended to revitalize the area. The Bayside plan covers a 75-acre area between Communipaw, Bergen and Stevens avenues and Newark Bay.

"All of that land was for industrial use. One by one industry closed or moved," Buxbaum said.

The university has been acquiring land in the area for many years and is now using some of the property for parking.

The West Campus is bounded by Carbon Place on the north, West Side Avenue on the east and the Home Depot on Route 440 to the south. Buxbaum said many portions of the project are still in the design phase. It is being designed to encourage pedestrian traffic and to take advantage of the Hudson-Bergen Light Rail system.

"We're actually going to build streets and roads on the site," he said.

Buxbaum said it will be at least a year before NJCU begins construction on the first of three expected phases. The initial phase will include housing for students and non-students, retail shops and some parking. At least 100 residential units will be built for roughly 300 students during the first phase - a $150 million investment.

Student housing has been scarce at NJCU for a long time. Only 3 percent of the university's 9,000 students live on campus, Buxbaum said.

"There is a demand for that even among our existing student body," he said.

An arts center would also be built in the project's first phase. Buxbaum said NJCU's performing arts program has needed a better facility for a long time.

Jersey City's Visual and Performing Arts High School, which has been on NJCU's campus for 15 years, is lobbying to relocate to the West Campus. The school serves nearly 300 students, who interact with NJCU faculty and use other resources at the university.

"It certainly is a very unique opportunity that we hope to pursue," said Nancy Healy, a supervisor at the school. "There are a lot of reasons now that we want to remain on campus."

If NJCU becomes the school's permanent home, it could serve 400 students. The school is relying on the state Schools Construction Corp. for funding and the agency has still not made a decision.

"Our first choice is on the campus of NJCU," Healy said.

Buxbaum said NJCU expects to receive state and federal aid to fund the entire project, which in today's dollars would cost up to $350 million.

The state Department of Environmental Protection lifted its moratorium on approving chromium cleanups last month. That allows NJCU officials to begin determining the manner in which it will clean up the site.

"It is a positive development for us," Buxbaum said. "It could have held us up if it hadn't come."

[millertime83]

http://www.nj.com/cgi-bin/prxy/photogalleries/nph-cache.cgi/cache=3000;/njo/images/8238/004.jpg
<H1 class=red>A one-of-a-kind idea for 111 First St.

</H1>

Thursday, March 01, 2007 By JARRETT RENSHAW

JOURNAL STAFF WRITER
One of the world's leading architects has proposed a radical design for a residential building at 111 First St. site, envisioning a "vertical city" to usher in a new phase of Jersey City's emergence as an international player in the world of business and style.
"The time has come to do a building that is less than typical," said architect Rem Koolhaas, whose prestigious portfolio includes the Seattle Public Library, Prada in New York and Los Angeles and the China Central Television Headquarters in Beijing.
The ambitious design calls for a 52-story tower consisting of three blocks stacked perpendicularly to one another, projecting what one official described as a "Rubik's Cube" look.
The three blocks would sit on top of a longer slab that would serve as a structural base and would accommodate parking, artist galleries and retail space.
The proposed $400 million mixed-use building would feature 1.2 million square feet of space, spread out among loft style-units, artist live and work space, typical condos, retail space and a world-class hotel.
The exposed roofs on the individual blocks present a number of unique, open-air spaces in the building, Koolhaas said earlier this week during a presentation of the design at the Jersey City Museum.
"This is the most cutting-edge piece of architecture I have seen in my career," said Bob Cotter, the city's planning czar. "I would hope this type of project would lead other developers to come into the city with unique plans."
It is Koolhaas' first large scale residential development in the United States.
"This is another step in the ongoing transformation and revitalization of Jersey City," said Jersey City Mayor Jerramiah Healy. "It's time New Jersey, New York and the world sees Jersey City as an international metropolis."
The site at 111 First St. was the center of a long legal battle between the building's owner, Lloyd Goldman, of BLDG Management Co., and scores of artists who had been using the building as work/live studio space. Goldman, citing structural concerns and financial issues, wanted to demolish the old tobacco building and redevelop the site. Goldman eventually won a compromise with the city and the artists.

[LocoAko]

EDUCATION

FROM NOTHING TO SOMETHING

Thursday, March 01, 2007
By DORINE BETHEA
JOURNAL STAFF WRITER

NJCU West Campus just the start of proposed expansion

Once an old brownfields site is cleaned and redevelopment finished, New Jersey City University will open its new West Campus.

Stretching from Route 440 to West Side Avenue, it will add more housing for students and others, offer retail and commercial space and, maybe, become the permanent home for the city's Visual and Performing Arts High School.

The 22-acre site is in a historically industrial area and NJCU plans to redevelop the land that Baldwin Steel Co. once occupied into an urban campus that is convenient for walking and accessible to public transportation.

"It will give people an opportunity to live in a place where a car isn't always a necessity," said Howard Buxbaum, NJCU's vice president for administration and finance. "We see it as a revenue producing investment for the university."

NJCU's expansion is part of larger economic development plans for the city's west side. It is expected to be a catalyst for the Jersey City Bayside Redevelopment plan, a larger-scale project intended to revitalize the area. The Bayside plan covers a 75-acre area between Communipaw, Bergen and Stevens avenues and Newark Bay.

"All of that land was for industrial use. One by one industry closed or moved," Buxbaum said.

The university has been acquiring land in the area for many years and is now using some of the property for parking.

The West Campus is bounded by Carbon Place on the north, West Side Avenue on the east and the Home Depot on Route 440 to the south. Buxbaum said many portions of the project are still in the design phase. It is being designed to encourage pedestrian traffic and to take advantage of the Hudson-Bergen Light Rail system.

"We're actually going to build streets and roads on the site," he said.

Buxbaum said it will be at least a year before NJCU begins construction on the first of three expected phases. The initial phase will include housing for students and non-students, retail shops and some parking. At least 100 residential units will be built for roughly 300 students during the first phase - a $150 million investment.

Student housing has been scarce at NJCU for a long time. Only 3 percent of the university's 9,000 students live on campus, Buxbaum said.

"There is a demand for that even among our existing student body," he said.

An arts center would also be built in the project's first phase. Buxbaum said NJCU's performing arts program has needed a better facility for a long time.

Jersey City's Visual and Performing Arts High School, which has been on NJCU's campus for 15 years, is lobbying to relocate to the West Campus. The school serves nearly 300 students, who interact with NJCU faculty and use other resources at the university.

"It certainly is a very unique opportunity that we hope to pursue," said Nancy Healy, a supervisor at the school. "There are a lot of reasons now that we want to remain on campus."

If NJCU becomes the school's permanent home, it could serve 400 students. The school is relying on the state Schools Construction Corp. for funding and the agency has still not made a decision.

"Our first choice is on the campus of NJCU," Healy said.

Buxbaum said NJCU expects to receive state and federal aid to fund the entire project, which in today's dollars would cost up to $350 million.

The state Department of Environmental Protection lifted its moratorium on approving chromium cleanups last month. That allows NJCU officials to begin determining the manner in which it will clean up the site.

"It is a positive development for us," Buxbaum said. "It could have held us up if it hadn't come."

I am in the Visual and Performing Arts Highschool for Instrumental Music. That program is like my life. I'm a little disappointed that I'm a Junior right now so I will never get to use the new highschool, but I should be able to visit. Right now we are cramped up in a very small room and busing the kids back and forth is getting a little crazy. It will be a wonderful improvement to the already-amazing program we have going there where the entire school is focused just on that. The program is rapidly expanding so it is good that they are getting a lot more room. I'm excited for this.

[JCMAN320]

BNP Paribas to Open Support Functions Headquarters in Jersey City, New Jersey

NEW YORK--(BUSINESS WIRE)--BNP Paribas is delighted to announce it will open an office in Jersey City, New Jersey. The Bank has signed a 15 year lease with Brookfield Properties effective January 30, 2007. The office will become the North American Support Functions Headquarters of BNP Paribas’ Corporate and Investment Banking business. Employees will begin relocating from the third quarter of 2007.

The new office space is located in the Newport Tower, 525 Washington Boulevard. Newport Tower was built in 1991 and designed by architects Ehrenkrantz, Eckstut & Whitelaw.

Commenting on the opening, Everett Schenk, head of Territory in North America said, “I think this is a critical step for our development in the US as we are forecasting significant organic growth in the coming years. We are very happy to be moving to a great building and location in Jersey City to help support this growth.”

BNP Paribas is forecasting staff levels in the NY area approaching 3,000 people by 2012 from the banks current staff of approximately 2,400 people.

About BNP Paribas

BNP Paribas (www.bnpparibas.com) is a European leader in banking and financial services, and ranks among the world's top 15 banks by market capitalization. It has more than 140,000 employees, 14,000 of whom are based in the United States. The group occupies leading positions in three significant fields of activity: Corporate and Investment Banking, Asset Management & Services and Retail Banking. It is present in 85 countries and has a strong presence in all the key financial centres. Present throughout Europe, in all its business lines, France and Italy are its two domestic markets in retail banking. BNP Paribas enjoys a significant and growing presence in the United States and leading positions in Asia and in emerging markets.

[JCMAN320]

'Green' buildings sprouting up all around Hudson

Thursday, March 01, 2007
By DORINE BETHEA
JOURNAL STAFF WRITER

Not only is the Goldman Sachs building at 30 Hudson St. in Jersey City the tallest in the state. It is also distinguished by its design and use of wood products and energy-saving measures that help protect and sustain the environment.

That helps make the financial giant a leader in building construction and in corporate citizenship. The building, which overlooks the Hudson River, is the only one in Hudson County that has earned certification as a "green building" through the national, non-profit Leadership in Energy and Environmental Design Program (LEED), according to the U.S. Green Building Council in Washington, D.C., which administers the program.

"We believe a healthy environment is necessary for the well-being of society," said Anthony Cammarata, managing director at Goldman Sachs. "Whether it is part of our operation or our core business, our environmental initiatives represent our commitment to positively impact the environment."

They're not alone. Other Hudson County projects taking a "green" approach:

St. Joseph's School for the Blind in Jersey City, an LEED-registered project, which means the paperwork for certification has yet to be submitted;

The Schroeder Lofts building that's nearing completion in the Hamilton Park neighborhood of Jersey City;

The J. Owen Grundy pier at Exchange Place, which is being rebuilt with non-corrosive materials that won't leach into the water;

Jersey City's planned West District police station and Rescue 1 Firehouse on Communipaw Avenue that will feature high-efficiency windows, highly reflective roofs covered with recycled rubber shingles, and plumbing that saves water,

The Garden Street Lofts going up at 14th and Garden streets in Hoboken.

Just last year, the New Jersey Meadowlands Commission adopted regulations to promote construction and building management that are friendly to the environment.

The agency recently amended its land use regulations to promote "environmentally friendly construction and building management" that supports sustainable growth in the Meadowlands district, Jeff Fucci, NJMC communications assistant.

The LEED program uses several categories to evaluate a building's performance - including energy use, water efficiency, indoor environmental quality and materials and resources - and then awards certification points.

The Goldman Sachs building meets 27 LEED points, Cammarata said, faring well in indoor environmental quality, energy and water efficiency and construction.

The building also has a storm water retention system that is saving roughly 2 million gallons of water a year.

Goldman Sachs' commitment has garnered much praise.

"They have gone out of their way to find that intersection of setting a good example on the environment while staying on budget and running a very profitable business," Liza Murphy of the Rainforest Alliance said.

[JCMAN320]

AP New Jersey

Jersey City hopes image will rise with proposed Koolhaas tower

By JANET FRANKSTON LORIN
Associated Press Writer

March 4, 2007, 9:32 AM EST

JERSEY CITY, N.J. -- With its prime location across the Hudson River from lower Manhattan, Jersey City has been drawing new residents and businesses for years with its stunning views of the New York skyline and cheaper rents.

But now New Jersey's second largest city is commanding something more than a quick commute to Manhattan: the cache of an avant-garde 52-story condominium and hotel tower to anchor an arts district, designed by internationally acclaimed architect Rem Koolhaas.

He announced plans last week for a 1.2 million-square-foot building with an unusual design: three rectangular slabs stacked perpendicular to each other. City officials have called it a 600-foot-tall piece of art.

The new building will replace a brick 130-year-old former tobacco factory, now being demolished. Developers with the Athena Group and BLDG Management Co., both of New York, said its 300 condominium units are expected to have a price range of $500,000 to $1 million.

Like many cities around the world, Jersey City is trying to use architecture to upgrade its image, said Paul Goldberger, architecture critic for the New Yorker magazine.

"Architecture is increasingly one of those bootstraps that cities use to bootstrap themselves up a couple of notches," he said. "It shows that Jersey City has reached a new level and it makes sense to do something like this today."

Robert Ivy, editor-in-chief of the Architectural Record, agreed.

"Developers and cities are realizing that architects have the power to draw attention, international attention, to their location. That was true in Milwaukee, and in Bilbao, and it's going to be true in Jersey City," he said, referring to Santiago Calatrava's Milwaukee Art Museum and Frank Gehry's design for the Guggenheim Museum in Spain.

In other words, design can change perception, he said. Imaginative or poetic buildings change the entire perceived personality of a city.

"I have no way of knowing whether Koolhaas' building can do that, but really great buildings can do that," he said.

Koolhaas' $400 million building at 111 First St., to be complete in three or four years, will add to Jersey City's emerging real estate portfolio.

The city already has a sleek and elegant new office tower designed by Cesar Pelli for Goldman Sachs, the tallest building in New Jersey. Goldberger described it a 2004 New Yorker magazine critique as "the anchor of a new city, a kind of Shanghai on the Hudson, that has sprung up over the past decade on what was once industrial land."

In addition, the city has approved plans for a second Goldman Sachs tower, designed by famed architect I.M. Pei, but it won't be built until the first tower is filled, said Jersey City's planning director Robert Cotter.

Another established brand in real estate, Donald Trump, has attached his name to two condo towers, expected to sell $1 million apartments.

The Koolhaas tower will put Jersey City on the world map for other reasons, said Hilary Ballon, a professor of architectural history at Columbia University.

"People will want to see a Koolhaas building," she said. "It's not that he's just a famous architect. It's what his work stands for."

The Dutch architect, a winner of the prestigious Pritzker Architectural Prize, has also designed the Prada store in New York, the Casa da Musica concert hall in Porto, Portugal, and the China Central Television Headquarters, under construction in Beijing.

He said in an interview with The Associated Press that he wants the Jersey City building, with its mix of uses, to inspire social interaction, life and energy. In addition to condos and a hotel, it will include artist lofts and studios, gallery and retail space, as well as several levels of public space.

"We are creating something slightly more memorable and slightly more energetic," he said. "What New Jersey lacks is some visible evidence of a new beginning."

That new beginning began creeping across the Hudson two decades ago with the Newport, a 600-acre project by the New York development family LeFrak, which has more of a suburban feel and includes its own PATH stop as well as office space, housing and a shopping mall.

The more urban Koolhaas building wouldn't have been possible 20 years ago, said Michael Beyard, a senior fellow with the Urban Land Institute, a Washington-based think tank that promotes responsible development.

He said the building will raise the value and importance of Jersey City's location.

"As the value is added, as the area becomes more acceptable as a destination for residential, office and retailing, the value of the property continues to rise," he said.

More is likely to follow, Ivy said. He said Koolhaas' name alone will draw attention.

"Let's say the intellectual investment will attract scrutiny and perhaps attract others to join the party," he said.

Cotter, the planning director, said the Pelli building was a crucial piece of the city's waterfront development, but the Koolhaas project is a step beyond, a breakthrough for Jersey City.

"We will now have a building that people will come just to see," he said.

[JCMAN320]

In the Region | New Jersey
The Hanging Tower of Jersey City

http://graphics8.nytimes.com/images/2007/03/04/realestate/04njzo.600.jpg
Office for Metropolitan Architecture
ARTS DISTRICT, BUILDING BLOCKS This 52-story design by Rem Koolhaas is to house apartments, hotel rooms and artists’ spaces as well as stores, an art gallery and a cabaret.

By ANTOINETTE MARTIN
Published: March 4, 2007

JERSEY CITY

AFTER a wild development saga involving a dozen legal actions and the hiring of a mega-star architect, the design for a new tower to anchor this city’s arts district emerged last week as, well, kind of wild.

The structure designed by Rem Koolhaas is 52 stories tall and holds 1.2 million square feet of mostly residential space. Yet, from most angles, it resembles nothing so much as a small child’s precarious stack of blocks. Looking from Manhattan across the river, the skyscraper presents the startling prospect of a giant barbell, standing on end.

Mr. Koolhaas, the Dutch founder of the internationally known Office for Metropolitan Architecture and a professor of urban studies at Harvard, said he took note of the way bare-boned monoliths dominate Jersey City’s modern architecture — “and played with that.”

The building he designed for a two-acre site at 111 First Street here is born of conflict. Displaced artists, Manhattan developers and Jersey City politicians have mixed it up in court for years over the project’s configuration and scale and the basic question of whether it should replace a historic industrial building where artists once lived and worked.

Mr. Koolhaas seemed to cast that history into oblivion during an interview after the unveiling of his designs — or at least he tried.

“This building was born under a lucky star,” Mr. Koolhaas said after the formal unveiling, held at the Jersey City Museum. “I think everyone who has seen it so far likes it.”

One key issue in the debate over the structure, the proposed centerpiece of the city’s Powerhouse Arts District, has been whether a high-rise is appropriate for the site, since the city had said it intended to create a neighborhood to human scale, with vibrant street life.

Mr. Koolhaas and his associate Shoei Shigematsu, the lead architect for the project, responded by breaking the building into three components — a cube and two rectangular blocks — and stacked them perpendicularly. Terraces and open spaces are created at each structural joint, and slices of the view of Manhattan from existing buildings in the neighborhood are retained.

There is to be a meditation pool at street level, as well as a sculpture garden and sports terrace. Upper terraces are to feature gardens, outdoor dining areas and other amenities. A connection across Washington Street to the historic Powerhouse building, a vacant Victorian-era power plant slated for conversion to an arts center, will be achieved via a pedestrian plaza with sculpture garden.

The First Street tower is envisioned as a “vertical city” by its Manhattan-based builders, the Athena Group and the BLDG Management Company.

The top 25 floors will hold 330 apartments; the 7 floors below that will have 252 hotel rooms. Below these, there will be 40 loft apartments; 120 artist live/work spaces; parking for 719 cars on 6 floors; and a 2-story street-level area for stores, an art gallery and a cabaret, plus the lobbies for the hotel and the condos.

From some angles, as displayed in digital renderings and a scale model by the architects last week, the structure’s profile looks positively svelte — even a trifle fragile, as if it might topple in a stiff wind. “That was my first question,” joked the Jersey City mayor, Jerramiah T. Healy. “Is it going to blow over?”

The president of BLDG Management, Lloyd M. Goldman, whose company owns the site — and who at one point sued the city for stopping demolition of the old tobacco factory there that served as housing for hundreds of artists — declared the new design “utterly sound.”

“We brought in WSP Cantor Seinuk as the structural engineers,” he noted. “They’re the firm that’s doing the Freedom Tower at the World Trade Center.”

A reinforced concrete tube running through its core will anchor the building. Cantilevered concrete beams will support the two upper blocks, whose end sections splay out over the street.

The bottom third of the building will hold the artist spaces and rise 16 floors over the two-story retail area. The midsection, 18 stories tall, will hold the hotel and 10 floors of loft apartments that may be developed as “hotel condos.”

The glass-faced 16-story top section, which will face the Hudson River and Manhattan skyline directly eastward, will be condos.

As with other parts of Jersey City, a total transformation is under way in the area — providing a source of satisfaction for developers, angst for artists who loved the beaten-down warehouse district the way it was, and torn loyalties for city officials committed to revitalization.

At the unveiling of the design for the $400 million project, the mayor chortled over the coup of getting a “cool house for Jersey City,” playing on the architect’s surname, and called it a step forward in a renaissance. Later, he said he needed to correct himself. “This area used to be full of two-family frame houses, factory buildings and hole-in-the-wall bars,” he recollected. “We’re not just seeing a renaissance. We’re building a new city.”

William Matsikoudis, the city’s attorney, said he was thrilled to have wrested a compromise from a crowd of “New York City lawyers” hired by the developers, permitting a high-density structure on the one hand, but on the other a building that resembles a “600-foot-tall sculpture.”

Mr. Matsikoudis said he had handed the developers a list of seven world-class architects last June and told them a deal could be struck over the size of the building if they could lure a “star-chitect” to the project. Mr. Koolhaas accepted the commission in September.

The deal also included a commitment from the developers to donate $1 million to the arts in Jersey City. A first check of $330,000 was turned over to the city art museum two weeks ago.

For Mr. Koolhaas’s firm, based in Rotterdam, the Jersey City structure represents its first large-scale residential project in this country.

Mr. Koolhaas described the project as a welcome chance to produce “serious” architecture in a “real” place, as opposed to “spectacular architecture in unreal places.”

The architect, who won the Pritzker Prize in 2000, has in recent years designed the Prada stores in New York and Los Angeles, the Whitney Museum extension, the Seattle Public Library and the Illinois Institute of Technology campus center in Chicago.

His firm’s largest project to date worldwide is the China Central television headquarters and cultural center, under construction in Beijing.

Mr. Koolhaas said he thought the Jersey City arts district would appeal to “anyone who doesn’t want to live in a manicured environment.”

Asked for his favorite vantage point for viewing the 111 First Street building, Mr. Koolhaas said it would be from the thoroughly unaesthetic New Jersey Turnpike. “From there,” he said, “you see the Jersey City skyline in the foreground, with the Manhattan skyline in the background, and the two seem to meld. This is truly urban, truly beautiful.”

[ianmac47]

I captured a shot of the plans for 209-215 Newark Avenue, and some of the lot:

http://newyorkssixth.com/newyorkssixthphotoblog/2007/03/215-newark-avenue.html

[cromdur]

Does anyone know the current status of the Bayside development plan? I've seen the powerpoint presentation available from NJCU and I know NJCU's west campus will start contruction soon. With the construction of westside station, that's really all I see going on. Also, I'd love to know what's up with that huge construction project on rt. 440 by the old playdrome.

[kliq6]

JCMAN your article uptop of this page of thread says the city has approved a second Goldman Sachs tower, can you find out for whom? Which tenant is taking it?

[TriHobo]

Jersey City hopes image will rise with proposed Koolhaas tower

By JANET FRANKSTON LORIN
Associated Press Writer

March 4, 2007, 7:12 PM EST

JERSEY CITY, N.J. -- With its prime location across the Hudson River from lower Manhattan, Jersey City has been drawing new residents and businesses for years with its stunning views of the New York skyline and cheaper rents.

But now New Jersey's second largest city is commanding something more than a quick commute to Manhattan: the cachet of an avant-garde 52-story condominium and hotel tower to anchor an arts district, designed by internationally acclaimed architect Rem Koolhaas.

He announced plans last week for a 1.2 million-square-foot building with an unusual design: three rectangular slabs stacked perpendicular to each other. City officials have called it a 600-foot-tall piece of art.

The new building will replace a brick 130-year-old former tobacco factory, now being demolished. Developers with the Athena Group and BLDG Management Co., both of New York, said its 300 condominium units are expected to have a price range of $500,000 to $1 million.

Like many cities around the world, Jersey City is trying to use architecture to upgrade its image, said Paul Goldberger, architecture critic for the New Yorker magazine.

"Architecture is increasingly one of those bootstraps that cities use to bootstrap themselves up a couple of notches," he said. "It shows that Jersey City has reached a new level and it makes sense to do something like this today."

Robert Ivy, editor-in-chief of the Architectural Record, agreed.

"Developers and cities are realizing that architects have the power to draw attention, international attention, to their location. That was true in Milwaukee, and in Bilbao, and it's going to be true in Jersey City," he said, referring to Santiago Calatrava's Milwaukee Art Museum and Frank Gehry's design for the Guggenheim Museum in Spain.

In other words, design can change perception, he said. Imaginative or poetic buildings change the entire perceived personality of a city.

"I have no way of knowing whether Koolhaas' building can do that, but really great buildings can do that," he said.

Koolhaas' $400 million building at 111 First St., to be complete in three or four years, will add to Jersey City's emerging real estate portfolio.

The city already has a sleek and elegant new office tower designed by Cesar Pelli for Goldman Sachs, the tallest building in New Jersey. Goldberger described it a 2004 New Yorker magazine critique as "the anchor of a new city, a kind of Shanghai on the Hudson, that has sprung up over the past decade on what was once industrial land."

In addition, the city has approved plans for a second Goldman Sachs tower, designed by famed architect I.M. Pei, but it won't be built until the first tower is filled, said Jersey City's planning director Robert Cotter.

Another established brand in real estate, Donald Trump, has attached his name to two condo towers, expected to sell $1 million apartments.

The Koolhaas tower will put Jersey City on the world map for other reasons, said Hilary Ballon, a professor of architectural history at Columbia University.

"People will want to see a Koolhaas building," she said. "It's not that he's just a famous architect. It's what his work stands for."

The Dutch architect, a winner of the prestigious Pritzker Architectural Prize, has also designed the Prada store in New York, the Casa da Musica concert hall in Porto, Portugal, and the China Central Television Headquarters, under construction in Beijing.

He said in an interview with The Associated Press that he wants the Jersey City building, with its mix of uses, to inspire social interaction, life and energy. In addition to condos and a hotel, it will include artist lofts and studios, gallery and retail space, as well as several levels of public space.

"We are creating something slightly more memorable and slightly more energetic," he said. "What New Jersey lacks is some visible evidence of a new beginning."

That new beginning began creeping across the Hudson two decades ago with the Newport, a 600-acre project by the New York development family LeFrak, which has more of a suburban feel and includes its own PATH stop as well as office space, housing and a shopping mall.

The more urban Koolhaas building wouldn't have been possible 20 years ago, said Michael Beyard, a senior fellow with the Urban Land Institute, a Washington-based think tank that promotes responsible development.

He said the building will raise the value and importance of Jersey City's location.

"As the value is added, as the area becomes more acceptable as a destination for residential, office and retailing, the value of the property continues to rise," he said.

More is likely to follow, Ivy said. He said Koolhaas' name alone will draw attention.

"Let's say the intellectual investment will attract scrutiny and perhaps attract others to join the party," he said.

Cotter, the planning director, said the Pelli building was a crucial piece of the city's waterfront development, but the Koolhaas project is a step beyond, a breakthrough for Jersey City.

"We will now have a building that people will come just to see," he said.

[JCMAN320]

From my understanding Goldman just might occupy it. They haven't named any other tenants. They said they will fill the Goldman Sachs Tower and build the second tower once the current one is full. I personally hope that other comapnies occupy it. I would like Goldman to occupy siginificant space in each one, which it is planning to do. I would like to see other corporations take up residency as well.

JC has so much office space and our vacnay rate keeps dropping. we already have more office space then Downtown Pittsburgh, Atlanta, and Miami and once the Second GS Tower is built, Merril Lynch's new one at Exchange Place, and the Harborside Towers are constructed our office space will be impressive for a city of 21sq miles.

[JCMAN320]

Jersey City lures another world famous architect

Already the planned home of a Rem Koolhaas designed building at 111 First St., Jersey City may also become host to a design by world famous architect I.M. Pei.

Pei, the famed Chinese-born architect who designed the pyramid entrances at the Louvre Museum in Paris, has designed the second Goldman Sachs tower. That building will not go up until the current Goldman Sachs building is full.

"Developers and cities are realizing that architects have the power to draw attention, international attention, to their location. That was true in Milwaukee, and in Bilbao, and it's going to be true in Jersey City,'' said Robert Ivy, editor-in-chief of the Architectural Record, referring to Santiago Calatrava's Milwaukee Art Museum and Frank Gehry's design for the Guggenheim Museum in Spain.

Associated Press

[JCMAN320]

EXTENSION WOES
Pedestrian safety an issue of contention

Monday, March 05, 2007
By COTTON DELO
JOURNAL STAFF WRITER

Though a Jersey Avenue extension is still on the table, a Downtown Jersey City traffic study has not yet determined whether to recommend it.

Passions were high at a public meeting in Jersey City City Hall on Thursday evening to provide updates on the Jersey City Regional Waterfront Access and Downtown Circulation Study - undertaken by the Division of City Planning.

The most contentious of four roadway improvement concepts is a Jersey Avenue extension that would connect Downtown with Phillip Street on the western edge of Liberty State Park.

Several speakers based their opposition on the presence of School 3 and Middle School 4 near Grand Street's intersection with Jersey Avenue - asserting that another busy thoroughfare would create unsafe pedestrian conditions.

"I don't know why we're still studying this," said Board of Education member Suzanne Mack, who noted that the decision to build the school complex - open since January 2006 - at that location had been contingent on pledges from the city that a Jersey Avenue extension wouldn't be built.

Other improvement concepts are flyovers of Center and Merseles streets over Montgomery Street, an extension of Merseles Street south to Wilson Street and a ramp off the New Jersey Turnpike providing access to Newport via 11th Street.

Louis Luglio of Vollmer Associates - a consultant hired to assist with the study - said that a downside of the extension concept is the intersection with the Hudson-Bergen Light Rail, since cars would have to stop for train crossings.

Although the majority of attendees were Downtown residents opposed to a Jersey Avenue extension because of potentially increased traffic flow in their neighborhoods, there were some other voices heard.

Chris Bray, 37, said he hopes serious measures will be taken to alleviate traffic near his home on Pacific Avenue in the Bergen-Lafayette neighborhood. In his view, all the project concepts have merit.

"You've got so many people this is going to affect," he said. "It's probably going to upset a few people."

The study's recommendations based on cost, time frame, effect on traffic flow and local impacts of each project will be revealed at a meeting scheduled for April 26.

COTTON DELO can be reached at cdelo@jjournal.com

[BrooklynRider]

Thanks for all these great news pieces and your "on the ground" reports. This really is a thread I enjoy checking out. Your passion is contagious. I wish downtwn Brooklyn would see this kind of boom.

[lofter1]

Walking along the Hudson River Park this past weekend I noticed many many cranes popping up across the river.

You guys in JC really got it goin' on ...

[tbal]

There was a lot of heavy equipment and machinery at the intersection of Maxwell St and Coles St this morning carrying out what appeared to be some serious demolition work (halfway between Newark Ave and Columbus Dr on Coles). Does anyone know what's going on?

[ianmac47]

On the side of the street Contiguous with 209-215 newark Avenue?

[kliq6]

From my understanding Goldman just might occupy it. They haven't named any other tenants. They said they will fill the Goldman Sachs Tower and build the second tower once the current one is full. I personally hope that other comapnies occupy it. I would like Goldman to occupy siginificant space in each one, which it is planning to do. I would like to see other corporations take up residency as well.

JC has so much office space and our vacnay rate keeps dropping. we already have more office space then Downtown Pittsburgh, Atlanta, and Miami and once the Second GS Tower is built, Merril Lynch's new one at Exchange Place, and the Harborside Towers are constructed our office space will be impressive for a city of 21sq miles.

Merril Lynch's new one at Exchange Place, is that underway?

[TimmyG]

It's not underway yet. Construction isn't supposed to start until the current Goldman Sachs building is full, which might take a few years.

[JCMAN320]

Yes Timmy is right but it is an impressive looking building so I can't wait for it to get constructed. Jersey City will finally have a building with a spire. I can't wait!!:)

[JCMAN320]

Artists invited to vie for $175G public art project

Artists interested in being considered for a $175,000 public art project have until April 16 to answer a Request for Qualifications from the Hudson County Public Art Commission.

The finished piece, funded by a 1 percent set-aside of the county's capital outlay budget, will be installed at the Central Avenue and Paterson Plank Road entrance to Washington Park in Jersey City.

It will go inside a circle that's 48 inches in diameter and is now grass with some thornbushes that will be relocated to another part of the park, which straddles Jersey City and Union City.

RFQs should include an application form, resume, slides or digital examples of past work, up to three letters of recommendation and an artist's statement.

RFQs will be whittled down to five finalists who will each receive $1,500 and be invited to submit designs by July 6.

The design submissions will be available for public review and judged by the eight-member commission, whose members are: William LaRosa, administrator of the county Office of Cultural and Heritage Affairs/Tourism Development; Benjamin J. Dineen, president of St. Dominic Academy in Jersey City; David Edwards, Hudson County Community College dean of instruction; Marion Grzesiak, executive director of the Jersey City Museum; Valerie Hufnagel, president of Hufnagel Landscaping Inc. of North Bergen; Ben Jones, an artitst and professor at New Jersey City University; Dean Marchetto, president of Dean Marchetto Architects in Hoboken; photographer and Jersey City Planning Board member Leon Yost, and Meredith Lippman, program development specialist with LaRosa's office.

The winning design will be selected by July 30 with the installation targeted for the summer or fall of next year.

Any type of public art will be considered, except works that incorporate light or water, members of the commission told The Jersey Journal editorial board today.

"We want to keep our minds as open as possible,'' Grzesiak said. "We have no preconceived notions of what this can be.''

[JCMAN320]

Stocks volatile, but waterfront is calm

Tuesday, March 06, 2007
By ALI WINSTON
JOURNAL STAFF WRITER

Employees of financial firms on the Jersey City waterfront are taking the latest Wall Street roller-coaster ride in stride, saying yesterday's slight decline was just the latest in a series of long-overdue market corrections.

The major indexes bounced up and down throughout the day, but the Dow ultimately finished 63 points lower yesterday, having fallen in eight of the last nine sessions. Analysts blamed worries about mortgage defaults, a strengthening yen and tumbling stock markets abroad.

Those working at Jersey City firms - all declined to give their names for this story, citing confidentiality agreements with their employers - weren't fazed by yesterday's decline.

"The market is shaking itself out," said one man who has worked as a stockbroker for more than 10 years. "A lot of people are sitting on the fence. Though the whole thing is volatile, it's nowhere near as bad as 2000," referring to the burst of the dot-com bubble.

But some said the situation is likely to get worse. One employee, predicting the Dow would drop 2,000 points by the end of the year, blamed the double-whammy of falling stocks in China coupled with comments by former Federal Reserve Chairman Alan Greenspan that a recession is coming.

Though the markets were uneasy Monday, they were hardly out of control as the Dow traded within a 150-point range and stayed above the 12,000 mark, which it surpassed for the first time last October.

According to preliminary calculations, the Dow fell 63.69, or 0.53 percent, to 12,050.41, having swung 75 points lower and 75 higher than Friday's close in earlier trading.

The market saw the bulk of its drop right before the close, in a similar pattern to Friday, when the Dow flirted with gains only to drop 120 points late in the day.

Market participants are bracing for a rocky week, especially as investors await the Labor Department's jobs report Friday. So far, economic data have been coming in mixed, suggesting a moderating growth but not recession.

The Associated Press contributed to this report.

[wander118]

There are two sizeable empty lots not far from my house (i live near the beacon..) that I found out are owned by the city. anyone have any idea on how I can find out whats going on with them? they're on fairmount ave.

[ianmac47]

Demolition of structures on another lot on Coles began. This lot is between 14th and 15th streets, adjacent to the other empty lot that was recently leveled at 16th Street ( 16th street lot http://newyorkssixth.com/newyorkssixthphotoblog/2007/03/16th-street-lot.html )

Anyone know what's going on with these properties? They are across from the Statco warehouse on one side and the Holland Garden Projects on the other, two blocks south of 833 Jersey Avenue, immediately north of the Turnpike Entrance from the Holland tunnel.

[tbal]

Mack Cali is getting ready to construct HARBORSIDE PLAZA 4!

http://www.emporis.com/files/transfer/6/2005/10/406293.jpg
From the March 13, 2007 Jersey City Planning Board Meeting Agenda:


Case: P01-098.1 Final Major Site Plan
Applicant: Cali Harbor side (Fee) Associated L.P.
Attorney: Glenn Kiencz, Esq.
Address: Hudson Street & Columbus Drive
Block: 10 Lot: 20
Zone: Exchange Place North Redevelopment Plan
Description: Plaza 4, Harborside Financial Center, 1,067,000sf office tower with 600 parking spaces and ground floor retail.


I think this signals the beginning of the next wave of Jersey City's building boom....get ready for Part II!


(p.s. here's a link to the agenda for those interested):
http://www.cityofjerseycity.com/calendar/pb/march_13_2007.pdf

[tbal]

Two new buildings, one 30 stories, the other 17 stories, are being proposed for the parking lot infront of Target in Newport (Fourteenth Street).


13. Case: P06-179 Preliminary Major Site Plan
Applicant: Newport Associates Development Company
Attorney: Charles Harrington
Address: 75 Fourteenth Street
Block: 20 Lot: 3.10
Zone: Newport Redevelopment Plan
Description: New mixed-use building with 341 dwelling units and 16,261sf of retail space. 29stories tall atop a 1-story retail base.


14. Case: P07-021 Preliminary Major Site Plan
Applicant: Newport Associates Development Company
Attorney: Charles Harrington
Address: 45 Fourteenth Street
Block: 20 Lot: 3.15, 3.16
Zone: Newport Redevelopment Plan
Description: New 17-story mixed-use multi-family building with 146 residential units and 5,833sf of ground floor retail.

In other news, a new 9-story building is being proposed for a lot near The Beacon....looks like that part of Jersey City is now starting to take off! :cool:


16. Case: P06-079 Preliminary and Final Major Site Plan
Applicant: Boca Co., LLC
Attorney: George Garcia
Address: 205-211 Baldwin Avenue
Block: 1878 Lot: 5A, 5B, 6, and 7
Zone: Central Business District
Description: Construction of new 40 unit 9 story residential building.

More news: The developer who wanted to build the Millenium Towers finally surfaced again and appears to be waiting out to construct that pair of towers until opposition from area residents simmers (I guess once NJ Transit starts building its residential development in that area, we may indeed see the Millenium Towers rise) - they are proposing a parking lot for both plots of property.

[ianmac47]

Yeah, I was looking over that too. Looks like I've answered my own question too:


The lot at 16th Street between Coles and Jersey:

Case: P07-006 Preliminary Major Site Plan Interim Parking Lot
Applicant: Millenium Towers, LLC
Attorney: Charles Harrington
Address: 803 Jersey Avenue
Block: 328 Lot: 1-6, 9-12, 29-32, PL-A
Zone: Jersey Avenue Redevelopment Plan
Description: 289 space parking lot

Does this mean they are building Millenium Towers?

http://www.emporis.com/en/wm/bu/?id=millenniumtowersi-jerseycity-nj-usa

[phresident]

It seems to me that 45 14th Street and 75 14th Street is where Modell's and Staples are, not the parking lot of Target.

Even numbered addresses are on the north side of the street, with odd ones on the south side.

[tbal]

Ian, I don't think they are building Millenium Towers just yet. I think they will hold off until after NJ Transit makes its proposal for the redevelopment of its land, and then construct the two towers. There was too much opposition to the proposal for Millenium a few years ago, so I think they are waiting for skyward momentum to build with a NJ Transit redevelopment proposal before they break ground so they have something to point to when re-proposing the towers for construction.

I think that in the meantime, the developer wants to build a parking lot to make a few $$ (to pay property taxes) while waiting for NJ Transit to come in and resistance from the neighborhood to diminish. I guess within the next 2-3 years we may see the towers rise, but until then, it looks like we will have nothing more than a parking lot there...

P.S. It looks like a made a mistake with the Newport developments - seems like they will be east of Washington Blvd.

[TimmyG]

Here are a couple of pictures I took last weekend in Jersey City.

Grove Pointe and Waldo Lofts
http://i105.photobucket.com/albums/m230/TimmyG_04/PICT0180.jpg
http://i105.photobucket.com/albums/m230/TimmyG_04/PICT0176.jpg

Athena and Trump.

[BrooklynRider]

Man, those parking garages are god awful. Is there retail in the base or is it dead streetscape?

[TimmyG]

I'm pretty sure the existing garage has nothing but cars. I don't know about the ones for the new buildings though.

[nafco]

actually, the existing tower in that pic does have a little retail (a chilis or something), but I agree its still god awful. I think theyre getting better about retail at the ground floors of the garages. But there is still way too much dependence on cars in the downtown area and hopefully new transit lines do take effect like the mayor seems to want.

[ianmac47]

Yes, Marbella has a Chilis in the base. Part of the problem here is developers don't know how or don't want to spend the money to waterproof underground garages so they are all built above ground, since the water table on the waterfront is rather high. One of the problems I think might arise is that there will be too much retail space to all get rented. If you consider Manhattan doesn't have retail on the base of every residential street. Also, Newport mall has sucked so much of the vitality out of the stores. A lot of retail goes there instead of at the less concentrated street level. Perhaps San Remo and Monaco will bring more retail to washington blvd.

[fronti]

Man, those parking garages are god awful. Is there retail in the base or is it dead streetscape?

There is a Chilli's in front of that most of that parking garage on Washington.

[JCMAN320]

If your talking about Marbella in the bick the all brick one with the peaked roof it has a Chilli's on the bottom and the Ahtena next to it will have retail so don't worry we know what were doing here in JC. LIC has the same problem with their watertable as well.

I'm sure with the new hotel on 6th and Washington and the San Remo and Athena, and Trump and 111 First will add much needed retail along Washington. Great news about Harborside Plaza 4 finally going ahead. Also people don't forget that entire area around Washington spanning Newport and Harborside will get filled in with the Metropolitan and that entire mall there with BJ's will give way to 8 highrises built around retail and a park. Trust me people that area is only going to get better!!!

[JCMAN320]

More news!!!! Haha god I love Jersey City!!!!

Mayor pushes for 14.7-acre athletic complex
Healy appears at caucus to champion Berry Lane Park project

Ricardo Kaulessar
Reporter staff writer 03/05/2007

The mayor doesn't usually attened city council meetings.

But that's what the mayor did this past Monday when he appeared before the council to encourage them to approve a resolution authorizing an agreement with the Jersey City Redevelopment Agency (JCRA) for the construction of Berry Lane Park.

The resolution was approved by the City Council at Wednesday's meeting.

Berry Lane, located not far from the intersection of Communipaw Avenue and Garfield Avenue, is an undeveloped area that for years has been a longtime dumping ground for old tires and construction debris.

The Berry Lane Park project is outlined in the City of Jersey City Recreation Master Plan, the 150-page plan which as a whole looks at the city's 65 parks and open space areas. The plan was put together between February and October of last year by T&M Associates based in Middletown, N.J. as a preliminary draft. A final draft is expected to complete by late spring.

The project would be a new city park including a 14.7-acre citywide athletic complex with two baseball fields, a football field, and a soccer field, all synthetic turf; parking for 75 cars; and a restroom/concession building. The plan spells out an $8.1 million cost for the proposed park. This would make it one of the largest parks in the city.


$8.1 million for park/complex

The approved resolution gives a license to the JCRA, an autonomous government agency, to enter onto the Berry Lane property and to allot $500,000 for the agency to employ the services of contractors and other professionals.

The JCRA has already sent out a request for proposal (RFP), an invitation for suppliers to submit proposal bidding on a specific product or service. The RFP went out to companies that specialize in landscape architecture and civil engineering.

Also, since Berry Lane is located in the Morris Canal Redevelopment Plan Area, members of the Morris Canal Coalition, which serves a watchdog over development of the area, along with other residents within the vicinity of the proposed park, will have input in the design of the park It is believed Healy is going full speed ahead with the Berry Lane Project to compensate for his decision last month to develop the city-owned 13.5 acre Reservoir 3 located off Summit Avenue as a passive park.

The city currently owns 5.6 acres that would be part of the Berry Lane project. The JCRA would be responsible for acquiring the rest of the land needed.


Downtown redevelopment plan may be amended

The City Council introduced an ordinance at its meeting that would change the Jersey Avenue Redevelopment Plan, which governs over Jersey Avenue from Tenth Street to Eighteenth Street in downtown Jersey City.

The change to the plan would break up the redevelopment area specified in the plan into three distinct areas with their own plans: the Jersey Avenue Tenth Street Redevelopment Plan, the Jersey Avenue Park Redevelopment Plan, and the Jersey Avenue Light Rail Redevelopment Plan.

The Jersey Avenue Tenth Street Redevelopment Plan includes Jersey Avenue north to south from 10th Street to 12th Street and west to east from Hoboken Avenue to Marin Boulevard.

The Jersey Avenue Park Redevelopment Plan runs from western portion of Hoboken Avenue to Jersey Avenue, and from 12th Street to a northern portion of Hoboken Avenue. And the Jersey Avenue Light Rail Redevelopment Plan extends from Jersey Avenue to Marin Boulevard and from Fourteenth Street to the Hoboken border.

Last week, the city of Hoboken announced its own redevelopment plan for the city's southern border with Jersey City (see www.hobokenreporter.com).

City Planner Bob Cotter said at the Monday caucus that the different plans would accommodate the various projects currently underway or to be built in the future, including "Van Leer Place North" and "Van Leer Place South." Both will be located on Hoboken Avenue in Jersey City and together they will total more than 900 condominium units and 446 parking spaces.

Those projects will also have 8,690 square feet of retail space, a 1-acre park, a walkway leading up Hoboken Avenue to the Heights, and a shorter walkway down to the NJ Transit Second Street Light Rail Station in Hoboken.

The projects will be built by Hoboken developers George Vallone and Danny Gans in the next five to six years, on two sections of the old Van Leer Chocolate factory property.

Site plans for those projects were approved last June by the Jersey City Planning Board and initial site work is slated for this spring. - RK

Ricardo Kaulessar can be reached at rkaulessar@hudsonreporter.com


&#169;The Hudson Reporter 2007

[JCMAN320]

The View Will Be Fine From This ‘Green' Building

By JILL CULORA
Special to the Sun
March 9, 2007

Just across the Hudson River, in Jersey City, N.J., construction is under way on a golf clubhouse that may be more green than the fairways outside. Liberty National Golf Course clubhouse, which will be a soaring glass addition to the New York Harbor skyline, is designed to meet the standards of the Leadership in Energy and Environmental Design Green Building Rating System. The aggressive requirements — set by the U.S. Green Building Council — are aimed at improving the overall energy performance of new buildings.

Designed by Lindsay Newman Architecture and Design, a Lower Manhattan firm, the $30 million clubhouse is part of a project conceived by Willowbend Development LLC that will include three nearby residential towers to be completed in 2009. The Liberty National golf course — operated by Liberty National Golf Club — is located on nearly a mile of New Jersey waterfront on the western shores of the Hudson River. The $129 million golf course opened in June 2006 and is expected to vie for major championships such as the US Open, Ryder Cup, and President's Cup.

The look of the course's ultramodern clubhouse was inspired by the vistas that will make it an unrivaled attraction: "The views were the overall form giver," partner Cat Lindsay said.

In their design, Ms. Lindsay and partner John Newman strove to create a structure that not only maximizes the expansive views, but uses them to enhance the functional needs of the club. With three different vistas, the sailshaped building will offer space for distinct uses: the area that has a view of Manhattan and the Statue of Liberty will house a bar and restaurant that will be open to the public; the ocean-view space will be reserved for private functions, and the golf course view will house the pro shop, library, and deck.

The clubhouse, Ms. Lindsay said, was designed to be the "jewel at the end of a path," referring to the half mile driveway and seemingly demure stature — from the driveway it looks about the size of a large house, 75 feet wide and 35 feet tall. But from the water the building is 250 feet long and 73 feet tall.

"You don't want to give it all away at the beginning. The entryway purposely appears small," Ms Lindsay said. "But after being greeted by the concierge, members and guests enter rooms with 30-foot-high ceilings with panoramic views of Lower Manhattan, the Statue of Liberty, the Verrazano Bridge, and the 18th fairway of the Liberty National Golf Course."

Part of the entryway has led to tension between design and execution: Two curved glass panels each measuring 16 feet tall have pushed the limits for shaping glass with curves about 90 degrees each. "The size is the constraint we are wrestling," Mr. Newman said. "Anyone can heat up a piece of glass and bend it. It is more challenging to heat and manipulate this size of glass and get it to the site and installed with both the manufacturer and installer warrantying it."

The panels will be formed by Barcelona-based Cricursa, an architectural glass producer that specializes in curved glass. Cricursa marketing director Joan Tarrus said these panels would be especially complex to make because they involved laminating layers of glass as well as forming the dramatic curves. In the production process, the company uses annealing and tempering equipment and techniques to ensure the glass is strong enough to withstand building and environmental stresses. "There is a nice reference where such a panel can be seen in New York City," Mr. Tarrus said. "It's in a high-end residential building at 497 Greenwich St. where the façade folds several times, inboard and outboard."

According to Mr. Newman, the interior of the four-story building will be elegant, but not extravagant, in an effort to lead the eye to the grand views.

In a second phase of the Willowbend development, located at former Caven Point Army Terminal adjacent to Liberty State Park, three residential towers with a total of 1,000 units will be built with construction beginning on the first tower early next year. When complete the towers will contain 3 million square feet of luxurious living space. And the fact that the towers will overlook the clubhouse introduced design challenges.

"The roof material had to be pristine — without any visible penetration — because it's a prominent feature from the towers," he said.

Mr. Newman said the tall glass plates of the clubhouse windows would withstand hurricane winds because of the heavy steel holding the glass in place and the roof tiedowns. Protection from solar exposure included sloped walls, glass coatings, and cantilevered eaves.

But it's not only the effect of the environment on the building that was considered. The LEED standards are concerned with how the building impacts the environment: LEED is based on an approach sustainability that recognizing performance in five areas: sustainable site development, water savings, energy efficiency, materials selection, and indoor environmental quality. The Condé Nast building at 4 Times Square became the first LEED-certified high-rise building in America in 1999. Many government and corporate entities are adopting LEED standards, but few buildings have met the requirements. If it works here, it may be proof that while golf courses might not be environmentally friendly, the clubhouses can be.

[TimmyG]

A 'Square deal' for Journal Square developer?
The developer of the twin tower project proposed for Journal Square is promising to do a lot for Jersey City -- and he'd like some quid pro quo.

Harwood Properties envisions a mixed-use development, with apartments, stores and parking -- and maybe even be a Starbucks -- housed in two gleaming glass-and-steel towers, one 52 stories and the other 46 stories.

It would be quite a change -- for years, the site next to the Journal Square Transportation Center had been home to the burned-out, rat-infested remnants of the Hotel-on-the-Square.

The project could be the key to revitalizing the entire area. After all, it's all within walking distance of the PATH, and therefore Manhattan.

But in return, Harwood Properties is asking for a record tax abatement -- a 30-year agreement in which they'd pay 10 percent of their gross annual revenues to the city. A typical deal is 20 years at 16 percent.

[tbal]

The CANCO building is looking AMAZING!

Here's how the building looked back in the beggining of December:

http://i58.photobucket.com/albums/g245/jcwalkingman/JCPics10050.jpg

Here's how it looks today:

http://i58.photobucket.com/albums/g245/jcwalkingman/3-1.jpg

Viewing the building from St. Paul's Ave.:

http://i58.photobucket.com/albums/g245/jcwalkingman/3-3.jpg

One last look at the main entrance of the building on Dey Street:

http://i58.photobucket.com/albums/g245/jcwalkingman/3-4.jpg

BTW - Does anyone know how many stories 197 Academy Street is supposed to be? The footprint of the building looks like it is the size of a typical multifamily, but its supposed to have 20 units...is this thing supposed to be 10+ stories?

Here's a (crappy) photo of the construction of the foundation/footers:

http://i58.photobucket.com/albums/g245/jcwalkingman/3-5.jpg

From a different angle:

http://i58.photobucket.com/albums/g245/jcwalkingman/3-6.jpg

[macmini]

I was at Journal Square this weekend, I say give them what they want the square is just one big dump. Walking up Kennedy Blvd the new apart the" state square" looks so out of place every thing around it looks so dirty. Hell they kept giving Newport abatements after the city said that Newport didn't any more abatements. Harwood should get the abatement on one condition they have to build both towers.



A 'Square deal' for Journal Square developer?
The developer of the twin tower project proposed for Journal Square is promising to do a lot for Jersey City -- and he'd like some quid pro quo.

Harwood Properties envisions a mixed-use development, with apartments, stores and parking -- and maybe even be a Starbucks -- housed in two gleaming glass-and-steel towers, one 52 stories and the other 46 stories.

It would be quite a change -- for years, the site next to the Journal Square Transportation Center had been home to the burned-out, rat-infested remnants of the Hotel-on-the-Square.

The project could be the key to revitalizing the entire area. After all, it's all within walking distance of the PATH, and therefore Manhattan.

But in return, Harwood Properties is asking for a record tax abatement -- a 30-year agreement in which they'd pay 10 percent of their gross annual revenues to the city. A typical deal is 20 years at 16 percent.

[JCMAN320]

JSQ will turn around not to worry and our two best preserved theatres will help along with the Towers and the great older structures there but yes there are some dump dirty short looking store fronts that with time will get better. It's all gotta start somewhere.

Look at Grand Concourse that place looks like a dump due but is slowly turning around

[JCMAN320]

A 30-YEAR DEAL?
Square developer aims for massive abatement

Monday, March 12, 2007
By KEN THORBOURNE
JOURNAL STAFF WRITER

With the blessing of Jersey City Mayor Jerramiah Healy, the developer of the largest project to come to Journal Square in decades is seeking one of the biggest tax abatements ever handed out by the city.

Harwood Properties of Jersey City has filed an application seeking a 30-year tax abatement with payments in lieu of taxes amounting to 10 percent of gross annual revenues.

The standard in recent years has been 20 years, paying 16 percent PILOTs.

"Journal Square has seen better days and it's obviously an area that needs a boost," said Healy. "This incentive (the abatement) will be a shot of adrenaline to the renaissance that will come about due to this project."

There have been exceptions to the 20 years/16 percent norm. Most recently, the first three buildings at the Beacon - the condo renovation project at the old Jersey City Medical Center - were granted 30 years at 10 percent abatements.

But the yet-to-be named $600 million Journal Square project - to feature two towers, 52 and 46 stories, containing 1,034 apartments, 150,000 square feet of retail, and three levels of parking - would be the first rental project in memory of several city officials to snag such a deal.

Lowell Harwood, managing partner of Harwood Properties, declined to comment since the matter still has to be reviewed by the city's Department of Housing, Economic, Development and Commerce, endorsed by the city's tax abatement committee and OK'd by the City Council.

The city would receive $3.5 million in annual PILOT payments, plus a one-time $2.3 million contribution to the affordable housing trust fund.

The city would get $1.3 million more than it would under conventional taxes - but the developer would pay nothing to schools and only a modest amount to county services. The total amount the developer would pay under conventional taxes could not be calculated yesterday.

"It (the project) will be paying the city nearly 10 times the taxes the property is currently paying," said Jersey City Redevelopment Agency Executive Director Robert Antonicello. "That is what the residents of Jersey City need to keep in mind."

City Council President Mariano Vega, chair of the city's tax abatement committee, said he'd look at how many jobs and how much economic activity the project would generate before making up his mind.

The application promises 400 full-time jobs during the three- to four-year construction period and 300 plus permanent jobs once the project is built.

Harwood Properties either owns or is under contract to buy all the buildings on the block next to the PATH Transportation Center - except 15-16 Journal Square, home to McDonald's, Song's Hallmark, HT Wireless and a dentist's office, city officials said.

City officials have condemned this building and expect to turn it over to Harwood by the end of this month.

[ianmac47]

So it looks like Hudson Exchange has broken Ground. I posted pictures.

http://newyorkssixth.com/newyorkssixthphotoblog/labels/Hudson%20Exchange.html

[macmini]

Cosi Will Open Second City Eatery
By Eric Peterson

JERSEY CITY, NJ-Fast-casual eatery chain Cosi has taken a 4,000-sf space in the ground floor of One Exchange Place, a 10-story office building in the heart of this city’s downtown financial district. The signing marks the Deerfield, IL-based chain’s second store in Jersey City, joining an existing outlet at 535 Washington Blvd. in the city’s Newport section on the waterfront.

The signing was the third in Northern New Jersey orchestrated by brokers from Metro Commercial Real Estate as part of Cosi’s bid to expand in the New Jersey, Pennsylvania and Delaware markets. Jeff Lagowitz and Tom Butera of Metro Commercial’s Fort Lee, NJ office represented both Cosi and the owner of the building, One Exchange Place Associates, an affiliate of the locally based Mercury Properties. Terms were not released.

“This location for Cosi is situated in a high-traffic area,” Lagowitz says. “The location draw from the nearby PATH light rail station and NJ Transit stop, as well as the downtown workforce.”

Overall, the signing marks the sixth Cosi location in New Jersey, which operates nearly 120 company-owned and franchised restaurants in 16 states. The One Exchange Place building, located at Montgomery and Hudson streets, meanwhile, is a landmark building in this city, dating to 1920.

[nafco]

Does anyone know what, if anything is planned for that open space behind the Athena building in downtown, on the other side of the light rail tracks? They cleared a building away a while ago there, but I heard no news of whats happening in that location.

[ianmac47]

I've been wondering about that lot also. Its clearly being used a staging area for a project at the moment, Im no sure for Athena or 111 First. I imagine nothing will come of it until whichever building is using it wraps up construction.

Also, apparently the little lot in front of Washington Commons across from Trump is not part of Washington Commons. Anyone know who owns it and if there is any plan to ruin the views of the washington commons people who have windows over looking the site?

[macmini]

I've been wondering about that lot also. Its clearly being used a staging area for a project at the moment, Im no sure for Athena or 111 First. I imagine nothing will come of it until whichever building is using it wraps up construction.

Also, apparently the little lot in front of Washington Commons across from Trump is not part of Washington Commons. Anyone know who owns it and if there is any plan to ruin the views of the washington commons people who have windows over looking the site?

Washington Commons tried to buy the lot in front of the building but the owner wouldn't sell. I don't whats going to be built but it can't be higher than their parking garage.

[macmini]

300-Unit Condo Project Gets Under Way

JERSEY CITY-Construction is under way on Hamilton Square, a mixed-use project that at build-out will combine 300 residential condos with 24,000 sf of ground-floor retail space. A first phase of 126 loft-style condos and the retail space is slated for delivery later this year, with an initial offering of the residential units scheduled to start in April.

Hamilton Square, which fronts this city’s two-acre Hamilton Park, is rising on the site of the former St. Francis Hospital in Downtown. The project, the cost of which hasn’t been released, is a combination of adaptive reuse of the old hospital and new construction.

“We’re restoring the seven-story, 1920s building on the corner of Erie and Ninth streets,” says Eric Silverman, a principal of the locally based Exeter Property Co., developer of Hamilton Square. “And an 11-story building on McWilliams Place and Pavonia Avenue will be converted to condominiums and retail space in our initial phase. This is a new chapter in the history of this address. We plan on continuing the prominence of this property by creating this mixed-use building. This is a neighborhood rooted in history, family and architecture.”

Designed by Charles Jordan or the New York City-based H. Thomas O’Hara Architect, Hamilton Square will incorporate a number of elements of the property’s prior use. The site plan also calls for underground parking, and some of the residences will have private balconies or terraces with views of the Jersey City and Manhattan skylines, according to Silverman. The building is also being redeveloped to “green” standards.

Part of the plan for the initial phase calls for Pavonia Avenue, which has been closed off since 1970, to be reopened as a cobblestone street for both pedestrian and vehicular traffic. The reopened street will lead to one of the project’s main residential lobby entrances.

As far as the retail space, “negotiations are currently under way” with several potential tenants, Silverman says. While declining to name possible tenants, he notes that potential uses include a private gym, a restaurant and bar, a noodle shop, bakery, pharmacy and a bank branch.

[JCMAN320]

Butler Building next Downtown battle site?

Monday, March 12, 2007

The unveiling of the design for 111 First St. wasn't the only noteworthy item to emerge from last week's news conference. Nor was it only the media and city officials paying close attention to the pomp and circumstance.

Bob Lier, owner of the historic Butler Building, was chatting up city officials and taking photos of the renowned architect Rem Koolhaas's block-shaped design, and not for posterity's sake.

City sources tell me that Lier has been quietly fighting with officials in his bid for a controversial approval at the Butler Brothers building that would call for the preservation of only the exterior walls and the construction of at least a 40-story tower to stretch from the center of the building.

Erected in 1905, the dark E-shaped brick warehouse is the largest within the district at nine stories tall. The designer was Jarvis Hunt, one of the country's greatest architects at the turn of the 20th century.

Sources tell me that Lier has pointed to the city's concession to Lloyd Goldman at 111 First St. as a precedent, and - now's the time to hold your ears - he may have a point, given recent events.

City sources say any discussion about destroying the Butler Building is nonsense. It's an "iconic" landmark. It demands preservation. It is second only to the Powerhouse itself.

Sound familiar?

Such adjectives and accolades were thrown around during the battle of 111 First St., but today these same city officials pretend they never said such things, and feign contempt if you attempt to compare their past comments with today's reality.

The city opened the proverbial door in its concession to let Goldman tear down 111 First St. and build high.

In fact, where city officials once talked about preserving the historic building, now they're gushing over the radical design of its replacement.

Precedent was set, and ignoring this fact and hoping it goes away is not the solution - that is, unless you don't care about preserving the spirit of the Powerhouse Arts District.

If serious, City Council and this administration need to properly - and legally - provide historic designation to the area that was stripped during the 111 First St. settlement.

If you don't, stop telling us you're serious about the redevelopment plan.

The same applies to the Manischewitz building, where Toll Brothers hope to join the ranks of the other high-rises in the Downtown area by skirting the spirit of the Powerhouse Arts District Redevelopment Plan.

The city's political elite seem split on the future of the site.

Some say Toll's proposal includes a gorgeous public plaza, so they should be able to tear down the building in exchange. Others cynically question why have a redevelopment plan if it's not followed.

As for Toll Brothers, they continue to refuse to discuss their plans - at least, not in public.

-----------------

This building needs to be perserved. It is a solid structure and huge and hulking it looks like it was part of some medieval castle. The city needs to save this one. They have saved quite a few, 150 Bay St., 140 Bay St. and built artist lofts at WALDO Lofts and the Harbor Lights project will start this spring and the Hudson hopefully goes ahead as planned without alteration. I will take a picture of this building to show just how much of an impact it has on the area. It must be saved!!!

[ianmac47]

Washington Commons tried to buy the lot in front of the building but the owner wouldn't sell. I don't whats going to be built but it can't be higher than their parking garage.


Are you sure about that? if you notice the site, the builder of Washington Commons left a three foot wide sidewalk between Washington Commons and the property-- more than enough of an easement to justify putting windows in on the Washington Common's building. I know the folks on the kannekt forums are quite convinced there won't be anything taller than 2 stories there, but unless its deeded that way or Jersey City has height to area ratio zoning, I don't see why the owner of the lot couldn't got to five or six, obscuring the views of the first few floors.

[ianmac47]

never mind, I figured it out, and I have pictures online

http://www.newyorkssixth.com/directory/2007/03/butler-brothers-warehouse.html

[Dynamicdezzy]

I apologize if this is irrelevant to any of the previous posts, but, I feel I owe JC (and its residents....yea, you too JCMAN) an apology. I had an interview down in the finicial district and had the oppurtunity to look at JC from the 22nd floor. I never knew it looked as nice as it does. I was very impressed.

[JCMAN320]

Thank you dynamic I appreciate it. This is why we get so aggrevated when people hate and think that they're stereotypes are fact. JC is a city on the rise and the on the move and has been quitely improving since the 80s.

I do appreciate the apology but trust me you are not the worst JC offender. lol. Glad you can see JC through our eyes.

[JCMAN320]

Tuesday, March 13, 2007

City wants loan to buy land that isn't for sale

The Jersey City City Council will vote tomorrow on whether to apply for a $4.9 million state loan to help buy and develop as open space the Sixth Street Embankment — land a private developer owns and has shown no intention of selling.

In July 2005, Steve Hyman purchased the eight-block elevated old railroad embankment and plans to build two-family homes.

But almost immediately, city officials challenged the sale, claiming the previous owner, Conrail, had no right to sell property without first giving the city the option to buy it for the same $3 million price Hyman reportedly paid.

This case in pending before the federal Surface Transportation Board in Washington.

In the meantime, Jersey City Mayor Jerramiah Healy has announced he wants the embankment to be used for an extension of the Hudson-Bergen Light Rail tracks and environmental activists have continued their campaign to preserve the land as open space. Healy envisions an extension of the light rail through the Bergen Arches into Secaucus.

Assistant Business Administrator Gregory J. Corrado told council members at their caucus yesterday that the city’s plan is to use half the embankment for the light rail tracks and the other half for open space.

Ward A Councilman Michael Sottolano objected to the city taking on added debt for a property it doesn’t own.

Corrado said the loan wouldn’t add much to the city’s debt load.

See the full story in tomorrow's Jersey Journal.

Ken Thorbourne

[LocoAko]

Not sure if this is really the best place to write this, but just curious JCMAN --

On my way home from my piano lesson at 11am Saturday we passed the construction site at Max Video (it's been there FOREVER) and I noticed a bunch of people that I assumed to be workers playing soccer. I was on my way out again at 5PM and I saw them and they were still playing! I was pretty surprised. I was thinking maybe it was just a group of people that was using that lot to play - but I saw them for a third time at around 6PM today and they were still playing soccer.

What's going on?

[JCMAN320]

Lol Locoako, they are the workers and they have done it on occasions I actually think it's cool because I have seen people stop and watch them. They do it on their brake. Apparently it was a long break ;).

The site is actually going to be joined with the garage. I thought it was going to be condos, but apparently I was wrong it is going to be a bank a Bayonne Community Bank. I can't confirm it yet but I will try and find out tomorrow at the city council meeting on the 6th street embankment.

Also down the street from the Station at Westside on Culver Ave. has been a project quitely under construction called the Culver Lofts. Looks to be 5 stories with about 20 units. There is a poster at the site I will try and get a picture of it to post.

[JCMAN320]

9 projects will vie for fund money

Wednesday, March 14, 2007

The Jersey City City Council is scheduled to vote tonight on resolutions supporting nine applications to the Hudson County Open Space Trust Fund.

The grant applications total $6.4 million, though the trust fund only contains roughly $5 million.

The Jersey City applications include money for the historic Apple Tree House on Academy Street, the Harmon Street Pool, Berry Lane Park, Cliff Park, Bayside Park and the City Hall Council Chambers.

The biggest application is $2.4 million to install artificial turf on the football and soccer fields at Caven Point. The application also calls for installing lights on the soccer field, officials said.

KEN THORBOURNE

[JCMAN320]

Aqueduct work may affect water

Wednesday, March 14, 2007

Authorities are encouraging residents in Jersey City and Hoboken to moderately cut back on water consumption until next Wednesday because of repairs being made to the aqueduct that serves the two cities at the Boonton Reservoir, authorities said yesterday.

The repairs - which began Monday - may lead to lower water pressure and cause the water to be slightly discolored, though officials stressed water does not need to be boiled and poses no health risk.

"There are no toxic materials in the water, just small particles of dirt and residue from the pipes," said Daniel Becht, executive director for the Jersey City Municipal Utilities Authority. "If the water comes out a little brown, we recommend waiting around thirty seconds for the water to clear."

Becht characterized the repairs as "routine, standard operating stuff."

During the time that the aqueduct is out of commission, Jersey City and Hoboken will rely on a reserve supply of water.

Jersey City notified its residents of the situation with a city-wide recorded phone call; Hoboken did not notify its residents.

GREG HANLON

[ianmac47]

Just to bring up again the empty lot behind Athena between First and Second Streets on Warren, with the light rail line to the east-- does anyone know if there are any plans for that lot?

[JCMAN320]

I know part of it is suppose to be park and dog run and the other part is zoned for a building.

[JCMAN320]

Vote on Embankment loan application fails

Friday, March 16, 2007
By KEN THORBOURNE
JOURNAL STAFF WRITER

With Jersey City still pursuing legal options to wrest ownership of the Sixth Street Embankment from a private developer, the City Council voted 4-3 not to apply for a state loan to help buy the abandoned railroad turnaround.

Speaking for the majority, Ward A Councilman Michael Sottolano said at Wednesday's meeting that he saw no reason for the city to take on debt for a property it doesn't own.

Besides, he added, the legal pursuit of the embankment has dragged on for more than a year and its outcome is still unclear.

City Council President Mariano Vega countered that the vote was simply to apply for the $5 million loan and the council would have to vote again to accept it.

The city's legal challenge to the sale of the embankment to developer Steven Hyman could result in the opportunity to buy the property and this money would put the city in a better position to make the purchase if that time came, Vega said.

"Obviously, they (the council) don't understand what's at stake and the timeliness for acquisition," said Stephen Gucciardo, a member of the Embankment Preservation Coalition, disappointed by the final vote. "We absolutely question the will of this council."

The EPC identified the low-interest loan source for city officials and has raised $3.2 million from other government sources to buy the embankment.

Voting with Sottolano against the loan application were Peter Brennan, Viola Richardson, and Mary Spinello.

Siding with Vega and voting for the loan application were Steve Fulop and Willie Flood.

[nafco]

that sucks, looks like more typical housing will fill what could have been a great opportunity.

[macmini]

Condos Helping to Revitalize Jersey City
By Maria Siakavellas, Correspondent

http://www.multi-housingnews.com/photos/2007/03/Athena.jpg

MARCH 15, 2007 -- Jersey City, N.J. -- As housing costs continue to skyrocket in New York City, many residents are looking to call neighboring cities home. One such market is Jersey City, N.J., which has recently been undergoing a revitalization and attracting attention from many multifamily developers such as the Athena Group, which is building "A" Jersey City, a 33-story condominium community there.

“When we started this project, it was one of only three in the area,” Roger Goodhill, senior designer with New York-based Hillier Architects, told MHN. “Now there is definitely so much more development going on. The Jersey City market is becoming quite strong.”

The 250-unit building located in Jersey City’s Arts District boasts a combination of traditional brickwork and contemporary glass architecture in order to meld the old with the new.

“Our position was to design an urban collage that integrated the urban brick architecture of the area’s old warehouses with more contemporary glass high-rises,” said Goodhill.

Residents of the $110-million community will enjoy individual balconies that are recessed into the building’s façade to provide a more cohesive design. Sculptures and paintings are also being commissioned to be included throughout the complex in order to appeal to the artsy, younger demographic that the development is targeting.

To date, nearly 180 units are sold and project completion is slated for fall 2007. Floorplans include studio, one- and two-bedroom units. According to Goodhill, “A” Jersey City is one of the first buildings in the area to focus on the lower portion of its structure as opposed to its place in the skyline--a feat, he says, considering parking must be incorporated on the ground floor rather than underground.

“The bottom doesn’t look like a car port but rather an old factory building,” said Goodhill. “We really considered how it would fit into the street as opposed to the skyline. We’d like to make things more pedestrian friendly.”

[jcchi]

that sucks, looks like more typical housing will fill what could have been a great opportunity.



but if you read the journal it also says they have also raised 3.2 million from other government sources. I think we have to get the word out and make our councilman or woman vote for this.

[JCMAN320]

The city is still going to pursue the embankment this was just a loan they could have used. The embankment won't get torn down. The mayor still wants it so I'm sure well get it.

[JCMAN320]

Steve Fulop called me back and I spoke with him and this is what he told me. I asked him if the enbankment was dead and he said definately not. The loan would have just made it easier to buy it, but said that the city still wants it.

Also I was thinking how much more office space Jersey City is going to get and more current office space keeps getting bought up and which means the small vacancy rate we do have will get knocked down very soon.

This means I.M Pei's Goldman Sachs building will be going up I'll say in about two years or less and Harborside Plaza 4 looks to be getting ready pretty aggresively with Mack-Cali bringing it back before the planning board and that tower would have a 1 million square feet and change of office space and if Merril Lynch decides it wants to futher expand because it has used up all it's space in 101 Hudson it should want to break ground like the previous article posted a few pages back about how it's exploring it's options and if the city gives it incentives it wants then Merril Lynch will build it's new office building between 101 Hudson and 77 Hudson.

I agree wit tbal, Jersey City is getting ready to enter back into it's office building phase.

[tbal]

The fact that thousands of new residential units are popping up in all the towers in downtown JC will increase the likelihood of companies setting up shop in JC...as the gaps in downtown get filled in with new buildings, the whole downtown is about to getting into a self-perpetuating cycle of improvement, with new retail sprouting up along with the new residential towers. More office space is the next logical step since you will have ample restaurants and retail in place as well as a huge number of people living in downtown JC who probably wouldn't mind walking to work in under 10 mins.

btw - does anyone know if anything has been proposed for the parking lot behind Harborside 10? That spot has amazing views and is relatively close to the Exchange Place PATH...I can't imagine it will remain a parking lot for too many more years.

[JCMAN320]

Tbal you are dead on man. The lot behind Plaza 10 are suppose to be 2 office towers, but Mack-Cali has been toying with selling it off for residential development so I'm not 100% sure but we should find out more soon.

[LincolnParkResident]

A picture of the current market in sales in Jersey City, note many if not most big developers do not cooperate with giving their numbers though the you are more than happy to run this kind of data themselves for their prices. And to get the data from public records in Jersey City can be 6-12 months behind, as that is just how it works with government employees and getting things done.

This is how Jersey City is doing in category and the one breakdown for Condos in downtown Jersey City, which is by overall all price per unit, NOT PRICE PER SQUARE FOOT, don't get it confused. Worked on compiling the last 10 years of the MLS, and most developers with the MLS do not give the information, so that is missing. The secondary axis is based on the price currently being obtained the first is based on the sales per area.

This is not based on overall sales from FSBOs and other similiar sales, this only based on those which have occurred through the MLS and only the Hudson County MLS. Condos and homes do vary, at one point the could be a huge amount of studios and 1 bedrooms and next 2 and 3 bedrooms, or luxury and no luxury can affect things.

Working on Getting more zone and area.....but wanted to share this, as to the way Jersey City is looking in the volume, but also to show the prices aren't what the Wall Street Journal and the rest says, but only recently on Condos and the rest still rising.

Generally speaking, the Prices are still rising and haven't dropped in most areas in Jersey City, the number of sales is what has dropped. The value is increasing in most areas. In downtown Jersey City it looks like the prices may be rising much slower than in the past, but that is only until very recently, also the sales of most those new developments which have closed are not sitting with this data either.

[fronti]

Tbal you are dead on man. The lot behind Plaza 10 are suppose to be 2 office towers, but Mack-Cali has been toying with selling it off for residential development so I'm not 100% sure but we should find out more soon.

Where did you see this?

[STT757]

The fact that thousands of new residential units are popping up in all the towers in downtown JC will increase the likelihood of companies setting up shop in JC...as the gaps in downtown get filled in with new buildings, the whole downtown is about to getting into a self-perpetuating cycle of improvement, with new retail sprouting up along with the new residential towers. More office space is the next logical step since you will have ample restaurants and retail in place as well as a huge number of people living in downtown JC who probably wouldn't mind walking to work in under 10 mins.

Besides finding the right balance between new residential and new commercial/office construction, and expanding retail Jersey City and the State need to continue to expand transportation to and from Jersey City.

The top transportation priorities for Jersey City..

1.) Extend PATH service 1.5 miles from Downtown Newark to Newark Liberty International airport, this is something both residents and major corporations could benefit from tremendously. Direct service to EWR, would also encourage more visitors to NYC to consider staying in Jersey City (Hyatt, Westin, Courtyard Marriott etc). The PATH gets them to Manhattan or to EWR quickly.

2.) Connect the HBLRT to Secaucus Transfer station via the Bergen Arches, connects the Jersey City Waterfront to almost every NJ Transit rail line. Creating commuting opportunities for Suburbanites heading to Jersey City Offices.

3.) Replace the Pulaski SKyway, more lanes and more exits. Perhaps if there is room they could build a new ramp from the new skyway to a roadway through the Bergen arches to the Waterfront. It would need to share the space with the HBLRT, perhaps HOV, Buses, Taxis only.

[JCMAN320]

Where did you see this?

I read it in a repot about Mack-Cali a while back. I know nothing else except for what I said in that post.

[JCMAN320]

Besides finding the right balance between new residential and new commercial/office construction, and expanding retail Jersey City and the State need to continue to expand transportation to and from Jersey City.

The top transportation priorities for Jersey City..

1.) Extend PATH service 1.5 miles from Downtown Newark to Newark Liberty International airport, this is something both residents and major corporations could benefit from tremendously. Direct service to EWR, would also encourage more visitors to NYC to consider staying in Jersey City (Hyatt, Westin, Courtyard Marriott etc). The PATH gets them to Manhattan or to EWR quickly.

2.) Connect the HBLRT to Secaucus Transfer station via the Bergen Arches, connects the Jersey City Waterfront to almost every NJ Transit rail line. Creating commuting opportunities for Suburbanites heading to Jersey City Offices.

3.) Replace the Pulaski SKyway, more lanes and more exits. Perhaps if there is room they could build a new ramp from the new skyway to a roadway through the Bergen arches to the Waterfront. It would need to share the space with the HBLRT, perhaps HOV, Buses, Taxis only.

STT the first two most likely will happen within the next 10 years I feel. Mayor Healy has pressed feverishly for both of these as well as a new stop on Westside Ave in Marion. The PANYNJ has also been studying the EWR extension and have allocated money for it. The embankment will happen because Healy said many times he wants it and hell find a way for the city to buy it.

The Pulaski Skyway replacement was rumored earlier and is untrue. They said that they will spend over $300 million for renovation and refurbishment and thats all. They said any replacement talk would have to go before the National Historic Preservation Commitee and the Federal Transportation Authority and that an possibility of replacement wouldn't happen for another 20-30 years.

[urbanaturalist]

Condos Helping to Revitalize Jersey City
By Maria Siakavellas, Correspondent

http://www.multi-housingnews.com/photos/2007/03/Athena.jpg

MARCH 15, 2007 -- Jersey City, N.J. -- As housing costs continue to skyrocket in New York City, many residents are looking to call neighboring cities home. One such market is Jersey City, N.J., which has recently been undergoing a revitalization and attracting attention from many multifamily developers such as the Athena Group, which is building "A" Jersey City, a 33-story condominium community there.

“When we started this project, it was one of only three in the area,” Roger Goodhill, senior designer with New York-based Hillier Architects, told MHN. “Now there is definitely so much more development going on. The Jersey City market is becoming quite strong.”

The 250-unit building located in Jersey City’s Arts District boasts a combination of traditional brickwork and contemporary glass architecture in order to meld the old with the new.

“Our position was to design an urban collage that integrated the urban brick architecture of the area’s old warehouses with more contemporary glass high-rises,” said Goodhill.

Residents of the $110-million community will enjoy individual balconies that are recessed into the building’s fa&#231;ade to provide a more cohesive design. Sculptures and paintings are also being commissioned to be included throughout the complex in order to appeal to the artsy, younger demographic that the development is targeting.

To date, nearly 180 units are sold and project completion is slated for fall 2007. Floorplans include studio, one- and two-bedroom units. According to Goodhill, “A” Jersey City is one of the first buildings in the area to focus on the lower portion of its structure as opposed to its place in the skyline--a feat, he says, considering parking must be incorporated on the ground floor rather than underground.

“The bottom doesn’t look like a car port but rather an old factory building,” said Goodhill. “We really considered how it would fit into the street as opposed to the skyline. We’d like to make things more pedestrian friendly.”


Can someone explain why Jersey City can't have parking underground or is it just this specific building or something??

I guess I'm asking, cause I don't mind parking decks, but if they can be removed from view totally, LIKE UNDERGROUND, I would be more supportive of that possibility. Just wondering why?

[tbal]

In addition to Academy Royale (165-169 Academy Street), it looks like that building that went before the Planning Board to be located on Baldwin Ave (downscaled from 9 to 8 stories due to community input) will also be breaking ground this year:


http://www.hudsonreporter.com/site/news.cfm?newsid=18095561&BRD=1291&PAG=461&dept_id=523586&rfi=6

[nafco]

Can someone explain why Jersey City can't have parking underground or is it just this specific building or something??

I guess I'm asking, cause I don't mind parking decks, but if they can be removed from view totally, LIKE UNDERGROUND, I would be more supportive of that possibility. Just wondering why?

Im not sure but Im guessing that the above ground parking decks might have something to do with the high water table close to the river. Thats why it seems most projects dont even have much of a basement even (like trump and 77 hudson). Im not sure why they wouldnt have underground parking further away like the towers going up at journal sqaure. Just a guess though.

[JCMAN320]

Well the towers at JSQ we're orginally going to have them, but realized they couldn't do it because they dug only 50ft down and hit solid Palisade rock and that would be very very hard to dig out.

I do believe that is part of the reason they don't put the parking underground is because of the highwater table and I will take a picture of a local street at 11th and Grove and Erie St where they have steps going up from the curb to the sidewalk and the steps are as old as the brownstones that are there. The only people that have put in underground parking is Goldman Sachs, they did the bathtub slurry wall for the underground parking and that will be the site for I.M. Pei's new Goldman Sachs building.

[ianmac47]

Yes, I believe the higher water table downtown prohibits sub grade parking garages unless developers build significant "bathtubs" similar to what was built at the original world trade. Lefrak says something about this in a NYTimes articles I read dating back to the mid-90s I believe.

Also, isn't the parking lot behind harborside 10 supposed to be harborside 8 & 9 eventually?

[tone99loc]

ianmac i sure hope that huge parking lot gets developed soon - it's huge, unsightly, and isolates harborside 10 from the rest of the area...

[JCMAN320]

Yes, I believe the higher water table downtown prohibits sub grade parking garages unless developers build significant "bathtubs" similar to what was built at the original world trade. Lefrak says something about this in a NYTimes articles I read dating back to the mid-90s I believe.

Also, isn't the parking lot behind harborside 10 supposed to be harborside 8 & 9 eventually?

Yes 8 & 9 are suppose to be built there and hope they do, but Mack-Cali has toyed with the idea of selling it to a developer for residential development.

[JCMAN320]

State grants make Christmas wishes come true in West New York

West New York, despite having about 20 percent the population of Jersey City, has received twice as much in state discretionary grants since 2005.

West New York's mayor at that time was Albio Sires, who also was the Assembly speaker.

Meanwhile, Kearny -- almost the same size as West New York -- didn't receive a single dollar.

The state funding -- dubbed "Christmas tree" grants -- are now being closely looked at by federal investigators, who want to know if the money was steered to projects that directly benefited lawmakers or their relatives.

Meanwhile, Gov. Jon Corzine says he won't sign this year's budget if it includes Christmas tree grants, which are usually slipped into the budget during the 11th hour at the behest of the state's most powerful lawmakers.

See the whole story, plus a chart detailing how much each Hudson municipality has received since 2005, in tomorrow's Jersey Journal.

[ianmac47]

I think actually that turning that parking lot into housing would be more beneficial for the area because it would bring a lot of people down to the water where there are few people on the weekend. Right now everything east of Washington, south of Bay is really dead on the weekend. This is doubly bad. For one thing thing, the restaurants down there struggle to bring folks in on the weekend, and friday and saturday nights are two of the most profitable-- so that means there are fewer restaurants down there. But restaurants lure more business people to office space. Its had to have a lunch meeting if there are not any nice places to hold it. I think if there were more people down on that side of the waterfront, there would be more restaurants, more service retail like dry cleaning, ect. All of these things contribute to the quality of life for businesses as well as residents. Plus it would really diversify land use down in the waterfront, which I think usually is better for the micro economy of the local neighborhood.

[JCMAN320]

Good point Ianmac.

Council adopts new setback requirements

Monday, March 19, 2007

Responding to two years' worth of complaints, the Jersey City City Council last week adopted an ordinance changing front and rear yard setback requirements in residential neighborhoods.

Existing rules for the R1 Zone dictate a maximum front yard setback of 10 feet and a minimum rear yard setback of 30 feet.

The result, city officials said, are homes that don't fit with the rest of the block; and given the rear yard requirements, houses that had to be shortened.

Under the adopted rules, the front yard setback "shall match the setback . of the most frequently occurring setback on the blockfront."

In any event, the front and rear yard setback must add up to at least 35 feet and the rear yard setback has to be at least 20 feet.

KEN THORBOURNE

[JCMAN320]

Town got twice as much pork-barrel $ as Jersey City did

Monday, March 19, 2007
By JARRETT RENSHAW
JOURNAL STAFF WRITER

For the last two years, Christmas time is a year-round celebration in West New York.

A Jersey Journal analysis of the practice of discretionary state grants - commonly referred to as "Christmas tree" grants - doled out by Hudson County's legislators through a secretive budget process reveals that West New York received the overwhelming majority of the pork-barrel spending since 2005.

Among the expenditures were $2.75 million on refurbishments and renovations to the town's Department of Public Works garage and $450,000 on improvements to McEldowney Park.

Some say the wide disparity underscores the power and influence that party leaders wield as they divvy up the discretionary funding among the various legislative districts, as well as raising questions about how those party leaders steer money into their home districts.

Freshman U.S. Congressman Albio Sires doubled as Assembly speaker and West New York mayor during this time period, and the bulk of the pork-barrel money was earmarked toward expensive capital projects in West New York that would have otherwise put a massive strain - or been impossible - to complete using municipal funds.

Sires declined to comment on the issue, referring all questions to a spokesman for the state's Democratic Assembly Office. However, Joe Connolly, a spokesman for that office, said he didn't know Sires had re-directed questions to him, and declined to comment.

Since 2005, West New York nabbed $7.2 million - or 40 percent of all the Christmas tree grants provided to Hudson County over that time period, according to an analysis of records from the state's Treasury Department obtained under the Open Public Records Act.

By comparison, the much larger Jersey City received $3.56 million, or 20 percent of the funds allocated to Hudson, during the same period.

In addition, unlike in West New York, the bulk of Jersey City's money went toward non-profit organizations, such as after-school tutoring and medical care for low-weight and HIV-exposed infants.

The latest U.S. Census numbers show Jersey City with a population of 240,055, compared to West New York's population of 45,768.

Mayor Jerramiah Healy said Jersey City put its $3.6 million "to good use" and deserved more.

"As the largest city in the county, Jersey City should have received more of these discretionary funds to support and meet the demand for services that our diverse and growing population requires," Healy said in a written statement.

Overall, Hoboken finished third in amount of funding at $2.4 million. State Sen. Majority Leader Bernard Kenny, D-Hoboken, could not be reached for comment.

Two municipalities in Hudson County haven't received a single dollar in discretionary grants since 2005: Kearny and East Newark.

Political insiders say Kearny hasn't received any money because Mayor Albert Santos is out of favor with state lawmakers.

Asked about the lack of funding, Santos replied: "To be frank, I don't know the answer to that. I know it's a political process."

[JCMAN320]

All kinds of projects, community involvement
Planning Board approves two Newport towers, Communipaw Avenue warehouse, and 40-unit building near Journal Square

http://images.zwire.com/local/Z/ZWIRE1291/zwire/images/2007/03/story/Untitled-1_story.jpg
THE HERBERT HOOVER – This is the Herbert Hoover at 75 14th St., a 29-story, 341-unit building with a one-story retail base. It was approved by the Planning Board on Tuesday.

Ricardo Kaulessar
Reporter staff writer 03/18/2007

The projects to be considered by the Jersey City Planning Board at their Tuesday meeting ran the gamut from residential towers to industrial warehouse. And there was community input ranging from endorsement to objection.

The board approved two towers in the Newport area, both located on 14th Street.

Also, they approved a 54,134 square foot industrial warehouse on Communipaw Avenue, which received the backing of City Councilwoman Viola Richardson and Hudson County Freeholder Jeffrey Dublin.

The Planning Board also approved the application for an 8-story, 40-unit building on Baldwin Avenue. But that was only after residents living near the site of the proposed building objected publicly to the height and increased traffic it would bring to the area, which brought about changes to the initial plans.

The Planning Board members at the meeting were Board Chairman Michael Ryan, Leon Yost, Frank DeSando, City Councilman Steve Lipski, Rosanne Petruzelli, Walt Boraczek, Larry Eccleston, and David Ruiz.


Keeping a neighborhood intact

Plans originally called for a 9-story, 40-unit building with 32 parking spaces for construction on a lot encompassing both 205-211 Baldwin Ave. and 25 Perrine Ave., located only a few blocks from the Journal Square PATH Train Station. 15 parking spaces on-site would be accessed through Perrine Avenue.

However, residents of Perrine Avenue spoke out at Tuesday's meeting against various elements of the project.

Lifetime Perrine Avenue resident Kevin O'Connell pointed out his block is a one-way street with only one side for parking and for as long as he can remember has been a secluded playground for neighborhood children. Those situations he said will be changed with the presence of the new building, of which he approves.

"Now you're adding an additional 16 cars coming in and out of the street at various times," said O'Connell. "It will get to the point where you will have two-way traffic on Perrine Avenue..."

O'Connell went on to say, "If you are not an aggressive driver, then you can find yourself stuck in traffic."

Another longtime Perrine Avenue resident, Kathy Diamantopoulos, said she was opposed to the height of the building as it would overshadow a block filled with three-story houses, and will be "blocking the view of the New York skyline". She was still unhappy after the board approved the project.

Longtime Journal Square area resident Richard Boggiano said he would like to have seen the issue discussed early in the meeting to accommodate residents, and said Perrine Avenue is "one of the last quiet blocks in Jersey City".

Attorney George Garcia, representing the developer of 205-211 Baldwin Ave., George Sacks, said Sacks was willing to eliminate the parking spaces on Perrine Avenue and would eliminate one less floor from the building. The zoning of the area permits 11 stories.

The "compromise" as Garcia referred to this project's changes led to the board approving the project. The project construction will begin later this year.


The Herbert Hoover and the Savoy

Coming to Newport - two more residential towers.

The board approved first the Herbert Hoover at 75 14th St., a 29-story, 341-unit building to be built on top of a one-story retail base. Then it approved the Savoy at 45 14th St., a 17-story, 146-unit building with ground floor retail. There will be parking for both buildings in an existing garage located the proposed buildings.

Both buildings will be located between 14th Street and Washington Boulevard, in the Newport Redevelopment Area Northeast Quadrant. That is the last underdeveloped section of the Newport, the Jersey City community that has grown into 600 acres of waterfront land, nearly 4,000 residential units, and over 10,000 residents, all between Sixth Street and 18th Street. It marked the 20th anniversary of its groundbreaking last year.

It is expected it would take 15 to 20 years to completely develop Newport as Richard LeFrak, chairman and president of the LeFrak Organization, made a public promise at their 20th anniversary event last year to do so.

When Board Commissioner Yost asked William Wissemann of Newport Development Associates about green space at the Herbert Hoover, Wissemann said it was not possible.


The "Ideal" project

A new warehouse for industrial supply may not be everyone's ideal but for the Jersey City-based Ideal Supply Company; it is their "ideal" project.

The 54,134 square-foot warehouse with a rear parking lot will be built at 437 and 453 Communipaw Avenue, known as the Summergrade building that has been abandoned for a number of years and will be demolished.

The new warehouse would serve as a new distribution and warehouse facility for the company, which has operated out of their current location of 441-445 Communipaw Avenue for approximately 45 years. Ideal is a supplier of pipe valves and fitting to construction projects in New York and New Jersey since 1930.

The new warehouse would be used in conjunction with Ideal's existing warehouse, expanding their business .8 acres to 2.5 acres.

The developers of the new warehouse were looking for deviations from what is allowed in the Morris Canal Redevelopment Plan (I-A Subdistrict) in regards to lot size, front yard and side yard setback.

Attorney Dan Keo, representative for Ideal Supply said at the meeting the new project "will increase jobs in the area and overall frankly beautify the area."

Donald Strittmatter, the president of Ideal Supply, pointed out the rationale for expansion since the company's business has grown from 35 employees and $2.5 million in inventory doing $13 million in business in 1991 to 64 employees and $5 million in inventory with $40 million in business projected for August of this year.

"We have a great opportunity to become a major factor not just in New Jersey but in all of New York City," said Strittmatter.

Strittmatter also said expansion will also allow the company to hire new employees, especially from the immediate area as he answered to the board that he met with various community leaders about the project, saying they were "favorably impressed".

Strittmatter said 34 employees reside in Hudson County, 26 from Jersey City.

A number of elected officials and department directors were in attendance to hear the project discussed including Richardson, Dublin and Jersey City Redevelopment Agency head Robert Antonicello, all of whom speaking favorably on the project to the board about Ideal staying in the neighborhood and continuing to employ local residents.

Ricardo Kaulessar can be reached at rkaulessar@hudsonreporter.com

[JCMAN320]

New digs for a century-old school
St. Joseph's School for the Blind to christen new, state-of-the-art facility

By Christopher Zinsli, Reporter staff writer 03/18/2007

For a long time, Indigo E. was very unsure of herself and her surroundings. Since birth, she has only had limited visual ability. She can make out large shapes and some colors, but little else.

When she was very young, she was overly sensitive to sound and touch, which made her extremely shy. She found it difficult to speak.

"I was very frustrated because I couldn't talk, and I wanted to talk," Indigo said.

But over time, Indigo's confidence has grown. She learned Braille and is now at an academic level approaching other children her age. She's studying fractions and the Civil War, and other students are always asking her for help with their studies.

For most of her life, Indigo, 13, has been a student at St. Joseph's School for the Blind in Jersey City. (The students' last names are not printed out of respect for their privacy.)


One of a kind

The 116-year-old institution - the only school of its kind in New Jersey - recently moved into a brand-new facility at 761 Summit Ave., near Reservoir No. 3 in The Heights. A dedication ceremony for the new facility will be held on Monday, March 19 at 3 p.m.

At St. Joseph's, which was founded and is still overseen by the Sisters of St. Joseph of Peace, blind and visually impaired students like Indigo are given specialized instruction in academics as well as mobility, socialization and independence skills, up to age 21.

Yet for all this attention, the students' parents don't pay a dime. Local school districts provide much of the funding for the students' education; the rest is paid for through fundraising events, private donations and grants.

More than half of the school's roughly 80 students are multi-disabled - meaning they have another disability, such as brain damage, physical limitations or developmental challenges. The school's teachers are specially certified to work with such students.

"Every student is different, and their goals are different," says Tonya S. Hall, the school's director of development. "We're helping them build their capacity for independence."


Touring the new building

Earlier this month, Hall gave the Reporter a tour of the new building. Students and staff had relocated only a few days earlier, and everyone was just getting settled in. Acoustics can play a large role in helping the visually impaired navigate, and Hall says St. Joseph's students are still learning to find their way around the new building - but they're learning fast.

For students with limited visual ability, all of the school's doorframes and windows are painted in a bold blue to help the students distinguish them from the walls.

A large gymnasium with a stage that Hall says will host musical performances anchors the school's first floor. The gym will also be used for physical therapy and fitness sessions. It's more than twice the size of the old gym, Hall said.

Soon, a multi-sensory playground with tactile equipment will open on the school's three-acre campus. It will be named in honor of Yankees great Phil Rizzuto, a longtime supporter of St. Joseph's.

The new school building was constructed adjacent to Concordia House, a full-time residential facility for students who live too far away for a daily commute. Built in 1996, Concordia House teaches students like Antoine L., 18, independent-living skills like food preparation and matching their clothes.


Lifting spirits

One of the biggest differences between the new and old facilities, Hall said, is the elevator.

The difference: the new one actually works.

At the old Baldwin Avenue location, an entire school day would often grind to a halt due to a continually malfunctioning elevator.

"Having an elevator that breaks every day, when you have students in wheelchairs, really changes the course of your day," Hall says.

On the second floor is what Hall calls the "therapy suite." Occupational therapy, physical therapy, and orientation and mobility are all taught in this area.

Around the corner is the music room. As Hall explains, sometimes multi-disabled students who won't normally speak will join in a singing session instead.

Elsewhere on the second floor is a heated pool with a wheelchair ramp. Tile work is just about wrapped up.


Getting settled

In the nearby Enrichment Media Center, staff member Susan Hart is nearly finished unpacking. Hart, who is visually impaired, has carefully arranged the room and its Braille and keyboarding equipment.

"I'm an organized soul," she says with a smile.

Down the hall in the office of Gerald Kitzhoffer, the chief school administrator, it's a somewhat different story. Packed-up boxes still dominate the room. "I'm the packrat," he jokes. A 33-year veteran of the blindness field, Kitzhoffer is only the second lay administrator in the school's history.

The hallways themselves are clear and wide - much wider, in fact, than anyone is used to. The old facility on Baldwin Avenue, the school's home for 80 years, was crowded and cramped, Kitzhoffer says. Not so with the new location. "We did our best to make it accessible and usable," Kitzhoffer says. "This is a new, modern facility. This is a real change for us, and it's really helpful for the kids."

The St. Joseph's staff had expected students to be uneasy with moving into an unfamiliar space, but staff members say that that anxiety never materialized. Kitzhoffer says several visits to the new building eased students' concerns by giving them a chance to walk the halls before the big move.


A transformed school

Ed Lucas was a student at St. Joseph's in the 1950s. He witnessed firsthand the school's transformation from the time when he was a student there.

"In those days there were no specialized teachers," Lucas recalls. "Some of [the Sisters] didn't even know Braille."

After graduating, Lucas stayed on as a volunteer, eventually becoming the first layperson to join the school's administration. He's now its director of development and public education.

Kitzhoffer says visually impaired staff members like Lucas and Susan Hart make good role models for the school's students.

"They know what the kids go through," Kitzhoffer said. Not surprisingly, many of the students at St. Joseph's hope to eventually enter the blindness field as a career. Adriana M., 11, wants to be a teacher for the blind, and Briasia B., 12, wants to invent new technologies for the visually impaired - that is, if her first choice, Supreme Court Justice, isn't available.


Spreading the word

Despite more than a century in the community, the staff of St. Joseph's worries that few know the school even exists. "Even though we've been around a long time, not a lot of people know about us," Kitzhoffer says. "There are parents who don't know what we offer. Our biggest challenge is to let parents know about us."

For more information about St. Joseph's School for the Blind, visit www.sjsb.net or contact Tonya S. Hall at (201) 876-5432, ext. 113.

Christopher Zinsli may be contacted at: gateway@hudsonreporter.com.

[nafco]

does anyone know if there was a planned bike shop in downtown or anywhere in JC? I remember reading something about it a while ago, but it would be nice to have sometime before the summer.:confused:

[TimmyG]

Growth, more jobs
Ideal Supply to expand when eyesore falls
Thursday, March 22, 2007 By KEN THORBOURNE
JOURNAL STAFF WRITER
It's an "Ideal" situation.
The Ideal Supply Co. on Communipaw Avenue in Jersey City, which supplies steel piping for high-rises under construction in New Jersey and New York, has run out of room to grow its thriving business.
Next door, the old Summergrade pillow factory has turned into an five-story concrete eyesore.
Last week, the Planning Board signed off on a plan to allow the Ideal owners to level the concrete hulk and build a new 75,000-square-foot facility.
The result, local officials said, will be more blue collar jobs.
"The equation here is simple," said Ideal president, Donald Strittmatter. "Growth means jobs - inner-city jobs, which the city doesn't have."
Jersey City Mayor Jerramiah Healy was pleased with the news.
"I have made job retention and expansion an important part of my administration and we are delighted to help Ideal meet the demands of their growing business," he said.
The company currently employs 56 persons at its Jersey City operation; 26 of them are residents of the city and eight others live elsewhere in Hudson County.
The "short term" goal of the expansion is to up sales by 25 percent, which means hiring 15 to 20 persons in Jersey City, he said. The company currently does $40 million worth of business every year.
Between 1991 and 2007, the sales volume tripled, but the company was still locked into its 68,000 square feet of warehouse space, Strittmatter said. About a year ago, Ideal officials made their first presentation to members of the Jersey City Redevelopment Agency board to take over the Summergrade property, which the city condemned for nonpayment of taxes.
Last November, the JCRA signed a redeveloper's agreement with Ideal.
By June, Strittmatter hopes to begin demolition. Construction of the $4 million addition, which will be attached to their current building, will take a year, he said.
The new facility also will be environmentally friendly, he added.
Among its features: skylights, a recycled glass exterior and solar panels to take care of the building's lighting needs, he said.

[injcsince81]

I was at Liberty State Park yesterday and they are driving in piles at the Liberty National Golf Club where the clubhouse and the three towers are planned.

I think the piles are for the Clubhouse building, but I am not sure. They could be for the first tower, too.

I did not have time to ask, so if anyone knows, please share.

[nafco]

I know this is old, but i came across this hudson riverwalk plan and thought it was pretty cool. Its good to know that they are trying to plan the walk to be continous around the coastline (even though there are logistical problems and it would take years).

http://www.hudsoncountynj.org/planning/docs/HRWW%20large%20map.pdf

and for just jersey city:
http://www.hudsoncountynj.org/planning/docs/5.HRWW_DRAFT_Gap%20Analysis_Jersey%20City.pdf

[tbal]

From the March 27, 2007 Jersey City Planning Board Agenda:


19. Case: P06-179 Preliminary Major Site Plan
Applicant: Demi-Skye Lofts
Attorney: Charles Harrington
Address: 364 Louis Munoz Marin Blvd.
Block: 172 Lot: E
Zone: Powerhouse Arts Redevelopment Plan Area
Description: New mixed-use building with 20 dwelling units and ground floor gallery space & retail/retail space.
Deviation: Parking, Maximum Lot Coverage


This appears to be located at the corner of First and Marin, across from PJ Ryan's and next to 150 Bay Street.


injcsince81 - I forget which article it was stated in, but somewhere I remember reading that the first tower is supposed to be completed by 2009. Considering that construction typically takes 18-24 months, they may very well be starting construction (or at least "site prep") for that first tower.

[TimmyG]

Inside the old can factory
American Can Company will be 551 condos

Ricardo Kaulessar
Reporter staff writer 03/23/2007

What do you do with a huge vacant factory building that's nowhere near the waterfront?

If you are the New York City-based developer Coalco New York, you turn the former American Can Company - a million-square-foot building that can be seen from Routes 1 & 9 in Jersey City - into 551 condos and call them Canco Lofts.

Coalco started the second largest building conversion project in Jersey City (the other taking place currently with the old Jersey City Medical Center) last fall and is scheduled to open a sales showroom in the near future.

The Canco project is located at Dey Street near Journal Square.

Coalco Construction Services was formed in 1997 as a subsidiary of Coalco International, a global investment and development company with experience in the United States, Central European, and Russian real estate markets. The Jersey City project is their first in the city and in Hudson County.

A look back at American Can
The American Can Company, known back in the day as Canco, was responsible for making aerosol cans, milk cartons, and glass bottles with brand names such as Dixie and Marathon. The company built the factory in 1929 for $5 million. It employed over 3,000 people, many of whom were bitter over the closing.

Then-Mayor Paul Jordan, as quoted in a 1979 New York Daily News article, called its 1974 closing "the cheapest shot" during his administration.

The company then moved its operations to Connecticut and New York.

After the Jersey City closing, a succession of tenants occupied the complex. The first two buildings were slated for use as a cyber hotel, until the Internet boom of the 1990s went bust at the end of the decade.

Construction, amenities
The renovation of American Can will be done in two phases. The developer seeks to build 202 condominiums and about 160 parking spaces in the first phase, and then add 349 more condos and about 300 parking spaces in the second phase.

There will be three levels of parking inside the building.

Work for the first phase started last fall, according to Coalco Director of Marketing Edward Yorukoff. Much iron work and internal sprinklers were removed and oversized elevator shafts were shrunk down. Yorukoff estimated that this phase will be completed by March 2009.

When the entire project is completed, one-, two-, and three-bedroom lofts, ranging in size from 640 to 1,663 square feet, will be on sale from over $200,000 for a flat, to about $650,000 for a two-story penthouse.

The lofts will have such attractive features as 14-foot ceilings that increase to between 17 and 24 feet in the penthouses.

Donation and tax abatement
Coalco President Mikhail Kurnev presented a donation of $65,000 to the Jersey City Museum on Wednesday as part of a deal reached with city officials to justify receiving a 30-year tax abatement last year.

Kurnev said he found out the building was for sale in 2005 and has gotten only positive feedback about working in the Journal Square area that's starting to be revitalized.

"We think that it's a wonderful project, a beautiful building, very well located, and close to transportation," said Kurnev.

When asked if the magnitude of such a project was the reason Coalco was granted the tax abatement, Kurnev said it wasn't for his benefit.

"Abatement is something that is not in any way beneficial to developers," said Kurnev. "It's beneficial for future, prospective customers."

Kurnev said the abatement also was needed as the condos "will not command top prices like on the Jersey City waterfront" and had to be affordable.

Yorukoff said that the abatement doesn't go into effect until the building conversion is completed.

Tax abatements are granted by the City Council to exempt a developer from regular, fluctuating property taxes. The deals are an incentive to help a developer build in a blighted area, but some believe that the city gives out too many, and because the money goes directly to the city budget but not the county or school budgets.

Usually, a developer gets a separate deal to make Payments in Lieu of Taxes (PILOTs) to the city over 20 or 30 years.

Looking ahead
Yorukoff said the second construction phase is immanent because of demand - more than 1,000 people signed a preview list to check out the building.

"I would like to say we could see that far down the road," said Yorukoff. "I would say we have ample interest to go to phase two."

After the conversion, there's still more to come on the property. Yorukoff said a low-rise warehouse adjoining the main building and a parking lot located directly across Dey Street could be developed into 600 more condos, which city zoning would allow for.

"Nobody really looked at that building as residential conversion," said Kurnev, "so it took some vision on our part to see that building converted into residential lofts."
Ricardo Kaulessar can be reached at rkaulessar@hudsonreporter.com
©The Hudson Reporter 2007

[injcsince81]

http://www.nytimes.com/2007/03/25/realestate/25NJZO.html?_r=1&oref=slogin


In the Region | New Jersey
Home Turf

http://graphics8.nytimes.com/images/2007/03/25/realestate/25njzo.600.jpg Lindsay Newman Architecture and Design
FAIRWAY VIEWS A $30 million glass-walled clubhouse is being built at Liberty National, a $150 million golf course near the Port Liberte development in Jersey City.


By ANTOINETTE MARTIN
Published: March 25, 2007
IT’S a beautiful place,” Donald Trump (http://topics.nytimes.com/top/reference/timestopics/people/t/donald_j_trump/index.html?inline=nyt-per) said of his Trump National Golf Club in Bedminster, about 50 miles west of Manhattan (http://topics.nytimes.com/top/classifieds/realestate/locations/newyork/newyorkcity/manhattan/?inline=nyt-geo). He considers the links so lovely, in fact, that he wants to reside there in perpetuity.

http://graphics8.nytimes.com/images/2007/03/22/realestate/25njzo.2.190.jpg (http://javascript<b></b>:pop_me_up2('http://www.nytimes.com/imagepages/2007/03/22/realestate/25njzo.2.ready.html', '25njzo_2_ready', 'width=670,height=600,scrollbars=yes,toolbars=no,r esizable=yes'))Lennar
At Greenbriar Oceanaire in Waretown, Ocean County, homeowners have access to a 38,000-square-foot clubhouse.




Last month, Mr. Trump made headlines, at least in the golf world, by submitting plans to a local zoning board to erect a structure on the 525-acre course that could one day become his family crypt. The plan was later withdrawn — Mr. Trump said the timing was premature — but he noted that he had not abandoned the idea of spending eternity on the course.
As usual Mr. Trump, the real estate magnate, is on top of a trend, or perhaps over the top of it. Crypts beside the links are not exactly becoming common, but golf and New Jersey (http://topics.nytimes.com/top/classifieds/realestate/locations/newjersey/?inline=nyt-geo) real estate are frequently tied together.
A handful of golf communities in New Jersey make club membership automatic for residents, as is common in Florida (http://topics.nytimes.com/top/classifieds/realestate/locations/florida/index.html?inline=nyt-geo) and California. These include resort areas like Crystal Springs in Hamburg, in the northwest part of the state, which is building homes along the periphery of its six golf courses; home buyers pay a premium for sites next to the links.
Greenbriar Oceanaire, a development in Waretown, in Ocean County across Barnegat Bay from Long Beach Island, which will eventually have 1,400 single-family homes on 888 acres, has a 38,000-square-foot clubhouse that opened four years ago.
A growing number of developments, in fact, seem to be promoting the advantages of a site near a public or private golf course, even if a buyer has no interest in swinging a club.
Michael Darata, the project manager for the sprawling Port Liberte development in Jersey City, said he didn’t think any residents of Port Liberte were members of the $150 million Liberty National course that opened last summer on 160 acres of former landfill sandwiched between the development and the Hudson riverfront. The course, said to be the most expensive ever built in the United States, is considered a likely site for a P.G.A. event in the future.
Given the $500,000 membership fee at Liberty National, local residents will probably never swell the ranks, Mr. Darata said, though “we heard one or two were thinking about it.”
Even for nonmembers, “there is the inherent prestige of living near a golf course,” Mr. Darata said. “There is the open space, the preservation of views — in the case of Port Liberte, panoramic views of Manhattan across the river — and the excitement and glamour of the types of events that go on at a world-class golf facility like this one.”
A $30 million glass-walled clubhouse with a striking modern design is under construction at Liberty National. Three residential towers now being built at Port Liberte will overlook the course and have the clubhouse as a new point of “visual interest,” Mr. Darata said.
At Crystal Springs, lavish new amenities are continuously being added to attract nongolfers, and to entertain golfers during New Jersey’s off-season for golf, said Andrew Mulvihill, who heads development there. A seventh course is under construction, and an eighth is a distinct possibility, Mr. Mulvihill said.
Developers have also recently added a spa and a huge Adirondack-style clubhouse with a restaurant and 50,000-bottle wine cellar. They are planning two water parks and another spa.
At Crystal Springs, a majority of residents are either retired or second-home owners who visit their resort abodes only on weekends and vacations, according to Mr. Mulvihill. The Greenbriar Oceanaire, being built by Lennar, is age-restricted: at least one buyer per unit must be 55 or over.
In more urban areas, where the population tends to be younger and working full time, golf is also a popular amenity these days — but it’s often fake golf.
At the Trio condominium development in Palisades Park and at the Trump Plaza condo tower now going up in Jersey City’s arts district, one of the hottest new amenities available is a virtual form of the game.
Using a golf simulator program, residents can choose a world-famous course they would like to play, and bring up videos of the course, which are projected onto the walls of a 18-by-20-foot room outfitted with fake grass, a tee and lasers tracking the speed and trajectory of the ball when it is struck. The video shifts to where the ball has been hit, so the golfer can play on.
“We’re always looking for ways to make our projects more special than the next guy’s,” said Dean Geibel of Metro Homes, the company in a partnership with Mr. Trump on the Trump Plaza tower. “One of the nicest things you can do is put in one of these golf simulators.”
Mr. Geibel said many home shoppers were smitten with the idea of being able to go downstairs and tee up after work, or when it’s pouring outside. “A golf game takes five hours,” he said. “Who’s got five hours nowadays — especially if you have kids?”
Of course, it’s not the same as sinking one’s cleats into real turf and feeling the breeze in your hair, Mr. Geibel conceded. “I tell you what, though,” he said. “It’s not bad.”
Even Mr. Trump enjoys the virtual version of his favorite sport, according to Mr. Geibel.

[nafco]

yea, heres what the course and buildings should look like when complete, though they didnt include port liberte for whatever reason. The site itself is pretty cool too, showing 3d animation of the buildings and the area.

http://www.libertynationalgc.com/swf/CourseRouting.jpg

[tbal]

At Trump Plaza, the first set of windows has been added to the building:

http://i58.photobucket.com/albums/g245/jcwalkingman/3-13.jpg

If you stack one of the Shore Club towers on top of this, you will have (roughly) the final height of this tower, which is at ~60&#37; of its final height (not including the huge rooftop mechanical equipment enclosure, which adds about 20 feet to the height):

http://i58.photobucket.com/albums/g245/jcwalkingman/3-12.jpg

To give you a better idea of the verticality of the structure:

http://i58.photobucket.com/albums/g245/jcwalkingman/3-16.jpg

At Columbus Tower I, the glass is being installed on the retail section of the building:

http://i58.photobucket.com/albums/g245/jcwalkingman/3-19.jpg

Loading docks are almost completed along Steuben St. for the Columbus Drive retail:

http://i58.photobucket.com/albums/g245/jcwalkingman/3-20.jpg

154 Steuben is progressing very quickly (at this rate, I wouldn't be surprised if it's completed by the end of the year):

http://i58.photobucket.com/albums/g245/jcwalkingman/3-7.jpg

Forms for the first wall are ready to be assembled:

http://i58.photobucket.com/albums/g245/jcwalkingman/3-8.jpg

At Grove Pointe, the (interesting) main entrance is nearing completion:

http://i58.photobucket.com/albums/g245/jcwalkingman/3-22.jpg

The retail along Marin Blvd. is finally starting to take shape. So far, it seems that major tenants in either Grove Pointe or Columbus Plaza will be a Duane Reade open 24/7 and a huge (upscale) Club H Fitness club.

http://i58.photobucket.com/albums/g245/jcwalkingman/3-21.jpg

Finally, demo work within the Manischewitz building has apparently begun. I heard a lot of tools at work (and crashing sounds) as I passed the former factory/warehouse. It appears that part of a wall was removed, perhaps for the removal of large equipment from the building. The openings have been boarded up:

http://i58.photobucket.com/albums/g245/jcwalkingman/3-10.jpg

[tbal]

At 126-142 Morgan (formerly "The Hudson", now "??"), in a further sign that something is brewing behind the scenes between its original developer (Fields) and Toll Brothers (which has perhaps already taken over the Manischewitz building directly across the street), the construction trailers have been removed from the site:

http://i58.photobucket.com/albums/g245/jcwalkingman/3-23.jpg

The foundation for the west tower (rentals) was poured over this past week, an it appears that the first walls of the tower may be constructed this week:

http://i58.photobucket.com/albums/g245/jcwalkingman/3-14.jpg

Forms for the foundation of the east tower (condos) are being put in place, so I'm guessing that the foundation will be poured this week:

http://i58.photobucket.com/albums/g245/jcwalkingman/3-26.jpg

The huge pile at the center of the site is...well...not so huge anymore. Many truckloads of soil have been removed in the past few weeks:

http://i58.photobucket.com/albums/g245/jcwalkingman/3-15.jpg

Finally, below is a photo looking up Washington Street toward Trump, Athena, and the Westin Jersey City Hotel, as well as a pic of what remains at 111 First Street:

http://i58.photobucket.com/albums/g245/jcwalkingman/3-24.jpg

http://i58.photobucket.com/albums/g245/jcwalkingman/3-25.jpg

[kljc]

Finally, demo work within the Manischewitz building has apparently begun. I heard a lot of tools at work (and crashing sounds) as I passed the former factory/warehouse. It appears that part of a wall was removed, perhaps for the removal of large equipment from the building. The openings have been boarded up:


Manischewitz just stopped making matzo less than two weeks ago. They are in the process of taking out all the machinery and matzo making things. I assume they are moving it all over to the new factory. It's a shame that they felt the need to take out part of the wall, and not just the windows to get the large machines out. They brought the machines in decades ago without making such a big opening... A crane came in earlier last week to lower the machinery down to a long flatbed truck, hauling it away the next day.

Demolition of this building would be a big NO-NO. Under the current, city council approved Powerhouse Development plan, all existing buildings (Butler Building included) in this area are to be rehabilitated. We live in the area, some of us long time JC residents, many others are new; we're keeping up with the changes going on in our neighborhood. Every (two on Morgan and two on Bay) residential building (with the exception of the newly constructed Waldo) in the PAD is across the street from Manischewitz. We have front row seats to the development all around us. We moved in knowing that the transition from industrial to residential takes some time, a lot of construction mess/noise and loss of street parking. People live in the Powerhouse Arts District! Just wanted to let you know we're here... hi!

[badger2]

Inside the old can factory
American Can Company will be 551 condos

Ricardo Kaulessar
Reporter staff writer 03/23/2007

What do you do with a huge vacant factory building that's nowhere near the waterfront?

If you are the New York City-based developer Coalco New York, you turn the former American Can Company - a million-square-foot building that can be seen from Routes 1 & 9 in Jersey City - into 551 condos and call them Canco Lofts.

Coalco started the second largest building conversion project in Jersey City (the other taking place currently with the old Jersey City Medical Center) last fall and is scheduled to open a sales showroom in the near future.

The Canco project is located at Dey Street near Journal Square.

Coalco Construction Services was formed in 1997 as a subsidiary of Coalco International, a global investment and development company with experience in the United States, Central European, and Russian real estate markets. The Jersey City project is their first in the city and in Hudson County.

A look back at American Can
The American Can Company, known back in the day as Canco, was responsible for making aerosol cans, milk cartons, and glass bottles with brand names such as Dixie and Marathon. The company built the factory in 1929 for $5 million. It employed over 3,000 people, many of whom were bitter over the closing.

Then-Mayor Paul Jordan, as quoted in a 1979 New York Daily News article, called its 1974 closing "the cheapest shot" during his administration.

The company then moved its operations to Connecticut and New York.

After the Jersey City closing, a succession of tenants occupied the complex. The first two buildings were slated for use as a cyber hotel, until the Internet boom of the 1990s went bust at the end of the decade.

Construction, amenities
The renovation of American Can will be done in two phases. The developer seeks to build 202 condominiums and about 160 parking spaces in the first phase, and then add 349 more condos and about 300 parking spaces in the second phase.

There will be three levels of parking inside the building.

Work for the first phase started last fall, according to Coalco Director of Marketing Edward Yorukoff. Much iron work and internal sprinklers were removed and oversized elevator shafts were shrunk down. Yorukoff estimated that this phase will be completed by March 2009.

When the entire project is completed, one-, two-, and three-bedroom lofts, ranging in size from 640 to 1,663 square feet, will be on sale from over $200,000 for a flat, to about $650,000 for a two-story penthouse.

The lofts will have such attractive features as 14-foot ceilings that increase to between 17 and 24 feet in the penthouses.

Donation and tax abatement
Coalco President Mikhail Kurnev presented a donation of $65,000 to the Jersey City Museum on Wednesday as part of a deal reached with city officials to justify receiving a 30-year tax abatement last year.

Kurnev said he found out the building was for sale in 2005 and has gotten only positive feedback about working in the Journal Square area that's starting to be revitalized.

"We think that it's a wonderful project, a beautiful building, very well located, and close to transportation," said Kurnev.

When asked if the magnitude of such a project was the reason Coalco was granted the tax abatement, Kurnev said it wasn't for his benefit.

"Abatement is something that is not in any way beneficial to developers," said Kurnev. "It's beneficial for future, prospective customers."

Kurnev said the abatement also was needed as the condos "will not command top prices like on the Jersey City waterfront" and had to be affordable.

Yorukoff said that the abatement doesn't go into effect until the building conversion is completed.

Tax abatements are granted by the City Council to exempt a developer from regular, fluctuating property taxes. The deals are an incentive to help a developer build in a blighted area, but some believe that the city gives out too many, and because the money goes directly to the city budget but not the county or school budgets.

Usually, a developer gets a separate deal to make Payments in Lieu of Taxes (PILOTs) to the city over 20 or 30 years.

Looking ahead
Yorukoff said the second construction phase is immanent because of demand - more than 1,000 people signed a preview list to check out the building.

"I would like to say we could see that far down the road," said Yorukoff. "I would say we have ample interest to go to phase two."

After the conversion, there's still more to come on the property. Yorukoff said a low-rise warehouse adjoining the main building and a parking lot located directly across Dey Street could be developed into 600 more condos, which city zoning would allow for.

"Nobody really looked at that building as residential conversion," said Kurnev, "so it took some vision on our part to see that building converted into residential lofts."
Ricardo Kaulessar can be reached at rkaulessar@hudsonreporter.com
©The Hudson Reporter 2007

The first phase is to be completed in March 09??!!! Pretty far out there. Given the other phases outlined in the article, whoever takes occupancy should expect to be living in a construction zone for the next 10 years or so!

[DominiRicanJSQ]

Yeah, that is far out... Also an older article stated the sizes would be from 1,500-2,000 square feet from $200k + $600K... now it's 650-1600 square feet for the same prices? Guess the economics have changed... I don't really consider 650 square feet a loft... but that's just me.

[JCMAN320]

Littered park to be pretty 'plaza'
Tiny area Grove Street station will be transformed

Ricardo Kaulessar
Reporter staff writer 03/23/2007

You may not know this, but the tiny one-tenth of an acre public park near the Grove Street PATH station actually has a name.

It's Fitzgerald-Holota Park, named for two local World War II vets.

It also has a big future. It will soon morph into a "pedestrian plaza" for residents of the nearby Grove Pointe development-in-progress and the public.

Grove Pointe is a 29-story building-in-progress on Columbus Drive near Newark Avenue that will consist of 67 condominiums and 458 rental apartments when it is completed in June.

SK Properties, the Grove Pointe development team, will revamp the park as well as a one-block section of Newark Avenue that runs past the park. The one-block section will be closed off to vehicles during weekday mid-day hours and on the weekends.

Only during morning and afternoon rush hours will buses be allowed to come through, going one way westbound.

Annie Kessler, who has resided in downtown Jersey City for over 25 years with her husband Charles, led the community push for the plaza.

"Just the impression it makes of being a high-end, well designed area, has an effect on people who live here as well as visitors," said Kessler.

Jeff Persky, a principal in SK Properties, said last week that the plaza project, which began last fall, will be completed by late May.


The new plaza

According to Annie Kessler, the plaza will have bluestone on the ground, considered among the best surface materials to use. There will also be removable tables and chairs that Grove Pointe management will be responsible for putting out every morning by 8 a.m. and removing by 10 p.m.

The agreement also calls for garbage cans to be emptied and plaza grounds maintained daily. The grounds will also be power-washed four times a year.

Kessler said movable planters will be placed at both ends of the Newark Avenue section that runs past the plaza.

Kessler also said a range of activities for which the old park had no capacity could take place at the plaza.

"It's designed in a way that events can take place there," said Kessler. "There could possibly be a farmers market [and] there could be concerts because of the way it's designed."


Neighbors look forward

Paulus Hook resident Gerry Bakirtjy, who took part in the plaza's initial planning, said last week he "very proud" to see the plaza becoming a reality.

"It's a good project that will add to the resurgence of Grove Street," said Bakirtjy.

Medhat "Zak" Dewaik, a broker and owner of Avalon Realty on Grove Street, which will have a direct view of the plaza, was also spirited.

"I look forward to when it's finished," said Dewaik. "It's happening a lot faster than I expected. When it's done I can have lunch there or take my clients."

Ricardo Kaulessar can be reached at rkaulessar@hudsonreporter.com


©The Hudson Reporter 2007

[JCMAN320]

Getting a little Art Deco in your life
Jersey City's architectural past explored with historical tour

http://images.zwire.com/local/Z/ZWIRE1291/zwire/images/2007/03/story/03artdeco25a_story.jpg
EXAMPLE OF ART DECO – This is the old Jersey City Medical Center on Baldwin Avenue, one of the stops on the Art Deco Bus Tour on March 31.

Ricardo Kaulessar
Reporter staff writer 03/23/2007

It's in the design of the old Jersey City Medical Center on Baldwin Avenue, right down to the terracotta motifs on the outside walls.

It's the blocky structure of the A. Harry Moore School on Kennedy Boulevard.

These two locations, as well as many others across the city, will be viewed during the Art Deco Bus Tour on March 31.

The tour, in its second year, is a collaboration between the New Jersey Historical Society and the Jersey City Landmarks Conservancy.

Leading the tour will be Conservancy President Joshua Parkhurst and architectural historian Glen Leiner, the former executive director of the Art Deco Society of New York.

Leiner, a longtime aficionado of the Art Deco style, said he's looking forward to taking part in the tour again as it will give him an opportunity to introduce and encourage anew an appreciation of a historic art movement.

"It's a style that reflected the various periods in which it existed," said Leiner. "It started during the 1920s when things tended to be more lavish and continued during the 1930s and the Depression, when everything was streamlined."

Leiner added, "It is critical to do tours like these in that they help garner awareness and appreciation."

Parkhurst said last week this tour would be an opportunity to show another side of Jersey City's historical past.

"Most study of Jersey City history focuses on the 19th century," said Parkhurst. "We want to show these are other aspects of Jersey City history."


Echoes of Art Deco past

The term Art Deco was derived from the 1925 "Exposition Internationale des Arts Decoratifs Industriels et Modernes" (International Exposition of Modern Industrial and Decorative Arts), a world's fair held in Paris, showing the newest in design for that time.

Leiner said based on his study of Art Deco, it actually existed as a movement from 1925 to 1941 during a period encompassing post-World War I and pre-World War II.

Leiner said the Art Deco age also ushered in the use of such materials as glass block and terra cotta, a waterproof ceramic.

Leiner said he developed a passion for Art Deco because of the period of history in which it gained popularity, as manifested in some of the landmarks built then like the Empire State Building and Rockefeller Center in New York City.

"It is an optimistic style," said Leiner. "It embraced technology. It wasn't a nostalgic style."


What's in store for the tour?

The final details for the tour were being ironed out at the end of last week.

But what is known is that the tour will run on March 31 from 9:30 a.m. to 4 p.m., with several buses leaving from the Grove Street PATH station in Downtown Jersey City.

Among the sites scheduled as stops during the tour are the Sims Hugo Neu headquarters building at 1 Jersey Ave., which Leiner said according to city records was built in 1938; the Rambusch Studios building at 160 Cornelison Ave.; and the Miss America Diner on West Side, which dates back to 1942.

But the centerpiece of the tour will be the old Jersey City Medical Center, the complex of 10 brick and terra cotta medical buildings built between 1929 and 1941 under the reign of legendary Jersey City mayor Frank Hague. The 14-acre site overlooks Baldwin and Montgomery avenues. It is currently listed on the National Register of Historic Places.

The medical center closed its doors in 2004 and is being transformed into the Beacon, a 1,200-unit condominium complex that when completed in 2010 will feature a public theater, a gourmet market, parks, shops, a dog run, a library and business center, screening rooms, a spa and a museum devoted to the Jersey City Medical Center.

It is also considered one of the largest examples of Art Deco architecture in the state of New Jersey and the largest active U.S. historic preservation project.

State law requires restoration of the facades, lobbies, and other significant historic features in the buildings.


Exciting part of the tour

Leiner said he was especially excited about this part of the tour, which will include a catered lunch courtesy of the developer, Metrovest Equities, a lecture on the hospital's history by noted historian Ulana Zakalak, and access to now closed-off areas of the former Medical Center.

"We will spend a whole lot more time there, since it is a good point of the tour," said Leiner. "We will be able to see some of the first-rate spaces and people will come away with an appreciation of a very complex project ahead of its time."

For more information on registration, email jclctours@gmail.com


Sidebar

Another Art Deco echo

Those who need their Art Deco fix before the tour should visit City Hall.

Currently, there are photographs of various Jersey City buildings with Art Deco architecture currently on display on the second floor John Meagher Rotunda Gallery at City Hall, 280 Grove St.

The show, Art Deco Jersey City: A Photo Documentary, contains the works of Jersey City photographers Anna Lukasiak, Michael Steele, Leon Yost, and Peter Zirnis.

It was organized by the Jersey City Landmarks Conservancy and the Division of Cultural Affairs, and is curated by City Hall Art Curator Greg Brickey. The exhibit will run until March 30.

Hours are Monday through Friday, 8 a.m. to 8 p.m. and Saturdays and Sundays from 11 a.m. to 4 p.m. City Hall is located at 280 Grove St.

For more information, contact the Division of Cultural Affairs at (201) 547-6921. - RK

Ricardo Kaulessar can be reached at rkaulessar@hudsonreporter.com

[macmini]

Montgomery Gardens residents' fear: There goes the neighborhood

Wednesday, March 28, 2007

R esidents' concerns that Montgomery Gardens will not survive the massive conversion of the old Jersey City Medical Center into a high-end residential development seem to have some merit - though perhaps not for the reasons they suspect.

City sources tell me that talks on demolishing Montgomery Gardens have nothing to do with the millions of dollars being pumped into the neighboring Beacon. True or not, very few in the city will buy it, including this columnist.

Instead, city officials say that public housing budgets across the county are under siege, making it financially impossible to operate the 1960s version of public housing under anybody's definition of acceptable living standards.

At some point, federal support may reach such low levels - given the needs of an aging building - that the quality of life in Montgomery Gardens may reach a breaking point, opening the door for the eventual demolition.

Meanwhile, watch as city officials embrace more inclusionary affordable housing developments, a political philosophy that has long been lacking in the city's swanky Downtown developments.

City officials will start tinkering with the definition of affordable housing, challenging the conventional theory that only the city's middle-to low-income residents should qualify, focusing on city police and firefighters.

So, perhaps the residents of Montgomery Gardens will finally get their wish - more police officers. They just didn't think it meant them living in their apartments.

The Jersey City Medical Center will conduct health screenings next week to help determine whether or not the controversial Reliable Wood Products facility is causing any respiratory damage to neighborhood residents.

The long-delayed tests come on the heels of a column here that highlighted the lack of city oversight of the mulch-making facility, which has neighboring Bergen-Lafayette residents suffering from poor air quality and screaming for help.

I called on city officials to investigate possible zoning violations, since the company expanded its facility to include mulch-making, despite the fact that the Morris Canal Redevelopment Plan bars outdoor recycling.

Previously, city officials repeatedly told me I was wrong, and that they have no jurisdiction over recycling centers. But yesterday, they must have changed their minds - or perhaps finally did some work - and issued long-standing zoning violations.

I am proud to announce that Hoboken resident Traci Kuther is finally getting some much needed attention from city officials. It's just sad that it took a newspaper column to shame well-paid public officials to spring into action.

My column last week chronicling Kuther's troubles with neighboring Garden Street landlord and property owner Esmat Zaklama - and the city's apparent lack of support - sparked a nearly hourlong debate at last week's City Council meeting.

The day after the City Council meeting, fire inspectors visited her neighbor's home and prepared a report. Today, a city health inspector is expected to visit the home.

Meanwhile, Mayor David Roberts held a meeting Monday with all department heads to "get to the bottom of the story." This wasn't the first meeting where Roberts demanded action, but perhaps this time he means business.
City attorney Joe Sherman, who was one of the players in this saga, was asked to resign at the meeting. Sherman refused, but he was a no-show at work yesterday.

[macmini]

Littered park to be pretty 'plaza'
Tiny area Grove Street station will be transformed


The new plaza

According to Annie Kessler, the plaza will have bluestone on the ground, considered among the best surface materials to use. There will also be removable tables and chairs that Grove Pointe management will be responsible for putting out every morning by 8 a.m. and removing by 10 p.m.

The agreement also calls for garbage cans to be emptied and plaza grounds maintained daily. The grounds will also be power-washed four times a year.

Kessler said movable planters will be placed at both ends of the Newark Avenue section that runs past the plaza.

Kessler also said a range of activities for which the old park had no capacity could take place at the plaza.

"It's designed in a way that events can take place there," said Kessler. "There could possibly be a farmers market [and] there could be concerts because of the way it's designed."



This article has to be a joke the "NEW PLAZA" is already falling apart the cement stones are cracking. It's not even complete and it's falling apart just think what it will look like in 3 years.

[MrWolf]

Does anyone know this development? Thought this was for the Basilico, but I think that one is closer to Fairview. The area really seems to be picking up.




http://www.nj.com/images/newspapername/jerseyjournal1.gif
McGinley Square developer seeks 25-year abatement


Wednesday, March 28, 2007 By KEN THORBOURNE
JOURNAL STAFF WRITER
Roughly four blocks away, the Beacon - the $350 million project to transform the old Jersey City Medical Center into a high-priced condo complex - was granted a 30-year tax abatement from the city with "payments in lieu of taxes" well under the standard 16 percent of gross revenues.
So Frank Dominguez, principal of Pine Brook-based Imperial Properties and Development, believes he has a perfectly valid case for seeking a 25-year abatement from the city for a 39-unit condo project he's doing on Montgomery Street between Bergen Avenue and Kennedy Boulevard in the McGinley Square area.
The "payments in lieu of taxes," or PILOTs as they are called, would be 14 percent of gross annual revenue, negotiated up from 12 percent with city officials, according to Dominguez.
A first reading vote on the abatement is scheduled at tonight's City Council meeting. If the resolution passes it would be up for final adoption in two weeks.
"Right now, the administration of (Jersey City Mayor Jerramiah Healy) is using tax abatements as a revenue shot," said Downtown Councilman Steve Fulop, who urged colleagues at Monday's caucus to vote against the abatement. "We use it to plug revenue gaps."
Administration officials at the meeting, including Business Administrator Brian O'Reilly and Corporation Counsel William Matsikoudis, defended the use of abatements, noting the city took in $80 million in PILOT payments this fiscal year.
Under conventional taxes, which have to be shared with public schools and county government, the city would have received about $20 million less, they said.
But Fulop countered that county government and schools are worth supporting, so the abatements amounted to "robbing Peter to pay Paul."
The council meets tonight at 6 at City Hall, 280 Grove St.




© 2007 The Jersey Journal© 2007 NJ.com All Rights Reserved. if (window.print) window.print(); if (_pdata){ sendpdata(); } if ( (document.cookie).indexOf('v1st')>=0 && (document.cookie).indexOf('GTC=')

[JCMAN320]

This is the old 7th Precent and a municipal facility. It is very beautiful and will have a floor added to it. The developer is renovating it. It has been talked about for 2 years but nothing has happened till now. Recently on the boarded for entrance, an orange box with a slash mark through it was put on the board which means renovation so it looks like the developer will start this summer. Also McGinley Square Park is nearing the completion of it's renovation.

[JCMAN320]

New Technology Meets the Press
Klaiss looks for the introduction of new high-speed presses to boost the company’s profit margin.
CGI North America expands its capabilities to stay competitive

Shankar P.
Real Estate/Economic Development
3/26/2007

JERSEY CITY - The fortunes of many printing companies have declined in recent years as the Internet, desktop publishing and regulatory changes affecting Wall Street have taken their toll. Now these companies, including some in New Jersey, are revamping their businesses and delivering high-end premium services.
One such makeover is occurring at CGI North America, a major producer of financial reports, whose U.S. headquarters are in Jersey City. The company is a unit of the CGI Group, which is based in London.

CGI North America last week began running its new Komori Lithrone S40, an advanced eight-color, eight-unit printing press that the company says is the first in the state. Next month, CGI North America will launch its second new operating line—and another New Jersey first, according to the company—a Komori web press that can produce 55,000 sheets an hour compared with 30,000-40,000 runs in conventional presses.

David Klaiss, president of CGI North America says the $14 million investment in the two Japanese-made Komoris will help his company improve its profit margins, even if revenue stays flat at around $90 million this year. The investment was financed in part by an $8.25 million loan from the New Jersey Economic Development Authority (NJEDA).

CGI North America was the state’s largest commercial printer last year, with 500 employees. But the company has been shrinking. Its work force now stands at 440, down from 1,200 in 2001 when its revenue was $130 million. The company was then known as Automatic Data Processing Graphic Communications. ADP last year sold the business to its current owners.

Back in 2001, the bulk of CGI’s customers were Wall Street investment banks that contracted out printing services for their research reports. That market shrank four years ago when regulatory scrutiny of the links between the brokerage and research wings of investment banks led many to scale back their research output. “We used to produce $100 million worth of investment research in 1999-2000; this year we will do $9 million,” says Klaiss.

Meanwhile, more companies have been diverting their print media dollars into alternatives like direct mail and desktop publishing, and e-mailing newsletters and other communications in PDF (portable document format) versions. “There has been a shift from printed material to electronic-delivery material,” says Robert Sternau, CGI North America’s director of marketing. “And part of our business shifted with that.”

“The Internet has made us an instant society,” says Klaiss. “Years ago, you used to go and get things printed for distribution and it used to take weeks. Everything now is rush, rush, rush.” Klaiss says one way to beat that trend is to offer improved service through faster turnaround and higher productivity. “That is why I am buying new presses: I cannot be competitive without them.”

CGI now has electronic tools and work-flow systems to help clients file regulatory documents and create content on the Web, in addition to offering print-on-demand services. Klaiss says his business mix has changed dramatically as the printing of investment research us replaced with commercial print jobs like catalogs and directories, documents filed with securities regulators and annual reports.

Another company that has changed with the times is Vanguard Direct, a Brooklyn, N.Y.-based printing and allied-services firm that plans to relocate some operations later this year to New Jersey. “About 15 years ago, we recognized the changes and we took action,” says Robert O’Connell, Vanguard’s president. “We re-engineered our company to provide marketing communications services as opposed to just printing services.”

Vanguard’s foresight has paid off over the past five years. Revenue has grown to about $40 million from $27 million in 2001, and the company has about 150 employees. O’Connell says Vanguard plans to relocate to Irvington in October, bringing 50 jobs and an investment of $8.15 million. For Vanguard’s planned investment and jobs, he says, the NJEDA last November approved a Business Employment Incentive Program (BEIP) grant of about $284,000.

Klaiss says the chief advantage of a Garden State location is its proximity to clients on Wall Street and in the pharmaceutical industry. “We were in an urban enterprise zone (UEZ), but Gov. [Jon] Corzine took away that sales tax advantage,” says Klaiss. “That hurts us because we have to charge our clients 7 percent more.” (A bill before the state Assembly would restore the sales tax exemption for companies operating solely in one of the state’s 32 UEZs.)

“My labor force is expensive here, and there are no economic benefits, excluding the NJEDA loan, which is slightly cheaper than the commercial interest rate,” Klaiss adds.

Sternau says printing establishments have steadily moved from New York City’s Hudson Street and Varick Street to New Jersey over the past few decades. “Hudson Street and Varick Street used to be the printing capital of the world for more than 100 years,” says Sternau, a 30-year industry veteran.

In the mid-1980s, he recalls, Trinity Church in Lower Manhattan, which owned many printing-district buildings, began converting them to office use and raising rents. “The price of real estate in downtown Manhattan became too great and many of those printing companies found it difficult to operate there,” he says.

Sternau says 60 to 70 percent of the print shops have moved to New Jersey, with others going to Long Island City. “These days at night you can see the lights on the presses that didn’t relocate,” he says. “Only a handful of companies are left there now.”

E-mail to shankar_p@njbiz.com

[JCMAN320]

Land dispute puts budget in jeopardy

Saturday, March 31, 2007
By KEN THOBOURNE
JOURNAL STAFF WRITER

Jersey City's budget is in limbo due to a land sale state officials say the city has no right to make.

The issue arose during a routine state review of Jersey City's municipal budget for the fiscal year that ends June 30. If the matter isn't resolved, the city will be faced with a $9 million hole in its budget, city officials said.

The issue involves 6.2 acres of vacant land Downtown in the Liberty Harbor Redevelopment zone along Marin Boulevard. The city has signed an agreement to sell it to three developers who plan to build 600 residential units and a hotel.

The negotiated price is $26.3 million, with the city kicking back $7 million for environmental remediation, officials said.

City officials assumed $9 million in income from the sale for this year's budget, which is being reviewed by the state.

But state officials are saying the state has an interest in the land, because tidal waters once flowed in the area. State and city attorneys are now researching laws and agreements that date back nearly 100 years to resolve the problem.

All parties seem to agree that a 1918 statute granted Jersey City the right to lease the property to anyone it wishes, which the city has done over the years.

But the buyers - Applied Development of Hoboken, SK Properties of Bridgewater, and Tramz Hotel Group of Warren - want the land with a clear title, city officials said.

City officials said they are negotiating a settlement with the state that would allow a project to move forward which they say will create 600 permanent jobs.

"We are negotiating with the state and are hopeful to reach a reasonable compromise whereby they will not seek to extract too much money that would otherwise be dedicated to property tax relief," said Corporation Counsel Bill Matsikoudis, who refused to discuss details of the negotiations.

Lee Moore, a spokesman for the state Attorney General's Office, was similarly tight-lipped.

"We are working with Jersey City to come to a resolution of this issue," he said.

City spokesman Stan H. Eason refused to speculate about consequences on the city's budget - or on property taxes - if the sale were not to go through.

"We anticipate a decision that will allow us to move forward with the development," he said.

Tarrunumn Murad, chief executive officer of Tramz, remained hopeful her company would soon start building a 300-room Hilton Hotel.

"I'm sure they will be able to resolve this issue," Murad said. "This is going to create jobs, and a lot of economic activity in the city. The hotel will generate 300 permanent jobs and they are also mostly non-skilled jobs."

[JCMAN320]

City grants tax abatement to save senior housing

Saturday, March 31, 2007
By KEN THORBOURNE
JOURNAL STAFF WRITER

By a 7-0-1 vote, the Jersey City City Council introduced an ordinance Wednesday granting a 40-year tax abatement for a project that will preserve 79 low-income housing units for seniors.

The vote was somewhat controversial because the developer - Maryland-based Housing Trust of America - has so far failed to complete a 330-unit affordable housing development in the city that was due to open last year.

Ward F Councilwoman Viola Richardson, the lone abstention, has referred to that project - Whitlock Mills in the Morris Canal section of the city - as a "nightmare." Whitlock Mills is now due to open in July.

Monday's vote concerned 111 Storms Ave., a low-income senior housing building known as the YWCA Apartments. The consortium that owns the building has agreed to sell the property for $6.7 million, officials said.

But to raise this money, as well as $1.5 million for renovations, Housing Trust of America needs the 40-year abatement, said Wallace L. Scruggs, the company's president.

A final vote on the abatement is scheduled for April 11.

"I'm delighted, but it's not over yet," Scruggs said. "It is a wonderful project and I'm hoping the City Council votes yes' in two weeks."

On another tax abatement matter, the administration withdrew from Wednesday's agenda a proposed 25-year abatement for a 39-unit condo in the McGinley Square area. The council hasn't formed a consensus in support of the abatement, an official said.

[JCMAN320]

DARK DELIGHTS
Landmark Loew's celebrates Film Noir Weekend

Friday, March 30, 2007
By MARY PAUL
JOURNAL STAFF WRITER

Who says Hollywood is about happy endings?

One of the great genres of cinema is noir, and to celebrate the era of dark stories with shady characters, the Landmark Loew's of Jersey City is hosting Film Noir Weekend.

Director of the Loew's Colin Egan said it was time they put the faded genre in the spotlight.

"We do monthly screenings here and we try to have some theme to the films. An obvious theme is film noir which is one of the most important film genres of the 20th century certainly of American cinema."

Each film was chosen for being an exemplary classic.

" 'Double indemnity' is certainly one of the most outstanding examples of the genre," Egan said.

" 'Out of the past' is considered textbook film noir but it's not quite as frequently screened as some of other titles in film noir and we thought it deserved a turn on the big screen here at the Loew's."

" 'Sunset Boulevard' is a little out of the norm for film noir in that it doesn't quite set up the typical anti-hero and crime gangster scenario that you have in many of the movies but it's certainly a great example of the stark black and white cinematography that is the hallmark of film noir and also the tragic flawed and unhappy characters that populate film noir."

When Egan heard that musician Madelin Zero, who lives in Jersey City, would be attending the screening of "Double Indemnity" and bringing a large group of other professional members of her industry, he was flattered but not surprised.

"I think that proves the value of screening classic films and a wide variety of film at the Loew's," he said. "Movies are usually how people first encounter acting, drama, comedy, music, dance. It's the art form that creates the most memorable images, and perhaps has the broadest impact, and what we see here is people from all walks of life who organize parties because films we happen to be showing speak to them in some way."

The Loew's Film Noir weekend begins tonight with "Double Indemnity." Tomorrow, catch "Out of the Past" and "Sunset Boulevard." The latter will be introduced and discussed by Brooklyn College professor of Film and author of "The Dark Side of the Screen: Film Noir" Foster Hirsh.

http://www.loewsjersey.org/

[JCMAN320]

INSPIRATION POINT
Musician is inspired by Journal Square

Friday, March 30, 2007

Musician Madelin Zero loves Jersey City as much today as she did when she last spoke to the JJ three years ago. Loew's Film Noir Weekend is an event reflective of why she lives in this area, which she has called home for five years.

"I have a studio in the area, attached to my apartment, so I record all of my songs and write them in Jersey City," she said. "I love history and I love architecture, and I think Jersey City is a very inspiring place to live."

One of her favorite examples of Jersey City's historical beauty is the Landmark Loew's Theatre in Journal Square.

"It's the most amazing place I've ever seen. The first time I walked in there, I got tears in my eyes," she said. "It's also the place that Frank Sinatra decided that he wanted to be a singer. It would have been so horrible if they knocked it down."

Her enthusiasm for Loew's Film Noir Weekend is clear. She has invited dozens of friends and fellow artists to see "Double Indemnity" with her tonight. She hopes her guests will be as inspired by the 1944 film as she is.

"I love that era of film . I think it's really special what the Loews is doing," she said.

Zero has a new single coming out soon called "Gotta Know" Dusk Recordings label, and it will be featured in an upcoming episode of MTV's series, "NEXT," which airs weekdays at 5:30 p.m.

Visit www.madelinzero.com for more information about Zero and her music.

MARY PAUL

[macmini]

Ex-Basketball Star Helps Rebuild His Hometown

http://graphics8.nytimes.com/images/2007/03/31/nyregion/njcol600.jpg
By KEVIN COYNE
Published: April 1, 2007

http://www.nytimes.com/2007/04/01/nyregion/nyregionspecial2/01njcol.html?ref=nyregionspecial2

Jersey City

THE first steps on the basketball journey that took Terry DeHere out of his hometown, then brought him back again, led down the scrubby hill from Randolph Avenue, along a sneaker-scuffed dirt path and through a chain-link gate onto the court that was known at the time simply as Garfield Park.

“My mom could actually look out the window and see that I was fine,” Mr. DeHere said as he stopped at the court on his rounds one recent day, pointing toward the house where he lived until his bull’s-eye jump shot lifted him to Seton Hall (http://topics.nytimes.com/top/reference/timestopics/organizations/s/seton_hall_university/index.html?inline=nyt-org) and the National Basketball Association. The court was renamed for him after he turned pro and gave $75,000 to refurbish it. “This is where I stayed 8, 10 hours a day, easy.”

He started coming to this court when he was 9, and he owned it by the time he was in high school, the shooting guard for the St. Anthony’s team that won 32 games without a single loss in his senior year. When he traveled around the city then, it was from court to court, looking for a game. When he travels it now, he’s looking for something different.

“This is my building here, this one that’s boarded up,” he said, pointing out a long-abandoned 12-unit apartment building on the corner of Bergen and Orient Avenues. “We should be able to get working on this by the summer, rehabbing it.”


Mr. DeHere scored 2,494 points at Seton Hall, still the school record. He was picked in the first round of the draft by the Los Angeles Clippers and spent six years earning the kind of paychecks that would have allowed him to live the manner of an N.B.A. grandee — the suburban castle with an indoor court, a pool, a putting green. He chose instead to come back to his home city in the off-seasons.

“Not too many players go back, but I never saw myself anyplace other than Jersey City,” he said. He now lives in a brownstone downtown and owns a Journal Square restaurant, the Blue Ribbon Summit House, in a building that is among the city’s oldest. “Just because you have a certain amount of success, that doesn’t mean it has to go somewhere else.”

Driving up Bergen through the Greenville neighborhood, he touched the horn of his black Ford pickup at what seemed every other corner, returning the waves and shouted greetings of people who recognized him. “This is an old toy factory here that we’re turning into senior housing,” he said, referring to his Jersey City Community Housing Corporation, a nonprofit organization.

Then, on the next block, he pointed to a hole in the ground — the foundation for 43 more units of senior housing. “That’s ours, too.”

Mr. DeHere, 35, started investing in real estate while he was still in the N.B.A. and became a developer after he retired in 1999 — starting not with golf-course condos or shopping malls or office buildings, but subsidized housing in the city he knew best. He has more than 100 units occupied or under construction, and he has ambitious plans for many more, spreading out from Jersey City to other urban neighborhoods in the state.

“This is the big one,” he said, stopping his truck in the Morris Canal section, near the light-rail station, where his real-estate development company Shining Star Productions is planning two 20-story towers of luxury condos with views of the Statue of Liberty and Manhattan. “This is the league. This is the one that gets you in the show.”

He turned his truck back toward his restaurant and passed too many young men hanging around on corners and stoops in the aimless way he never had time for himself when he was their age. “If I could just talk to these kids and touch them somehow, let them know there’s another way,” he said, by way of explaining why he is also running for a seat on the city’s Board of Education on April 17. (He ran unsuccessfully for City Council in 2001.) “If you can organize 200 people to be affiliated in gang activity, it’s the same power you need to have 200 people to do something positive.”

The Blue Ribbon was busy with lunch when Mr. DeHere arrived, the televisions tuned to coverage of the N.C.A.A. (http://topics.nytimes.com/top/reference/timestopics/organizations/n/national_collegiate_athletic_assn/index.html?inline=nyt-org) tournament. The building’s hand-hewn beams were salvaged 300 years ago from wrecked ships, the sandstone hauled in on oxcarts. Hanging on one of the walls was his Seton Hall jersey, No. 24. He is seeking permission from the city to have live music — jazz performers, D.J.s for private parties — but his application has been complicated by what he calls “the incident.” A few months after the restaurant opened in 2005, a late-night argument outside ended with gunfire and left an off-duty Hudson County corrections officer dead.

Basketballs were bouncing all over the TV screens, but Mr. DeHere paid no attention. “I might not watch 15 minutes today,” he said of the tournament into which he once led Seton Hall three years in a row. He had too much else to do, and that was one place he had already been.
E-mail: jersey@nytimes.com

[clubBR]

My aunt owns a business near Journal Square. Anyone know when the Light-Rail is going to be FULLY complete? or is it up and running already?

[citybooster]

New member but avid supporter of the efforts to make Jersey City into a truly modern economic,cultural,and residential powerhouse that gives the world notice that this side of the Hudson has a truly remarkable,vibrant and highly relevent city to offer.The developments that are presently occuring or planned and soon will emerge from the ground give proof positive that Jersey City is going to be a major player among American cities as the years unfold..we will be a great 21st century urban dynamo.

My question is to the plans of Mack-Cali,the developers of Harborside,to ever complete the proposed Harborside project...will at least Harborside 4,6,and 7 get built as modern office towers and add to the growing prestige of locating in Jersey City?Will proposed 8 and 9 be sold to other developers for condo/luxury apartment projects?

[JCMAN320]

From a lifelong JC resident; Citybooster thankyou for realizing Jersey City's greatness and extreme potential. Harborside and Mack Cali just brought plans before the city council for Harborside Plaza 4 and there has been numerous talks abotu Plaza 6 and 7 but no official word yet. I would love to meet up and discuss JC and other things.

Betting on a sure thing?
City considers off-track wagering for Newark Avenue

Ricardo Kaulessar
Reporter staff writer 03/23/2007

Is horse-racing action coming to Jersey City?

While it's not a sure bet, it is being considered by Mayor Jerramiah Healy as a way to bring revenue into the city.

In 2001, then-acting Governor Donald T. DiFrancesco signed into law the Off-track and Account Wagering Act, which gave license to the New Jersey Sports and Exposition Authority to establish off-track wagering sites. The act also set conditions for the New Jersey Racing Commission Authority to issue off-track wagering licenses.

According to Healy, last November, the New Jersey Sports and Exposition Authority named Jersey City as a possible site for off-track wagering. The races are simulcast on screens in real time.

The practice is legal in New Jersey, New York, and Pennsylvania.

A local source said the city's finance director, Paul Soyka, took a bus tour to Philadelphia recently with some state officials to see how off-track betting sites operate. The source also said the city is sizing up a location on Newark Avenue, preferably near the Grove Street PATH Station, for a wagering site.

Soyka could not be reached for comment last week.

Healy said last week that the practice could generate revenue into the city and avoid tax hikes.

"I have nothing against gambling on horses," said Healy. "It's legal in New Jersey and it will be a great way to get revenues."


Getting on track

Currently, horserace betting occurs at nine casinos in Atlantic City, which the Wagering Act made possible.

Later this week, the first of 15 new proposed off-track betting sites in New Jersey is scheduled to open in Vineland.

Another off-track site in Woodbridge is scheduled to open this summer, and one in Toms River is scheduled for the fall.

Peter DeSimone, director of Off-track Wagering Services for the Sports and Exposition Authority, said the idea for a site in Jersey City is "very preliminary."

"Until we send a notice to a city that we want to cite a location for off-track wagering, there's quite a bit that needs to take place," said DeSimone.

Those efforts include assessing towns within a 10- to 15-mile radius of the Meadowlands Racetrack, like Jersey City, and determining if they have the right mix of demographics and at least 25,000 square feet of business space.

DeSimone said the model environment for off-track wagering would not merely be a walk-in venue, but rather a restaurant and sports bar that would generate constant business and taxable city income.

Ricardo Kaulessar can be reached at rkaulessar@hudsonreporter.com


©The Hudson Reporter 2007

[JCMAN320]

City accepts new offer for 325 Palisade Ave.

Monday, April 02, 2007
By KEN THORBOURNE
JOURNAL STAFF WRITER

Jersey City took a $300,000 bath, but 325 Palisade Ave. is sold.

The Jersey City council voted last Wednesday to allow the sale of the three-story brick building to Due Vecchio, LLC, of West Caldwell, for $2.1 million - $300,000 less than the city paid for the property 18 years ago.

Even though the property is fetching less than it did nearly two decades ago, the selling price represents a $245,000 improvement over the winning $1.85 million bid Due Vecchio made for the property at an auction sale last August.

In October, the council - led by Ward D Councilman William Gaughan - refused to sanction the sale.

But Due Vecchio took the city to court, asserting the company had played by all the rules and won the bid fair and square.

The city filed a successful motion for summary judgment, and the complaint was dismissed in January.

But in February, Due Vecchio appealed to the Superior Court Appellate Division. With that decision pending - and bent on adding revenue to this year's budget - city officials decided to accept Due Vecchio's latest offer.

The city saved nearly $300,000 in rent over the 18-year period it owned the building and it would take hundreds of thousands of dollars to renovate it, officials said. Wednesday's vote to grant the sale was 8-0, with Ward C Councilman Steve Lipski absent.

[JoeSas]

I think the idea of off-track betting on Newark is a horrible idea. I think it will lead to increased fights and crime. It is supposed to be a shopping and dining destination.

[ianmac47]

Yeah, it could be really trashy. On the other hand it could bring alot of money downtown.

[TimmyG]

A comeback for carports?
Tuesday, April 03, 2007

Since 2001, carports in Jersey City have been a no-no.
But tonight, the Jersey City Planning Board is scheduled to consider a resolution that could pave the way for carports to make a comeback.
The proposed resolution would allow garage-less property owners to construct a parking space in front of their house assuming they have at least 18 feet between their property line and the front of the building, officials said.
Maximum width of the carport would be 10 feet, officials said.
The Planning Board can recommend to the City Council what to do about this issue, but only the council can enact an ordinance.
The Planning Board meeting is scheduled for 5:30 p.m., in the City Council Chambers of City Hall, 280 Grove St.

[JoeSas]

I think Fulop's plan of claiming that strip on Newark as a blight zone and rebuilding that block (btw C Columbus and Newark) with retail and dining would better serve the city to finally melt the west and east part of downtown together.

[injcsince81]

As far as betting is concerned, OTB has a trashy and low-rent image.

I'd rather see JC find some remaining Lenni Lenape Indians, sell them back a few acres of their original land on a technicality, and build a high-class casino.

Not a trashy Atlantic City-type, but a real high-class casino.

Could be cool, and very lucrative.

[JCMAN320]

No carports God no!!!! Why so more front yards can become concrete drvieways with no garages and they look totally inappropriate!!!

[macmini]

Q & A: Future shines for New Jersey's Gold Coast

New development attracts more families, foreign buyers; speculators largely gone

By Melissa Dehncke-McGill The best thing about New Jersey's so-called Gold Coast used to be the view east across the Hudson. But northern New Jersey's once unloved waterfront is no longer so unlovely -- the area that stretches from Fort Lee down to Bayonne is seeing renewed development efforts as a newer sort of resident sets up house. The Real Deal spoke to brokers and developers who've decided to mine the possibilities for a look at what the future holds.


Jamie LeFrak
managing director, LeFrak Organization

What is the most interesting trend you see in the Gold Coast market?

The number of strollers there now.

What is the most positive trend you've seen?

The most positive trend is the recognition among families that the Newport waterfront area is as good or better a place to live than Battery Park City.

What is the most negative trend?

The most negative trend is the government failure at every level to foster growth and development in New Jersey. Historically there have been complicated political problems.

What is the most overrated area of the Gold Coast?

Brooklyn.

Will prices rise or drop this year and why?

In Jersey City, they will rise. The average condo price was $600 per square foot. In my opinion, pricing will converge with Brooklyn waterfront pricing, which is about $800 a square foot.

Which has been the weakest neighborhood for development in the Gold Coast market?

There isn't a lot of development in Weehawken. They like office buildings. But I wouldn't say there is any weak area.

Where is the best area for new condo development?

The Jersey City waterfront where Newport is, but I'm biased .

Where is the most overlooked area?

I think every station along the Hudson-Bergen Light Rail -- the trolley turned to mass-transit system, which has been open [for more than six years] -- could definitely use development.

How are the demographics of buyers changing?

The average age of the population has gone from 20-something to early 30-something with kids. There are more families with children ages four through 10, and the staying tenure is longer.

Where are they coming from?

Fifty percent come from New Jersey and 50 percent from New York.

What surprises you most about the current market?

It surprises me that the New York media hasn't noticed it yet. And New Yorkers have been ignorant because it is in the 201 area code, but they will get over that just like they got over 718.

[B]Louis Dubin
founder and president, The Athena Group

What is the most interesting residential development trend you see in the Gold Coast market?

The trend we're seeing is a lot of high-density development in the form of high-rises. Today all residential development is pretty much high-rise. It is becoming the kind of density that more resembles the type you see in Manhattan. Land prices have gone up and there is the consequent need for higher yields. You need more units to amortize the land cost.

What is the most positive trend you've seen?

A lot of the major regional and national developers have come to the Gold Coast in the last few years.

What is the most negative trend?

With all these great developers there's a lot of competition so it's one of those double-edged swords. While it's great, we are not out there alone anymore -- it's a very competitive market. Because there is so much supply on the market and coming on the market, I don't think you are going to see large price upticks in the near future. Consumers have a lot of choices.

What is the most underrated part of the Gold Coast market?

Traditionally, in my opinion, Jersey City is underrated. We see a lot of momentum, including our building, the "A" Jersey City, and Trump is building two across the street from us. Retail, restaurants and entertainment have really just started coming in the volume that's needed to sustain the demand over there.

How is the Gold Coast doing in relation to Manhattan?

The absorption has been a little slower than Manhattan up until December and January. Since then we have seen a huge spike in buying because bonuses were great and a lot of buyers work on Wall Street. Just in the last couple of months it's become an even healthier market than Manhattan, where we also have projects.

How about inventory oversupply?

We are at about equilibrium right now but if all the planned projects are built, there's a chance there will be a lot of oversupply. I don't think they will all be built. I think there's a lot of paper projects out there.

Where is the most overlooked area for new condo development?

An area in Jersey City called Journal Square is just starting to get redeveloped in a major way. It has unbelievable access to various modes of transit including the PATH train.

What sort of buyers are you seeing that you didn't in the past?

The large influx of foreign, specifically Asian, buyers, which we didn't see on this scale before. It has been reported that Trump sold over a hundred units to Korean buyers in the last month. Tax changes in Korea have allowed them to export more money. Before, there were major restrictions on using money abroad.

We also are starting to see a lot of empty nesters. As they start to sell their bigger suburban homes they are buying an apartment in Jersey City to have greater proximity to the city, and they may have a home in Florida as well.

Who is the typical buyer?

Most buyers continue to be younger people and couples who either work in Jersey City or Midtown or Downtown Manhattan because it's a very easy commute on the PATH train. Also younger Wall Street types that were typical renters are coming from Manhattan and buying here.

What sort of buyers do you no longer see as new people come in?

One buyer we no longer see is the speculator, thank goodness. The speculators don't have a spec game to play anymore, which is welcome in our business. We are delighted they are out of it.

Jackie Urgo
executive vice president, The Marketing Directors

What is the most interesting trend you see in the Gold Coast market?

For years, residential development along the Gold Coast was dominated by local developers who were entrenched in the area. Today, we're seeing an influx of regional and national companies, like Trump and W Hotels.

What is the most positive trend you see?

We're seeing an uptick in traffic and sales activity that started in December and has continued throughout the winter. I think home buyers took a step back last year after being continuously hammered with negative stories about the market, and then realized that the economy was strong, Wall Street was thriving, and real estate was retaining its value.

We're also seeing an evolution of amenities. Much like in Manhattan, developers on this side of the river are rethinking traditional living concepts. Yesterday's amenities like fitness centers and theater rooms are as ho-hum today as satellite TV. Instead, we're seeing aqua grottos, spas with hot tubs and treatment rooms, maid service, concierge service, Zipcars and more.

What is the most underrated area?

I think Jersey City remains underrated. The waterfront offers some of the best views in the world, while PATH trains, ferries and light rail make commuting to Manhattan and other Gold Coast towns a breeze. There's also a well-established financial center, not to mention the highest concentration of artists in any New Jersey municipality.

Which has been the weakest neighborhood for development?

Bayonne has long been the forgotten child of the Gold Coast. A less convenient commute to Manhattan, less dramatic views and a lack of a substantial commercial base have all contributed to the city watching from the rear as areas like Jersey City, Hoboken and Edgewater have prospered. However, that is changing somewhat as the light rail system has improved the commute. Bayonne's underdeveloped waterfront is now attracting developers who are aggressively seeking new opportunities, particularly at the Peninsula at Bayonne Harbor, the former military ocean terminal that is being redeveloped into a mixed-use waterfront community, and the former Texaco site at the Bayonne Bridge, which is also being redeveloped into a mixed-use community.

Hoboken has long been the leader in Gold Coast development, but Jersey City is catching up. There's also prominent development taking place in Weehawken and Edgewater.

Will prices rise or drop this year and why?

We're already seeing prices go up this year. In early February, a two-story penthouse at the Beacon in Jersey City sold for $2.3 million, which was the highest price ever paid for a high-rise condo in Jersey City. Impressive numbers are also being recorded at Trump Plaza Jersey City. [The Marketing Directors is the sales agent for both projects.]

Any market segments surprisingly active or inactive compared to years past?

When the for-sale market slowed down last year, we began to see a strengthening of the rental market as buyers decided the safe move was to rent for a year before re-evaluating a new home purchase. Not surprisingly, owners began raising rents to take advantage of the shift in the market, which subsequently persuaded many long-time renters to jump into the home buying game. Developers offering product in the $300,000 to $500,000 range benefited the most from these opposing factors. While the high-end market seemed to suffer the most from a lack of confidence and urgency in the market, today we're definitely seeing an increase in activity there as well.

How about inventory undersupply and oversupply?

There's seems to be a crane on every corner these days. The substantial inventory supply will certainly impact sales velocity as buyers have more options than ever to consider, but there always seems to be more people in the market than product.

Where is the best area for new condo development?

The waterfront will always enjoy prime real estate status for all of the obvious reasons. However, there's not much waterfront left to develop, and more and more activity is occurring in-town. Jersey City, in particular, is enjoying tremendous activity west of the waterfront as areas like the evolving Powerhouse Arts District and other blocks of dilapidated structures are being redeveloped, while new buildings continue to rise in Journal Square. Hoboken's long-neglected western boundary is also ripe with new development, spurred in some part by the introduction of the light rail, which now links that side of town with PATH and ferry terminals.

What sort of buyers are you seeing that you didn't in the past?

The Gold Coast has always been a magnet for 20- and 30-somethings. However, we're now seeing those age boundaries extended in the form of empty nesters. We're also seeing an increase in pieds-a-terre. Some developers are also incorporating daycare and child learning facilities to help retain families with school-age children.

What sort of buyers have disappeared?

We're seeing less flippers in the market today. The conditions just aren't right for the acquisition of blocks of units for the sole purpose of turning a quick profit, particularly before closing. As a result, developers are more focused on targeting true end users for homes.

Scott Selleck
principal, New Jersey Gold Coast Real Estate

What is the most interesting trend you see in the Gold Coast market?

Port Imperial along the waterfront, where my office is, has been coming together with both residential and commercial. They are constructing commercial on the lower floors of buildings with the residential above. Retailers like Starbucks and A & P have taken space.

Residents had to go to Edgewater, Hoboken or more western parts of Hudson County to go shopping. Now they have this retail on their doorstep; they will have this city feeling that they can walk downstairs in their building and get everything they need.

What is the most negative trend?

There is some traffic congestion, but the good thing is a new ferry is opening in Edgewater next month and more buses are coming, which will help with the commute. The light rail has brought in a whole influx of people that would normally have stopped at Hoboken if they were taking the PATH because it is the last stop.

What is the most overrated part of the Gold Coast market?

None, because each one satisfies a different lifestyle. Hoboken is a more trendy area; it used to be younger, but now more baby carriages stay there longer before moving off to the suburbs. It most mirrors Manhattan, at a much more reasonable price per square foot. The downtown Jersey City waterfront and historic Hoboken is for grown-ups. Edgewater is more family-oriented. But it depends on what type of community someone is looking for.

How is the Gold Coast doing in relation to the New York City market?

A lot of the base here is from Manhattan because they want more square footage and they don't want to be too far from Manhattan. Eventually they venture off to Essex or Bergen counties when the children are five or six years old. Usually their time horizon is two to five years. Some trade up and stay.

What surprises you most about the current market?

The activity we picked up from January to February. At the pace we are at right now we will exceed last year's numbers.

Lauro Arantes
sales agent, Weichert Realtors

What is the most interesting trend you see in the Gold Coast market?

Jersey City approved a 67-story residential tower, the highest in the state. That is one of many residential towers coming up. The skyline is being reshaped fast.

What is the most negative trend?

Developers might be overbuilding on the Gold Coast.

What is the most overrated part of the Gold Coast market? Underrated?

Overrated is Hoboken and Paulus Hook in Jersey City. Underrated is Bergen Lafayette in Jersey City.

Any market segments surprisingly active or inactive compared to years past?

West New York is taking longer to catch up. It's amazing that you can buy a 1,300-square-foot, 2-bedroom, 2-bath condo with a terrace and panoramic views of Manhattan in the low $600,000s.

Where is the best area for new condo development?

The Powerhouse Arts District in Jersey City. It has amazing potential. It's the waterfront across from Tribeca. It's booming.

What sort of sellers are you seeing that you didn't in the past?

Some sellers have decided to sell and move back to the city, taking advantage of the "buyers' market."

Ben Jogodnik
senior vice president, Toll Brothers

Where is the best area for new condo development?

Buyers want an urban experience and the hotter areas are those that stick to those ideals. Our Maxwell Place and Hudson Tea projects in Hoboken have allure because they are one-and-a-half blocks from the ferry and half a block to Washington Street, Hoboken's main thoroughfare.

Where are buyers coming from?

We have buyers from New Jersey, Manhattan and from out of town. On the whole we have apartments 10 to 15 percent larger than Manhattan. There's real value for the buyer that comes from Manhattan.

What are you seeing as far as sellers?

People have a little shorter horizon in this area, so there is always a little turnover, but nothing extraordinary.

Doug Fenichel
regional director of public relations, K. Hovnanian

What is the most interesting trend you are seeing in the Gold Coast market?

The diversity of the people. We have seen so many active adult couples that we are building an entire community for active adults. We are building all the amenities that the city offers and the convenience to get anywhere quickly.

Will prices rise or drop this year and why?

We are seeing a stabilization of the market. Prices got overheated and rose to a point where it had to come back, and now they are back in line to where it should have been. Invariably you will see increases in price, whether it happens in 2007 or 2008. We have built homes for sale here starting in the mid 1990s. We have done 2,500 homes, and we are always looking for opportunities.

Any market segments surprisingly inactive compared to years past?

The property flippers are out, we are happy to say. It makes for a more stable and better community.

[JCMAN320]

It is amazing at the ignorance NY'ers have about us. They here 201 and New Jersey and role their eyes or their eyes glaze over. It's sad we are still underestimated. Keep it up NY you keep losing and we keep winnning. More office space is on the way and more towers and more investment is happening on the Waterfront and deep in the city as well and more so than ever before.

Jersey City has stepped up big and we ain't slowing down one bit!!!

[ianmac47]

You know, you can have a 212 in Jersey city--

Step 1:
Locate existing 212 landline in Manhattan

Step 2:
Acquire 212 landline in your name.

Step 3.
Switch 212 phone number to your cellular phone.

Step 4.
Move to Jersey City.

Step 5.
Profit.

[TriHobo]

Its not just the '201 Area Code'. It's the blackhole that Trenton politics and especially Hudson County have become. It's the high property taxes and poor services people receive. Its the ridiculous level of crime that residents of Jersey City suffer.
New York and Jersey City Comparative Crime Ratios per 100,000 People

http://jerseycity.areaconnect.com/crime/makechart.asp?c1=New York&c2=Jersey City&s1=NY&s2=NJ

That's a 2005 comparison. It also includes all five boroughs, not just Manhattan. People, whether true or not, feel safer in Manhattan. Would you want your mother, wife, girlfriend, daughter walking alone at 11pm in Jersey City in any area other than downtown (and even that's questionable). In Manhattan I'd argue that below 96th St especially, people feel comfortable walking alone after dark.

You can argue that areas of Brooklyn are as deserted as areas JC late night, but in the end, there are not roving "wolfpacks (http://www.nj.com/news/jjournal/jerseycity/index.ssf?/base/news-4/117558137786440.xml&coll=3)" of youths comitting senseless violent crimes. Look back at what really changed NYC into what it is today in terms of safety or sense of security. It was Guiliani's policies that made the City so expensive and pushed out crime into other boroughs and into JC, Newark, etc. There are those that would argue that NYC has lost its soul as its lost its 'grit'. But for every person that has left the sanitized NYC, another 5 have moved in to replace them.

[ianmac47]

Certainly the state as a whole has some issues to work out with property taxes, resource allocation, and state vs. municipal funding. But to suggest Jersey city is any more corrupt than most other urban political machines is ignoring the fact that in any bureaucracy there is corruption and as a result waste.

As far as safety, Manhattan is one of the safest places to be. But the downtown of Jersey City is no less safe then most of Brooklyn or queens, or Manhattan north of 96th street. I won't disagree that there is a bit of an image issue that Jersey City needs to work on, but nothing that a good public relations firm couldn't solve. Guiliani had little to nothing to do with the dramatic decrease in crime. Crime began falling dramatically across the nation at roughly the same time. There are many possible explanations including overall economic prosperity; stricter gun control laws; mandatory sentencing, the argument in Freaknomics regarding abortion. Guiliani does deserve credit for encouraging more investment in the city, but to bow down to him for reducing crime-- stop drinking the koolaide.

[TriHobo]

Guiliani does deserve credit for encouraging more investment in the city, but to bow down to him for reducing crime-- stop drinking the koolaide.

I'm coming from the other side. I think Guiliani was a terrible Mayor who did a great job during a horrible time. He looked especially great compared with the President who did and continues to look lost...

But I digress, you are correct in your asssessment of the many factors of reducing crime. I think Guiliani did however do things in terms of cleaning Times Square etc that mayors before had no appetite to do.

I have friends that live on 116th St and 5th Ave. I will visit them any time of day/night. My friends wife walks home from the subway any time of day/night. She couldn't do that in any part of Jersey City outside of the downtown core.

[JCMAN320]

TriHobo I take offense to that seriously. My neighborhood is very safe where I live on the Westside. Most of the city's crime occurs in Greenville. I walk around my neighborhood after dark and I do the same thing around SPC and the Heights not a damm thing happens to me. There is a large part and for the most part most of the Westside is safe. Crime has gone up all across the nation if you haven't paid attention Boston has had it bloodiest year in ten years. Crime went up in all major and mid size cities across the county.

Get your facts straight if you hate Jersey City thats your problem. I have actually been jumped in Hoboken at Sinatra Park when I was in highschool but have never once gotten jumped in Jersey City the place I have grown up my whole life and I'am constantly taking the PATH and light rail all hours of the night and buses as well. SO how do you figure that.

Get your facts straight I live in a great and safe neighborhood. Jersey City is no different then the outer boroughs. I have relatives in Brooklyn and my girlfriend is from Astoria and have been all over Queens and have seen shitty areas of both boroughs.

Yes the recent issue of these large group of teens of all races going around and starting fights is a problem but it is being addressed. I have heard of the same problem in Coney Island and other parts of Brooklyn and Queens.

Get your facts right. Remember this one saying your perception is your reality. My perception is far different from yours and so is my reality.

[clubBR]

TriHobo I take offense to that seriously. My neighborhood is very safe where I live on the Westside. Most of the city's crime occurs in Greenville. I walk around my neighborhood after dark and I do the same thing around SPC and the Heights not a damm thing happens to me. There is a large part and for the most part most of the Westside is safe. Crime has gone up all across the nation if you haven't paid attention Boston has had it bloodiest year in ten years. Crime went up in all major and mid size cities across the county.

Get your facts straight if you hate Jersey City thats your problem. I have actually been jumped in Hoboken at Sinatra Park when I was in highschool but have never once gotten jumped in Jersey City the place I have grown up my whole life and I'am constantly taking the PATH and light rail all hours of the night and buses as well. SO how do you figure that.

Get your facts straight I live in a great and safe neighborhood. Jersey City is no different then the outer boroughs. I have relatives in Brooklyn and my girlfriend is from Astoria and have been all over Queens and have seen shitty areas of both boroughs.

Yes the recent issue of these large group of teens of all races going around and starting fights is a problem but it is being addressed. I have heard of the same problem in Coney Island and other parts of Brooklyn and Queens.

Get your facts right. Remember this one saying your perception is your reality. My perception is far different from yours and so is my reality.
yea JC isnt that bad-anymore

[JoeSas]

I lived in the Heights for 2 years and walked around at all hours, as well as my cousin who is a single female. We never had a problem. For the most part JC is as safe as most neighborhoods in NYC.

[TimmyG]

From the Jersey Journal
Tuesday, April 03, 2007
http://www.nj.com/images/spacer.gif http://www.nj.com/images/spacer.gif
'No wolf pack,' Jersey City chief says
“There is no wolf pack,” Jersey City Police Chief Tom Comey howled today during a news conference in which he took The Jersey Journal to task for what he characterized as a “misleading” headline and front page story in today’s paper.

The article told the tale of three individuals who filed separate police reports stating one was pistol-whipped, another stabbed, and the third knocked unconscious by a gaggle of warlike youth Friday night in the Journal Square and Heights sections of the city.

Teresa Giovine — a distraught mother of one of the victims — was quoted as saying, “We have to find these people and put them away so they can’t keep doing this.”

But her son, Comey said today, participated in the fighting.

“He just had the misfortune of getting his butt kicked a second time,” Comey said.

The Jersey Journal’s calls to the Jersey City Police Department for comment on the three incidents were not returned yesterday.

Reached today, Giovine acknowledged her son was part of a group that fought and lost and then followed the winning “posse” back to their home turf and got beat again.

Ken Thorbourne

[ianmac47]

There are places in Manhattan south of the park that are not as safe as downtown Jersey City, or even the western side of the city. The JMZ between Fulton Street and Bowery, for instance. I have friends who live on west 111 St, and I feel much safer walking around any part of Jersey City at night over even walking around there during the day.

As a semi-related anecdote:

A few weeks back I was walking along Washington Blvd near Newport. This was on Hoboken's St. Patties day parade. These two suburban kids, a guy and girl, come walking along, and they ask, "which way is the parade." Though I was tempted to tell them to keep walking south down washington, just for fun, I told them they actually were in Jersey city and the parade was in Hoboken. As they were walking away, the guy turns to the girl and says, "Jersey City-- good thing I'm here to protect you." Now if there is any place in Jersey City where street crime is not an issue, its Newport.

[nafco]

No carports God no!!!! Why so more front yards can become concrete drvieways with no garages and they look totally inappropriate!!!

i agree. this is one of the stupidest things the city can do. No real city allows the pedestrian path and the parked cars to meet in one location. The sidewalk is what brings activity and life to the city and blocking it with cars not only looks terrible, its bad for the city. I understand that parking in JC is not the same as NYC, but invading the public path is not the answer.

[ianmac47]

Yeah carports are trashy. Actually I was reading an interview a few years back about a planned community--I forget what development it was-- by it was basically an older version of new urbanism, built maybe in the late 1960's before New urbanism had really been the in thing. Anyway, the point is the planner was basically like the one mistake I made was building carports. Like a garage, they accumulate all sorts of useless junk that no one wants in their house, but unlike a garage fails to conceal it so it looks like a miserable junk heap.

[JCMAN320]

Billions to repair bad roads, bridges

Wednesday, April 04, 2007
BY RON MARSICO
NEWHOUSE NEWS SERVICE

Transportation officials plan to pour $3.3 billion into repairing bridges and roads, including some in Hudson County, while upgrading mass transit throughout New Jersey, under a program dubbed "Fix It First" unveiled yesterday.

Along with repairing infrastructure to boost "economic growth," Kris Kolluri, the state's transportation commissioner, said the capital program for the 2008 fiscal year that begins July 1 also is geared toward congestion relief and safety improvements.

Kolluri said $1.6 billion of the total bill would be financed through the state's Transportation Trust Fund, with the remaining $1.7 billion from the federal government.

Of the $3.3 billion, a total of $1.29 billion will go to NJ Transit improvements, including outlays for new trains and buses, as well as early funding for the proposed second trans-Hudson rail tunnel project.

More than $400 million also is earmarked for aid to towns and counties for local road repair work. Almost $100 million is slated for safety initiatives, including programs to prevent median cross-over accidents, as well as protecting pedestrians and students on their way to school.

Overall, roughly $125 million more is targeted in fiscal 2008 for congestion, safety, bridge and related roadway improvements over the prior year, according to Kolluri.

Gov. Jon Corzine issued a statement praising the planned outlays as a means to "enact economic development by improving access to jobs and mass transit, advancing the (rail tunnel) project and providing direct property tax relief through local aid."

While the largest bridge improvement project is a $142 million plan to fix the Route 52 causeway in Cape May, significant projects are slated for North Jersey as well, Kolluri said.

They include repairs to the upper and lower decks of Route 139 in Jersey City, the Route 3 bridge over the Hackensack River and the Pulaski Skyway.

Additionally, the state plans to infuse $50 million into the Liberty Corridor project and almost another $35 million into projects in the Meadowlands area.

NJ Transit bridge improvements include rehabilitation of the Newark Drawbridge and preliminary engineering work to eventually replace the troublesome Northeast Corridor Line's portal bridge.

Kolluri said 1,000 new park-and-ride spaces will be added at Route 23 in Wayne, with 700 more spaces planned at the Edison station and 600 more at South Amboy.

[citybooster]

Is there any news on what the hell is going on with what was supposed to be a really exciting development in the PAD,the Hudson?Had broken ground,and now all activity has ceased.Disappointing if true rumors of Fields trying to make it into a luxury high rise (unlike the Manischewitz tower plans of Toll Brothers on the outskirts of the PAD,would be smack in the middle of it and make a mockery of the concept).I saw the planned design and loved it...high rises are my absolute favorites,but the mid size,less intrusive and community oriented ones make for more symmetry and balance.

Related to this,another Fields project,Harbor Lights....really goes well with the gorgeous Waldo Lofts.With the Hudson (hopefully reasonable heads willl prevail and the PAD concept won't get trashed by conversion to a 40-story high rise)these would make for the cooolest,hippest,most exciting community in the area.Are there plans to break ground on Harbor Lights in the near future?

[tbal]

citybooster - as far as I'm aware, the PAD was rendered notwithstanding any longer as of November or December (if I remember correctly). In other words - the PAD is no more.

The only thing that can stop future high-rise development in the area formerly known as the PAD is community activism, which scares politicians who are afraid of losing votes in future elections. If enough people act against it, the politicians (city council members and mayor Healy) will respond.

(btw - I agree that we need a mix of mid- and high- rise buildings, both for aesthetic reasons and density issues).

Fields definitely appears to be in a deal with Toll Bros. as evidenced by the removal of all construction equipment, including the modular office trailers, from the site a few months after work had begun.

Regarding Harbor Lights - the development isn't being done by Fields (at least as far as I know). The developer is WHO Land, LLC. Over at kannekt, word is that they will break ground sometime this season (Spring 2007).

Keep in mind that Jersey City has plenty of room for "hipsters" - most of the area downtown beyond the waterfront is low-rise buildings of mostly 3-4 stories (with a few 2, 5, and 6 story buildings here and there), and tons of young "hipsters" live in these since the rent is lower. I live in this area and I love the atmosphere (I think the waterfront is a nice to walk around on weekends, but I can't picture myself getting that nice "neighborhood" feeling living there, i.e. you see familiar people and people are generally more friendly and less alienating).

[citybooster]

That's why I love the Liberty Harbor concept...a wide variety of lower rise 4-8 story condos,apartments and lofts with the additional planning of greater attention to added amenities.Yes,there is also a lot of great artistic and community atmosphere in the downtown area,but my fear is the rents will start to become prohibitive for the middle class even there.

I love the fact that more affluent people will be attracted to Jersey City by our incredibly diverse and exciting residential housing developments,from intimate and neighborhood feeling to soaring,cosmopolitan,and breathtaking.I just hope that in attracting a more affluent base to Jersey City,the heart of the city,the unglamorous blue-collar,civil servant,working poor,and lower end white collar,the real life blood of our communities,don't continue to get the shaft.Maybe that is why Steven Fulop as mayor in 2009 or 2013 would not be such a bad idea.....there MUST be a balance in the urban planning of our city,and the big developers,while we gladly would love them to play a sizable role in revolutionizing and invigorating our city,should not think themselves as the sole arbiters of reshaping our future.

Tbal,thanks for your comments and clarifications.

[LincolnParkResident]

Wondering where Jersey City has finally broken the 50&#37; of Hudson County yet, I know it is close and by 2010 the politicians said for sure it should happen?

Since 9/11, I know the growth is 5-10 if not 15 years a head of schedule, and said that is why the Congressman wanted the US Senate Position. And disportionally Jersey City was gaining, and completely unexpected like a gernade went off, as if something was going to happen when it has more than 50% of the Hudson County population and can tax anyone city, not just residents of Jersey City with it. ????

It seems like county payments are not disportionately coming back to Jersey City, as if North Bergen, has decided to not tolerate things any more from the last 30 or 40 years of events, and the other outside, well blocked from getting out of it, on pennisula and can't escape either.

[clubBR]

So if JC had a "super" spur in population, how far ahead is the census AFTER 9/11? We should ask JCMAN, he'll know.

[TimmyG]

All the census estimates I've seen haven't shown a very dramatic increase in population for Jersey City. The 2000 census showed JC with 240,055 people. The 2005 estimate for JC is 239,614 people. While the population might not have actually gone down, it has probably not increased much either.

The 2006 estimate for Hudson County is 601,146, so JC is about 40&#37; of the population of Hudson County.

[ianmac47]

Census estimates are notoriously unreliable. I don't trust them at all. My guess is that in the 2010 census, Jersey City will be around 280k to 290k

[tbal]

Lefrak seems to be going full-speed-ahead with development in Newport...

From the April 10th, 2007 Planning Board Meeting Agenda:


20. Case: P07-017 Preliminary Major Site Plan
Applicant: Newport Associates Development Company
Attorney: Charles Harrington
Address: 1-25 Fourteenth Street
Block: 20 Lot: 3.16, 3.18, 3.19
Zone: Newport Redevelopment Plan
Description: New 45-story multi-family building with 352 residential units and new 3-story townhomes with 11 units built on existing pier. Includes extension of Hudson River Waterfront Walkway. Future cultural/educational center. 4,000sf of ground floor retail space. 230 parking spaces in a garage with an open space roof.

(I haven't seen the latest renderings, but it almost seems as if this project involves the creation of a small, (exclusive) low-rise townhome community on the 14th Street pier).

[TimmyG]

Census estimates are notoriously unreliable. I don't trust them at all. My guess is that in the 2010 census, Jersey City will be around 280k to 290k

I'm sure the 2010 census will be up from the 2000 census, but I don't think it will be quite 280k. My guess would be 250k - 260k. I would love to be wrong though.

[JCMAN320]

The way these new condos, high rises, and homes are being built, I would expect to see the population come close to 300,000. I would be suprised if were not close.

[macmini]

In the Region | New Jersey
Condominiums With Classrooms

http://graphics8.nytimes.com/images/2007/04/01/realestate/01njzo.1.600.jpg
HOME SCHOOLS A rendering of a residential building on Park Avenue, Hoboken, that will also hold the Elysian Charter School.

By ANTOINETTE MARTIN
Published: April 1, 2007

ONE of the hottest new amenities being offered in upscale urban condominium developments doesn’t have anything to do with granite in the kitchen, marble in the baths, steam rooms or simulator golf. It’s school.

As cities like Hoboken and Jersey City, once havens for college-age renters, have been transformed into condo-heavy communities brimming with young professionals, the population of babies and toddlers has inevitably increased.

“What typically happens,” said Eric Silverman, a principal of the Exeter Property Company in Jersey City, “is that single people move into our buildings, marry, have children and when the kids turn 2 or 3, they move to Montclair, Summit, Chatham or someplace in the suburbs where the schools are supposed to be great.”

Now, Mr. Silverman and other developers are striving to offer residents with children incentive to stay in their urban homes — by bringing high-quality schools right to their doorsteps.

Most of the schools being ensconced in large developments are private, but not all: in Hoboken, the developer Lawrence Bijou will build a 46,000-square-foot facility for the Elysian Charter School within a large residential building he plans to create in what is now a parking garage on Park Avenue. Charter schools are tax-supported but independently run.

Exeter is developing a 300-unit mixed-use condo community in Jersey City called Hamilton Square, fronting on Hamilton Park, on a site formerly occupied by St. Francis Hospital.

Part of the hospital complex has been demolished to permit construction of the first 126 loft-style units and ground-floor retail space. Sales are to open next month, at prices ranging from the $270,000s to $1.3 million, and hundreds of potential buyers have already added their names to a list at the project’s Web site, livingonthepark.com (http://livingonthepark.com/).

Even before construction began, two preschools were installed in the former nursing-school building of the hospital complex. “We really think schools are important to keep residents engaged in Jersey City,” Mr. Silverman said.

The Hamilton Park Montessori School has 46 students in two spacious classrooms on the second floor of a nursing-school building overlooking the two-acre park. There were more than 100 applicants for 20 spots that opened up last fall when the neighborhood school moved into its new site, said the director, Samantha Trice. Next year, a third classroom will open, and 29 more students will be accepted.

The Montessori school eventually plans to expand to prekindergarten through Grade 5, and it could then move to lease larger quarters in one of the new buildings to rise at Hamilton Square, Ms. Trice said.

Across a hallway from the Montessori school, the Garden Cooperative School, a parent-run nonprofit school now in its 12th year, caters to 3-, 4- and 5-year-olds in “the best space the school has ever had,” according to the board co-president, Shelley Skinner.

Both schools moved from cramped, dark basement spaces, and their administrators said they considered the accommodations at Hamilton Park “a gift,” although they do pay rent.

Meanwhile, developers of the Beacon, a condominium complex to rise at the site of a different former hospital in Jersey City, say they, too, are making plans for a school on the property.
Negotiations are under way with the 75-year-old Little Harbor Academy, a Roman Catholic-sponsored school, currently at a site on Marin Boulevard, that offers prekindergarten through eighth grade to children of any creed, said George Filopoulos, president of the Manhattan (http://topics.nytimes.com/top/classifieds/realestate/locations/newyork/newyorkcity/manhattan/?inline=nyt-geo)-based Metrovest Equities.

To create the Beacon, his company is renovating eight massive Art Deco structures that once made up the Jersey City Medical Center. It will have 1,200 condo and rental units, its own supermarket and shopping plaza, restaurants, a fitness center, stage and film theaters, and other amenities.

The school, Mr. Filopoulos said, will be designed with room to grow. “The school already has a waiting list downtown,” he said, “and we have a commitment that when they move here, applications from our residents will take priority.”

Mr. Filopoulos said the decision to provide a school was “part of the effort to make the residential units more desirable.”

Mr. Bijoux said it was members of the Hoboken school board who park their cars in his Park Avenue garage who first approached him. “My original reaction was that I didn’t think it sounded like the best idea,” said Mr. Mr. Bijou, whose main focus has been on creating “green” residential buildings in Hoboken.

But he later changed his mind. “After learning more about the Elysian school, the approach and the people associated with it, I realized it does make a lot of sense for Hoboken to have the school located here, where so many residences are being added,” he said.

Mr. Bijou is also renovating a nearby warehouse to become the Garden Street lofts. His two properties are adjacent to the two Hudson Tea residential buildings and a third structure that is being converted to lofts by Toll Brothers City Living.

“There is a real focus by the city administration in Hoboken to raise the level of education,” Mr. Bijou said, “and having this school locate here will benefit the overall community. Plus, it will help build a sense of community in a place that has become a new neighborhood in a very short period of time.”

Mr. Bijou said the school, which will occupy ground-level space in the building, will meet advanced “green” construction standards, and thus the building itself will be educational for its students.

Mr. Filopoulos went so far as to say schools within large developments might become a must-have. “As a developer, you can put in your best finishes, add more and more amenities, offer better views, lovely architecture,” he said. “But at the end of the day, you won’t be successful unless you provide the essential services that people find most important.”

[macmini]

Lefrak seems to be going full-speed-ahead with development in Newport...

From the April 10th, 2007 Planning Board Meeting Agenda:


20. Case: P07-017 Preliminary Major Site Plan
Applicant: Newport Associates Development Company
Attorney: Charles Harrington
Address: 1-25 Fourteenth Street
Block: 20 Lot: 3.16, 3.18, 3.19
Zone: Newport Redevelopment Plan
Description: New 45-story multi-family building with 352 residential units and new 3-story townhomes with 11 units built on existing pier. Includes extension of Hudson River Waterfront Walkway. Future cultural/educational center. 4,000sf of ground floor retail space. 230 parking spaces in a garage with an open space roof.

(I haven't seen the latest renderings, but it almost seems as if this project involves the creation of a small, (exclusive) low-rise townhome community on the 14th Street pier).


Great to see they are going ahead on the Eclipse but if any one in the LeFrak Organization had a brain this build would be condos instead of rentals. Even if the housing market was bad this building would still sale out in no time. Unlike the Shore Club your views would never get blocked by a rental building. You would think with the way that the Shore Club is selling Lafrak would build more condos.

[InsideScoop]

Newport practically never builds condos because they think that JC is a long term upside investment. If you read any of their comments about the Shore Club they always say they are just doing condos because they feel that a certain minimum (low) percentage of condo owners is necessary to ensure that the Newport area actually gets some share of government services.

All renters don't vote much, and so if they have all renters they get no cops or fireman.

By the way, you know that selling condos incurs a HUGE tax problem because you have to pay ordinary income tax at 44% combined vs. paying capital gains tax if you hold the property as a long term rental investment and sell it much later (15% tax). The only reason to build a condo is if you really need the money right away and I think Newport is not trying to make it or break it in a one-shot condo deal like most of the JC development projects going up today. When you walk around down there, Newport is looking A LOT nicer than 10 or 5 years ago (and compared to 20 years ago, no comparison of course) but they still have to build up north by hoboken and their area won't really be a finished neighborhood until they do that. Maybe in 20 more years they will sell some more condos but I doubt it.

[kljc]

citybooster - as far as I'm aware, the PAD was rendered notwithstanding any longer as of November or December (if I remember correctly). In other words - the PAD is no more.

The only thing that can stop future high-rise development in the area formerly known as the PAD is community activism, which scares politicians who are afraid of losing votes in future elections. If enough people act against it, the politicians (city council members and mayor Healy) will respond.


HEY! The PAD still exists. We live here. We vote. Check out our brand new website.

http://padnajc.org/Keeping_the_PAD.html

[JCMAN320]

Kljc im there, just let me know if u want meet up and where?

[ianmac47]

I think that another reason Newport is mostly rentals is that they can go ahead and infill later if they want without worrying about getting sued by a bunch of condo owners. Specifically I'm talking about the areas around Thomas Jefferson, like the Parking lot at the corner of Newport Parkway and Washington Blvd, or the parking lot between George Washington and the other mid-rise president. When the north side is filled in and they have no empty land left, I bet they go after these plots, and they wouldn't be able to alter the plan if the buildings weren't rental, because people would complain about losing their views / parking spaces.

[LincolnParkResident]

I ran some, let's just say, any banks would take them over the typical appraiser and what they do. A certain "hood" is about 6 years, with parallel data from HOBOKEN, behind that attitude problem and the right developer comes in and realizes with the pretty much ZERO starting point, it iis very very very rare in this country to find that. There is one right now, who has enough to return HOBOKEN TO ITS PROPER GLORY.

That area, immediately starts at the new point and not the last 10 years like HOBOKEN WILL BE, but after 3 years my understanding is, will be its beginning point. And Downtown Jersey City has another slum as well on the same curve.

It is amazing, the right developers get in, and the two previous slums can say welcome to what they were. It is amazing finding the parelles and returning to two back to where the attitude belongs.

Nothing like 10 years of the Hudson County MLS in play! The #1 way to comp when all figures are calculated out! Who are some of you listening too? Downtown & Hoboken it may only take 3-4 years or to be less than these other areas you call slums to develop about the Downtown and Hoboken with the right developer.

If some think they will want to run them, remember you need to know where all the streets are in Jersey City and it isn't a guessing game, like many recent individuals to the industry believe it is, it can mess up the data quite a bit. And you might want to know, there can could be a spike and some are errors by the MLS staff others are not, which ones are and not? Have to know your buildings and areas, so if you are just downtown or Hoboken don't even try, as possible points, due to having been in enough of the buildings. No, Statisticiation without an experienced real estate agent can do it on their own or vice versa. Plus you might want to know certain rules, without 4+ years of experience you probably won't knows. Typical agents without it the ones with the yellow and black signs.

[clubBR]

I think all condominiums in the future should be built with classrooms in them. What a wonderful idea? Shopping on the ground floor, apartments above it, kids in classrooms, and parks all around. A utopia within a building

[JCDowntownie]

LincolnParkResident,

It sounds like you ran some statistics and came out with an interesting conclusion. Could you repeat it?

What you said sounds like it could be interesting, but to be honest it's difficult to understand your English.


I ran some, let's just say, any banks would take them over the typical appraiser and what they do. A certain "hood" is about 6 years, with parallel data from HOBOKEN, behind that attitude problem and the right developer comes in and realizes with the pretty much ZERO starting point, it iis very very very rare in this country to find that. There is one right now, who has enough to return HOBOKEN TO ITS PROPER GLORY.

That area, immediately starts at the new point and not the last 10 years like HOBOKEN WILL BE, but after 3 years my understanding is, will be its beginning point. And Downtown Jersey City has another slum as well on the same curve.

It is amazing, the right developers get in, and the two previous slums can say welcome to what they were. It is amazing finding the parelles and returning to two back to where the attitude belongs.

Nothing like 10 years of the Hudson County MLS in play! The #1 way to comp when all figures are calculated out! Who are some of you listening too? Downtown & Hoboken it may only take 3-4 years or to be less than these other areas you call slums to develop about the Downtown and Hoboken with the right developer.

If some think they will want to run them, remember you need to know where all the streets are in Jersey City and it isn't a guessing game, like many recent individuals to the industry believe it is, it can mess up the data quite a bit. And you might want to know, there can could be a spike and some are errors by the MLS staff others are not, which ones are and not? Have to know your buildings and areas, so if you are just downtown or Hoboken don't even try, as possible points, due to having been in enough of the buildings. No, Statisticiation without an experienced real estate agent can do it on their own or vice versa. Plus you might want to know certain rules, without 4+ years of experience you probably won't knows. Typical agents without it the ones with the yellow and black signs.

[LincolnParkResident]

Especially before coming to where I lived and why NEW CONSTRUCTION IS NOT SELLING?

If DONALD TRUMP WAS WARNED! He thought long and hard with Jersey City, as it would get out! Just look both THE BEACON AND LIBERTY HARBOR ARE ALREADY LATE OVER 3 MONTHS 1 AND 4 MONTHS THE OTHER! Both have multiple phases a head. WHAT IS TRUMP GOING TO BE 18 MONTHS? WITH THAT RECORD ON TWO, WHO KNOWS 6-12 MONTHS AND NO BUYER CAN DO ANYTHING, LAW SAYS 24 BEFORE ESCAPE FROM CONTRACT. PERIOD.

The 1st time it was around 1 year late, and second over 1 1/2 years late, don't be surprised if 2 years late and all the excuses in the world will be created to keep you from dropping the contract. Took an extra 1 1/2 years to sell the building from all the dropped contracts and money returned by law.

In NY, more than 9 months late, can mean instant cancellation of contract, unlike NJ which is 2 years, before developer has to deliver it back.

RUDE AWAKING FOR MANY I AM SURE IT WILL BECOME!

So who is going to be on time and who is coming to be LATE? Gull's Cove, The Beacon (who the hell wants to live where someone died) plus the developer has a third building where 270/280 Marin Blvd is, Liberte Terrace (which has what a dozen units left, since the developer figured he would screw ever single buyer previous, and just drop the price because of Ms Urgo, took them all as morons, I would never buy from someone like this without 100&#37; completion and make him build the building on his own funds and see the profit then.) and its new Fischer Project next to the former Avolon Tower converted to Mandeley Bay, Port Liberte and the rest of that developers stuff in Hoboken and Jersey City, Liberty Harbor "North" Peter Mocco stuff, Grove Pointe.

Some things to keep in MIND:
Supposidly THE BEACON is 25-30% not sold on Phase I, and they didn't want to do another Liberte Terrace mistake. And just waiting to close on that they completely close and drop prices on it. Very negotiable! Resale, will not be easy, experience from Manhattan, the higher the maintenance the lower the sales price can be! Everything is your maintenance! NO WAY TO GET THAT DROPPED, TOO EXPENSIVE TO BUILDER!

MOCCO, the Marketing Directors, had the Cheap initial price, to try and go around the warnings, most likely, which probably now once called, still a lot is not sold, and stating things not really true. Plus any Brownstone, any of the units outside the main condo building in the complex, you will be forced to use the Mortgage company, as Mocco does not meet mortgage requirements with approved units being built as less than 50% are currently in the sales offered and 51% required by any other bank plus in jeapordy on a resale before that happens, for any other company to give it to you. Which by contract, you have no escape clauses to do otherwise, force a drop in interest rates at his expense.

Just a note, look at 211 Washington Street in Jersey City, even after it told Jersey City over an abatement to screw it self and nothing can close, as the banks will not grant a mortage until under contract of the approved units are 51% or more in contract or sold. And the buyers, there are wondering what is happening. Same thing is going to hold true on LIBERTE HARBOR AND THE NON CONDO BUILDING FOR RESALE.

Trump, "the buyers" tend to be "THOSE SPECIAL GROUPS OF INDIVIDUALS, WHO SAY PLEASE SCREW ME OVER", AS I AM NOT PART OF the agent who tells them the truth "THEIR SPECIAL CLASS OR HOW THEY SEE THE WORLD IT IS CHOOSEN OVER EVERYONE ELSE.". Some how, these individuals who are 60-75% of the buyers & renters for Trump properties, think they are elite (but all real estate agents know, they really love to screw themselves over, and if not caught 1st time on behavior, it is definately picked up the 2nd time from the behavior. Those individuals, may think they are the 1st pull it, little do they realize it especially in certain culture, everyone one of them pulls it, like with the groups of individuals and attempting to do barter on everything, yet trying to pull fast ones. Many in those groups majority of the time are the same minorities or internationals, it is well known with experience, plus with experience agents. Those of the same group, will sell their properties cheaper than anyone else, because they got conned from their "own" "trusted group". SO THEY MORE TIMES THAN NOT GET ROYALLY SCREWED BY THE ATTITUDE AND THE AGENT IS THE SAME CLASS TO SELL THEIR PROPERTY). Most beginning agents, don't realized the real deal will only occur through "THEIR SPECIAL TYPE OF AGENT" to do the actual buy and sell, and used to manipulating, plus...

I can Almost guaranteed Trump's, second Tower, once the 1st tower is completely sold & closed. The 2nd will have workers on it the next day to begin its construction.

IT IS COMPLETELY FUNNY TO WATCH!

On Trump, majority are advised not to start purchasing till 75-80% of the building is complete due, to delivery problems and excuses which will occur OTHERWISE.

Gull's Cove, probably will reflect TRUMP in promises.

Fischer, don't plan on sales until 80-90% sold after, after atleast 70-80% of the building is finished. After Liberty Terrace and the price drops, just to get rid of the rest.

Port Liberte after 2 years or so, has still to break ground on the 16 floor tower for there, something has stalled it, and are not going to waste money on the base to lose later, plus lawsuit or something over it, so need to wait for the courts to decide.

Grove Pointe, supposidly the builder ran out of money.

Because of it ALL, REMEMBER CONTRACT STATED THE DEVELOPER CAN CHANGE ANYTHING AT ANY POINT, AND SO TILL COMPLETE YOU HAVE BOUGHT 1 SQUARE FOOT OF POSSIBILITIES AND NOTHING ELSE.

PLUS, EVERY SINGLE INDIVIDUAL, HAS BY CONTRACT WAIVED RIGHTS TO SALES OFFICE AND THEM TELLING YOU ANYTHING, THEY CAN CREATE. AND THEY HAVE 3 SIGNATURES FROM YOU, TO PROVED YOU AGREED. CHECK, CONTRACT AND ACCEPTANCE THE OF THE “PUBLIC OFFERING STATEMENT” ACCEPTANCE so no coercion was involved. No way out, and they know it, plus the courts are on their side.


I AM JUST SAYING, If you live in JERSEY CITY let the Hoboken and Manhattan freaks and the rest of the international community come buy it all, and BUY something else (some appraisers will help you make a lot more while the rest are waiting for them to finish, and you might then have a property worth the same as those) and YOU will make a lot more money off of THEM. There is more than enough press to get them running over here, plus it is all the "TRUST FUND CHILDREN" & OTHER NOTEABLES who need to be Hip NOW, and Jersey City is the place.

THAT IS WHY REPUTATABLE BUILDERS MEAN EVERYTHING! THINK TWICE BEFORE THAT CHECK AND SIGNING THE CONTRACT.

On the Graphs to just let you know, ALL THOSE PEOPLE FROM THE FINANCIAL INDUSTRY claiming they know how to do that kind of stuff! Guess who was the one doing it, not them either. Oops! In the presentation centers of the top 8 investments banks do charts and the sort and knowing how to run and analyse data for all of them, from those wonder "Ivy League Schools", and many could figure out how to work the photo copier either or fax machine and had to shown it. Thanks to my public education I learned how to do it on my own.

[nafco]

from what i understand, which isnt much, it makes some sense, but thats just how most revitilization tends to work. and youre prob right that trump is waiting to see the first tower sold before he begins the second one, but i dont neccesarily agree that people are purposefully screwing themselves over. They are paying for the trump name in a good location, and essentially will get the benefits of a good investment down the road with good resale when the area is worth even more in the future. the same is true for the beacon and liberty harbor. These are all just propertys people buy based on insight.

[JCMAN320]

6.2 acres of tax rise reduction

Friday, April 06, 2007
By KEN THORBOURNE
JOURNAL STAFF WRITER

An obscure state body voted Wednesday to relinquish the state's interest in a 6.2-acre parcel near the Jersey City waterfront - putting the city's municipal budget back on track toward passage.

The Tidelands Resource Council voted to give up the state's interest in the property located in the Liberty Harbor Redevelopment Zone so the city can sell the property to developers who plan to build roughly 600 residential units and a hotel.

The city is counting on $9 million in revenue from the sale in this fiscal year's budget, which ends June 30.

State officials maintained the state held claim to the property since tidal waters once flowed through the area. According to a 1918 statute, the city had the right to lease the property, but not sell it, state officials said.

But Monday, city and state officials reached a monetary settlement.

For $1.3 million, the state agreed to drop its claim on the property, city officials said. The Tidelands Resource Council also agreed to support legislation that would state the city has the right to sell, not just lease, the land.

The payment is due Sept. 1, First Assistant Corporation Counsel Joanne Monahan said.

The city plans to ask the developers - Applied Development of Hoboken, SK Properties of Bridgewater, and Tramz Hotel Group of Warren - to pick up some of this cost, officials said.

The city is supposed to realize a total of $19.5 million from the sale - the bulk of this money due in the fiscal year that starts on July 1.

With the Tidelands Resource Council decision, the city's proposed roughly $420 million budget will likely soon be put before the City Council for final passage, officials said.

City officials predict a 3 percent hike in the municipal tax levy.

[Dagrecco82]

Jersey City's growing skyline. I took this from the ESB.


http://img237.imageshack.us/img237/493/img3293vy7.jpg

[_JCS_]

Especially before coming to where I lived and why NEW CONSTRUCTION IS NOT SELLING?

If DONALD TRUMP WAS WARNED! ........and skipping to the end:

Thanks to my public education I learned how to do it on my own.

I have been reading this thread for a long, long time, and have never felt compelled to register or post before I read this post.

I read your statements that reflect some of your opinions. While this post was a bit clearer than the MLS data one, it still left me guessing at some of it. I am guessing that you feel strongly about this based on the coloring of select lines and the gratuitous use of CAPS. How do these projects effect you?

You chose a very interesting sampling of builders/projects that you gave your opinion on. I would be very interested to see your hard data analysis from the MLS that you mentioned, can you please share.

I know people who have bought and sold in JC over the past 5-7 years its been interesting to watch. I also know people who have bought in some of the projects you mentioned that are yet to be delivered.

I cant say that i agree with your opinions, and that is fine.

A couple of points:
-Delays
I don’t know where you can find stats on this, or if stats even exist, so I can’t claim anything hard here. All I can share is what I have seen. I personally don’t know of anyone who has bought pre-construction and had their unit or house delivered to them on time. I have friends and family who have had this happen to them in NJ, FL, CA, CO, and NY to name a few states. The reasons always vary.

-Contracts- I am not sure you have knowledge of the actual contracts for these properties:
One for instance, owners of units "where people have died" (Beacon) can cancel if their unit is not delivered in 6 months from their original closing date, it’s in the contract...the one you referred to. It will be interesting to see what happens when 6 months comes around this summer.

The projects you mentioned are wide and varied. I agree, know your builder, and know your contract, sound advice.

I am curious to know, were you or someone you know “screwed” in one of these projects.

[tbal]

dagrecco - thanks for posting that awesome pic!! JC's skyline is starting to look SERIOUS! :cool: :cool:

[JCMAN320]

Just think when 77 Hudson goes up and the Metropolitan, which will be about the same heights as GS, and the new GS Tower by IM Pei goes up, and Harborside 7 which is supporse to be around 900 ft and Koolhas building, and the Ellipse, and the JSQ Towers, JC is going to be hard if nto impossible to ignore NYC. Can't ignore us now just wait a few more years hahahahaha.

Also I can't wait for the day JC builds a 1,000 footer. With the new development site at where BJ's I think that whole site has potential for a super tall. I think it just might happen one day, JC with a 1,000fter, I have "high" hopes. :)

[Dagrecco82]

No problem, tbal.

[citybooster]

Just think when 77 Hudson goes up and the Metropolitan, which will be about the same heights as GS, and the new GS Tower by IM Pei goes up, and Harborside 7 which is supporse to be around 900 ft and Koolhas building, and the Ellipse, and the JSQ Towers, JC is going to be hard if nto impossible to ignore NYC. Can't ignore us now just wait a few more years hahahahaha.

Also I can't wait for the day JC builds a 1,000 footer. With the new development site at where BJ's I think that whole site has potential for a super tall. I think it just might happen one day, JC with a 1,000fter, I have "high" hopes. :)Also the Merrill Lynch Tower,if ever built..I suppose if Merill Lynch nixes building there,they may like Hartz Mountain sell to a developer for another high rise tower for luxury rentals/condos.Also the supposed rebirth of the Millenium Towers project in the near future linked to New Jersey Transit.

Two questions:What of the lot across from 30 Hudson that also belongs to Goldman Sachs,what is being eventuallly envisioned there(Right between Liberty Towers and the rising 77 Hudson towers?)Also,I had thought the proposed Harborside 7 was going to be 59 stories,800 feet....never heard the 900 feet estimation you made reference to,JCMAN.They raised the height projection?

Ah yes,another gorgeous tower right on the waterfront I forgot to add,the much admired and anticipated Hudson Exchange,rising close to 440 feet right on the Second Street waterfront.Finally,Idon't know if it will ever be built,but I agree about how great it would be to get one tower,possibly in the shopping plaza lot area secondary phase,that would soar one thousand feet or higher!

[JCMAN320]

That was suppose to be a training facility for GS under the original plans that site but now from what I hear it may be another office building that would similar in height to GS. Harborside 7 from what I have seen has the height fluctuating between 800 and 900 ft so final height isn't finalized yet.

[JCMAN320]

Newport plans on agenda

Tuesday, April 10, 2007
By KEN THORBOURNE
JOURNAL STAFF WRITER

The Ellipse, one of three new residential projects the LeFrak Organization announced in June, is scheduled to go before the Planning Board tonight for preliminary site plan approval.

At the northern edge of LeFrak's Newport, the Ellipse is to consist of a 45-story multi-family building with 352 residential units and new three-story townhomes with 11 units built on the existing pier.

In addition, the project includes an extension of Hudson River Waterfront Walkway, a future "cultural/educational center," 4,000 square feet of ground floor retail space and 230 parking spaces in a garage with an open space roof, officials said.

"The pier will have a lot of open space on it, including walkways on both sides, even though that is absolutely not required," said Jamie LeFrak, managing director of the LeFrak Organization. "This (project) has been on the (city's Newport Redevelopment) master plan for 22 years."

LeFrak shot down notions the "cultural/educational center" would be called "the LeFrak Museum," as some have suggested.

"The use is completely undetermined," LeFrak said. "That (creating a LeFrak Museum) is just not something that crossed our minds."

The center is planned to be a single-story structure with a 20-foot ceiling and water views, LeFrak said.

In addition to the Ellipse, the LeFrak Organization announced in June plans to build a Westin Hotel, which is nearly completed on Washington Boulevard, and the Aqua Blue 355-rental unit project - all in the northeast quadrant of the Newport development.

Tonight's meeting is scheduled for 5:30 p.m., City Hall, 280 Grove St.

[ianmac47]

Also let's not forget that Hoboken is also getting ready to approve high density development for their side of the rail yards. Half of the yard is in Hoboken and the other half in Jersey City, which really means that high rise development over the yards along with the completion of Newport over the next 10 years will really create one massive skyline. I also think that as northern Newport and the rail yards projects move forward there is going to be a lot more unity in terms of the urban streetscape between Hoboken and Jersey City. It will become much more likely that Newport and south Hoboken will essentially merge into a solitary neighborhood. Also, the infusion of cash NJTransit will get from the sale of the air rights over the yards could mean some great new transit projects in the future; more light rail lines, The THE tunnel, improved Pasack Valley line service, ect.

Also, any idea when San Remo / Monaco are going to start breaking ground? I assume before construction begins, the hotel will have to give up part or all of its parking spaces on the site. Same with Pep Boys and the Metropolitan-- since Pep Boys is still operating I'm assuming that is at least several months away even breaking ground.

[ianmac47]

Oh, and anyone with an east facing shore club unit want to take a picture of aqua? You can't see much from the ground.

[Dagrecco82]

Jersey City's Skyline at Night. Taken about 3 weeks ago.


http://img263.imageshack.us/img263/5702/img3020mk4.jpg

[jersey7]

Wow, awesome pic.
I don't know how, but this reminds me of the Miami skyline.:confused:

[JCMAN320]

Great pic if only GS will lite up the steps around the crown it would be great. I think they might do it once they complete their campus here in Jersey City. Just wait till the Ellipse which will lite up, and The Met will light up as well and all these nbew buildings lights come on and fill in the gaps JC will be a beacon of vibrancy on the great New Jersey side of the Hudson River.

Hamilton Park in Weehawken best views of the Hudson County and NYC bar none makes it look utopian.

Also Jersey City with its reinvention of itself and its illustrious great history and Liberty State Park, along with Hoboken and its role in history and its unique feel, Weehawkens cliff side atmosphere, Bayonne with its Cape Liberty Cruise Port, the Light Rail connecting with the PATH, and Newark Airport linking with Hoboken and Jersey City; Jersey City and the rest of Hudson County are becoming more and more part of the NYC experience every year as we gain more and more press!!!

[Dagrecco82]

What a great entrance this makes for our area. I would love to come in on a cruise at night. Just imagine how it will look in 6 years, not just for Manhattan but also for Jersey City.



http://img136.imageshack.us/img136/4944/img3017uu7.jpg

I really hate planes :(

[injcsince81]

I really hate planes :(

One word dagrecco82: Photoshop!

Great pics.

[TimmyG]

Council to weigh courthouse condos abatement deal
Wednesday, April 11, 2007 By KEN THORBOURNE
JOURNAL STAFF WRITER

Perhaps the third time will be the charm for developers seeking to turn the old courthouse building on Montgomery Street in Jersey City's McGinley Square into a 39-unit condo complex.
The developer, Imperial Properties of Pine Brook, approached the city several months ago seeking a 25-year tax abatement, paying the city 12 percent gross annual revenues. The standard tax abatement deal in the city is 20 years and 16 percent "payments in lieu of taxes."
The city's tax abatement committee, chaired by City Council President Mariano Vega, gave a thumbs up to the 25-year term, but kicked up the PILOT payment to 14 percent.
But when the matter came before the council last month, several council members balked at giving the project such a generous package.
The matter was tabled, renegotiated, and then at Monday's council caucus, the developers proposed a 20-year, 15 percent PILOT arrangement.
But several council members still weren't impressed.
"My fear is once you set a precedent you're stuck with it," said Heights Councilman Bill Gaughan. "I just want to know why this (project) deserves a discount."
The developers left the room for a huddle, and then returned to announced they'd agreed to a normal 20/16 tax abatement.
According to a chart prepared by developer's attorney, Eugene Paolino, the difference between this project paying 16 percent PILOTs and 15 percent PILOTs over the course of 20 years amounts to roughly $250,000.
The abatement is scheduled for introduction at tonight's meeting, starting at 5:30 p.m. at City Hall, 280 Grove St.

[Dagrecco82]

One word dagrecco82: Photoshop!

Great pics.

Definitely! I need to invest in one.

[JCMAN320]

Downtown dirt pile to be cleared

The Jersey City Redevelopment Agency has brokered a deal with a local developer to remove approximately 3,600 cubic yards of soil located on First Street, on what is called the Powerhouse Triangle.

"The mountain of soil is an eyesore and this is long overdue," JCRA Executive Director Bob Antonicello said today.

The dirt has been sitting on the city-owned property for some time now, as city officials waited to see whether it could be used in the construction projects in and around the Powerhouse Arts District neighborhood.

However, it was recently decided that the soil wouldn't be used for that and a local developer, Athena Urban Renewal, is now removing and hauling the dirt to city-owned property in the Grand Jersey Redevelopment area, saving the city the approximately $250,000 removal cost, Antonicello said.

Once cleared, the developer will use the city-owned property as a sales office for its neighboring "A" condominium building. It's unclear whether the developer is renting the land from the city, or receiving it exchange for removing the dirt.

Jarrett Renshaw

JCMAN Personal Note of the Night: I would love to see that triangle become a park. It the perfect spot for it. Must be incoporated into the city's new park master plan and mus be aquired or the developer of the Athena can do it like the developers of Grove Point did PATH Plaza over.

[nafco]

JCman, i agree and actually thought that before too. That would be a really good spot for a little park with benches and trees, not the kind in manhattan that are gated off where people cant actually go inside.

[JCMAN320]

Very true Nafco. Great minds. ;)

[ianmac47]

What if anything is going to happen to Greene Street? Is it going to remain closed indefinitely?

[JCMAN320]

They have that small section of Greene St. closed off next to the Powerhouse because they have to sure up th Powerhouse from my guess. Once they do that it should open up.

[fronti]

A park would be nice, but living down the block a 24 hr deli/ bodega would be better.

[citybooster]

Anything come out of the rumor mill regarding the raising of 77 Hudson ten floors for a hotel?would that apply to both towers,rising to 600 feet or so?

JC MAN,you said the parking lot between Liberty Towers and 77 Hudson belonging to Goldman Sachs(Across from 30 and the future 50 Hudson towers-public plaza) would eventually be another GS tower of similar height to 30 Hudson,did I read you correctly?How many towers can GS ,who doesn't even have two thirds capacity filled at 30 Hudson as of yet ,and is already developing a major one in Lower Manhattan,seriously going to be capable of practically constructing....it seems 50 Hudson will be a tall order enough for GS to fill.

Finally,the delay of the Ellipse proposal going to the Jersey City Planning Board from this Tuesday a couple of weeks to April 24 at the request of Le Frak....what is the scuttlebutt about their reasoning in asking for a delay?Any changes in plans for the height or reduction in number of units,for instance?

[JCMAN320]

Well see what happens with 55 Hudson, Im not sure what GS will do it with i Just have seen a rough ideas for it. I haven't heard anything with 77 Hudson wiht addign a hoitel, would love more info though.

McGinley merchants poised for upswing

Friday, April 13, 2007
By COTTON DELO
JOURNAL STAFF WRITER

Though McGinley Square is removed from the more established niches of development and gentrification in Downtown Jersey City, lifelong resident Stephen Cunniff senses his neighborhood is ready to pop.

"Sometimes you've got to be the first kid on the block," said Cunniff, 43, whose second Imago Beauty Group - a high-end salon stocked exclusively with chic Aveda hair care products - will open for business on Monday at 673 Bergen Ave, near Fairview Avenue. A grand opening celebration will be held on Sunday from 4 to 7 p.m.

Having opened his flagship salon in Hoboken 10 years ago, Cunniff was contemplating flashy locations like Jersey City's upcoming Trump Plaza near the waterfront for his second shop.

In September, his friend Billy Santomauro persuaded him to open a salon in The Basilico - a 100-year-old brick building Santomauro had renovated and outfitted with 19 condos and two street-level commercial spaces.

Cunniff was swayed by the prospect of contributing to a renaissance in his own neighborhood - which had experienced the ravages of the local drug trade.

"'If you want to attract young, cool, hip people to live here, we've got to do something big,'" he recalled Santomauro - who also lives a short walk from The Basilico - saying.

Cunniff expects the salon to become a destination for out-of-towners in the mold of its Hoboken forerunner. He's also purchased the studio apartment above the salon and plans to eventually convert it into a space for massages.

"If you put the name 'Aveda' on the door, people will come," he said.

While Cunniff's love for the neighborhood reinforced his sense that a business would flourish there, newcomers are also seeing its potential.

Helen O'Brien-Parker, 30, moved to her Basilico condo in December and subsequently convinced her business partner, Kristin Reisinger, that the area would support the coffee shop they'd been scouting locations for Downtown. Pura Vida - a health conscious café serving salads, wraps and smoothies - opened on Tuesday.

Though some advisors warned her against setting up shop in an area that's experienced little gentrification to date, she believes the neighborhood is poised for an infusion of new people and businesses.

"Downtown was like this when my brother and sister opened up The Merchant five years ago," she said - referring to her siblings' wildly successful bar and restaurant on Grove Street. "I guess we're the pioneers."

COTTON DELO can be reached at cdelo@jjournal.com

[phresident]

They have that small section of Greene St. closed off next to the Powerhouse because they have to sure up th Powerhouse from my guess. Once they do that it should open up.

No need to guess. That small portion of Greene Street which is still closed because the city has not been able to put in traffic lights at 2nd and Washington. They can't because they gave away so much of the public right of way to the A Condominiums construction site. And, as that project kept creeping further and further out into the street (without being granted it) the city simply turned a blind eye to it.

Before anyone calls me anti-development, keep in mind that in Manhattan, much larger buildings are built in tighter spaces and the sidewalks are often kept open under construction bridges. If you want public right of way, you pay a hefty price for it.

But Jersey City is like the song from Oklahoma...a girl that can't say no.

[ianmac47]

Yeah, I have to say while I really like the Athena tower, those jackasses could be a little more efficient with their construction. I mean, not only do they have second street completely closed now for months, but on far too many occasions they have had washington st completely closed off. And I agree, they absolutely could be construct the building without taking up so much street and sidewalk.

[macmini]

On my way to work yesterday and I passed the Max Video construction site and they finally tearing down the building. Only one corner of the building was still standing. Happy to see something being done with this site even if it is to become a bank.

[ianmac47]

where is that?

[wander118]

where is that?

Mac's video was on westside near culver ave. Its sort of diagonally across from the miss america diner, and across the street from the college towers parking lot.

[wander118]

[quote=JCMAN320;159738]Well see what happens with 55 Hudson, Im not sure what GS will do it with i Just have seen a rough ideas for it. I haven't heard anything with 77 Hudson wiht addign a hoitel, would love more info though.

McGinley merchants poised for upswing

Friday, April 13, 2007
By COTTON DELO
JOURNAL STAFF WRITER

Though McGinley Square is removed from the more established niches of development and gentrification in Downtown Jersey City, lifelong resident Stephen Cunniff senses his neighborhood is ready to pop.
...

]

thats awesome. I'll have to check that coffee place out. gotta support the local businesses! There's an ethiopian restaurant on bergan not too far that I recently tried, and its different, but really good if you are into trying new things. last year a dunkin dounuts opened, and a vietnamese restaurant opened all pretty close to one another on bergen.

[MrWolf]

Does anyone know how the city council abatement vote went for the 39 unit development proposed for McGinley Square. I believe this was to happen on Wednesday.

[JCMAN320]

Not sure MrWolf but ill let you know if I find out.

Harwood brings in a partner for 2-tower project at Square

Saturday, April 14, 2007
By KEN THORBOURNE
JOURNAL STAFF WRITER

The two-tower development planned for Jersey City's Journal Square now has two partners sharing the risk, burden - and potential rewards - of building the $400 million project.

The board of the Jersey City Redevelopment Agency voted yesterday to amend the redeveloper's agreement with Jersey City-based Harwood Properties to include Washington-based Multi-Employer Property Trust, a national real estate equity fund that invests union pension funds.

"I am confident that with MEPT's support, Journal Square will soon become a thriving neighborhood and a destination," said Lowell Harwood, managing partner of Harwood Properties.

"Redevelopment of Journal Square has been talked about for 30 or 40 years. Now it's finally going to happen."

David Antonelli, senior vice president of Kennedy Associates Real Estate Council Inc. LP, MEPT's sole advisor and founder, noted, "We're early on in the process. There's a lot of work to be done."

MEPT is a $6.2 billion real estate equity fund owned by 312 pension plans, with a portfolio of 172 properties in 25 major metropolitan markets, said company spokeswoman Pamela Silberman.

The new entity created by the partnership is called MEPT Journal Square Urban Renewal, LLC. The partners declined to say what percentage of the new company they owned.

The project is slated to be built on the site of the old Hotel on the Square and several stores, next to the PATH Transportation Center, and is to consist of two towers, 52 and 46 stories, containing 1,034 apartments, 150,000 square feet of retail space and three levels of parking.

By next week, officials said, MEPT will be the owner of all the properties on the block still standing.

The JCRA has hired a relocation specialist to help relocate the remaining businesses on the block, including a McDonald's, said JCRA Executive Director Robert Antonicello. The developer would reimburse the city for the moving expenses, Antonicello said.

Harwood predicted that by August all the remaining structures on the block will be leveled. Construction would take 18 months to two years, he said.

[Scraperfannyc]

What a great entrance this makes for our area. I would love to come in on a cruise at night. Just imagine how it will look in 6 years, not just for Manhattan but also for Jersey City.



http://img136.imageshack.us/img136/4944/img3017uu7.jpg

I really hate planes :(

Looks like a tug of war going on here.

[JCMAN320]

I love Jersey City so much. This city is already a great city and it just keeps getting better. Jersey City looks so beautiful too at night can't wait for more lights to come on with new buildngs.

[MrWolf]

Does anyone know how the city council abatement vote went for the 39 unit development proposed for McGinley Square. I believe this was to happen on Wednesday.


Seems that the abatement for the development in McGinley has been approved. More good news for the area.



http://www.hudsonreporter.com/local/z/zwire1291/jersey_city.gif (http://www.zwire.com/site/news.cfm?brd=1291&Nav_Sec=68508) 04/14/2007City Council still working on late budget

Will amend $430.8M plan; abatements also discussedRicardo Kaulessar
Reporter staff writer
http://images.zwire.com/local/Z/ZWIRE1291/zwire/images/2007/04/story/04jccouncil15a_story.jpghttp://images.zwire.com/images/spacer.gifA BUSY CITY COUNCIL – The City Council had a busy agenda at their Wednesday meeting. http://images.zwire.com/images/spacer.gif
</B>At a special meeting this coming Wednesday, Jersey City's late-as-usual municipal budget, which covers city spending from last July through this coming June, will be amended.

This is the last step before the budget, currently anticipated at $430.8 million, undergoes a public hearing and a final vote by the council.

At this past Wednesday's City Council meeting, besides discussing the upcoming special budget meeting, the council approved money toward constructing housing for military veterans (see sidebar) as well as two lengthy tax abatements for private developments.
Nine months late, but there's hope


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City officials said the budget's tardiness was due to hearings with heads of various department heads scheduled later than expected in January and February.

Additionally, a hurdle was surmounted earlier this month when the state gave up its claim to 6.2 acres of land the city was in the process of selling for $19.5 million. Now, the city can sell it and gain $9 million to plug this year's budget gap.

The property, located on Marin Boulevard, will be the future site of a hotel and approximately 600 residential units.

The state had held up the city's sale because they said tidal waters had existed on the site that is now filled in, and under a 1918 state statute, the property could only be leased but not sold.

The problem was solved by the City Council approving a resolution to have the land granted to the city from the New Jersey Tidelands Resource Council, a state body that oversees state-owned tidelands. In turn, the city will have to pay $1.3 million to the state in the next fiscal year for the state giving up their rights to the land.

According to Business Administrator Brian O'Reilly, had the state not given up its claim, there would been a tax rate increase of $1.40 per $1,000 of property owned.

In the budget, the city also had to account for increases in police and fire department salaries, medical insurance payments, and utilities.

Two abatements hesitantly approved

The council also approved a 40-year tax abatement for senior housing on Storms Avenue in the city's Bergen Lafayette section, and a 25-year tax abatement for a condominium project at 769 Montgomery St., the site of the old Jersey City Municipal Court.

But both abatements came with much debate.

The 40-year abatement is sought by Wallace Scruggs, the future owner of Storms Avenue Elderly Apartments, L.P., located at 111 Storms Ave., which is an 11-story, 79-unit building for low-income senior citizens. The YWCA and Imperative Housing Partnership formerly owned the structure.

The abatement, according to the future owner, will facilitate the renovation of the building and preserve it for low-income residents.

However, City Councilwoman Viola Richardson voiced her distrust of Scruggs' motive for seeking the abatement, as she did at the council caucus meeting on March 24.

Scruggs is also one of the principals in the conversion project of the old Whitlock Cordage factory complex in city's Bergen-Lafayette section. The conversion created over 300 townhouses but was mired in delays that prevented many future tenants from moving in, which incensed Richardson.

Richardson voted for the 40-year abatement, but not before criticizing Scruggs and admitting to feeling conflicted over her vote.

"I have to struggle with the fact if [Scruggs] doesn't buy, someone else gets it and we lose those 79 units of affordable housing," Richardson said. "And what's going to happen to the seniors?"

Council members also took issue with the 25-year abatement for the Montgomery Street condo project.

The Imperial Construction Group, based in Elizabeth, will convert the circa-1925 building into a residential complex. Two floors will be added to the main building and one to the garage building, resulting in a 38-unit building with 5,178 square feet of retail space and 31 parking spaces.

Various council members at City Council caucus meeting on Monday objected to the abatement because it would have allowed the developer to pay 14 percent rather the usual 16 percent of the annual gross revenue each year.

That revenue would be derived from mortgage payments for the condos.

By at Wednesday's meeting, the principals for Imperial and their attorney, Eugene Paolino, agreed to a 20-year abatement with 16 percent of the annual gross revenue.

Paolino said the furor over the abatement left him "beaten but unbowed."

Silence is crimson

City resident Leonard Joseph usually speaks out on development issues in the Bergen-Lafayette section, where he resides, during the five minutes given to each member of the public to comment in front of the City Council.

This time Joseph devoted two of those minutes to silence out of respect for the Rutgers University women's basketball team, of the crimson red uniforms, for suffering racially derogatory and misogynistic comments from radio shock jock Don Imus.

During his nationally syndicated radio show, Imus called the team members "nappy-headed hos." Imus was fired for the slur.

"Being an African-American male, I was completely disturbed by the comments about them. So, on with the silence," Joseph said.
Sidebar

Veterans' housing on Grand Street

The council also passed an ordinance at Wednesday's meeting allocating $960,000 from the Affordable Housing Trust Fund toward constructing a 16-unit building at 723 Grand St. for housing military veterans.

The $5.4 million project, known as the Ercel F. Webb Fish N' Loaves Development, will include 30 beds in an 18,400 square-foot facility that will offer on-site employment training, and mental health and social services. We should be completed by next spring.

It is to be built by the Urban League of Hudson County, based in Jersey City, through the Affordable Housing and Community Development Corporation. The rest of the funding for the project will be provided through the New Jersey State Support Program, the Veterans Administration, and other organizations.

The development is named for the late Rev. Dr. Ercel F. Webb, longtime pastor of Monumental Baptist Church in Jersey City, who had formed a group through his church (known as Fish N' Loaves) that secured multi-family affordable housing, particularly for senior members of the church.

At Monday's caucus meeting, it was explained that the project will be permanent housing for veterans rather than a transitional arrangement to spur them to move into an apartment or their own house.

City Councilman Steven Fulop, who served in the Marine Corps in 2003 in Iraq, commended the Urban League for moving forward with the project.

"I want to say that as a veteran, it's a great thing that you're doing," Fulop said. "There's a lot of talk about our veterans with them never getting support they deserve."

Urban League Executive Director Elnora Watson said veterans who will be moving into the facility will be referrals from the Department of Veterans Affairs New Jersey Health Care System. Ricardo Kaulessar can be reached at rkaulessar@hudsonreporter.com

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[JCMAN320]

All great news. That old courthouse should be seeing construction soon then.

This article is about the Russian Contemporary Art Museum in Downtown Jersey City on Grand St. next to Paulus Hook Park.

Keeping Russian museum alive

Friday, April 13, 2007
By MARY PAUL
JOURNAL STAFF WRITER

Living in the United States, it's hard to imagine art being forbidden. But this is one of the reasons the Museum of Contemporary Russian Art in Jersey City has such a significant meaning for author of "Contemporary Russian Art" and museum founder Alexander Glezer, one of many Russian artists exiled from the former U.S.S.R.

Glezer came from the former U.S.S.R. where there was no freedom of expression and most forms of art were banned, like Glezer's paintings that were part of the notorious Bulldozer Exhibition in Moscow in 1974 where police broke up an organized outdoor nonconformist art exhibit.

When Glezer came to New York he was invited to join Committee for the Absorption of Soviet Emigress (CASE), which was based in the Downtown Jersey City building where he would establish the Museum of Contemporary Russian Art in 1980.

According to Valery Zhiltsov, president of the museum's board of directors and an admirer of Glezer's work, modern Bella Russia is sadly still not entirely accepting of the arts. So, he is proud to be a part of this gallery.

Zhiltsov works hard to keep the museum open and exhibiting Russian artists as well as others from all over the world. His commitment to Glezer's museum is so great that he commutes almost every day from Brooklyn to run the museum.

"The main thing is to highlight the discovery and to find a good artist, not necessarily only Russian-born artists," said Zhiltsov, through a translator.

The museum's next exhibit is its Annual Spring Showcase featuring more than 80 artists from the museum's collection. This selected group of artists will include the current featured artist Alexander Zakharov whose work is rooted in Russian Surrealism. But the works displayed aren't limited to any particular style since Russian artists explore art of all styles.

Despite the cultural and artistic significance of the museum's galleries, it's suffering the costs of remaining open to the point that Glezer has been forced to sell some of his pieces to keep his museum alive. Zhiltsov is hoping to offer art classes at the museum to help ensure its longevity. These classes will be in classical drawing.

"It's very difficult for the museum to survive here because it's not Manhattan," Zhiltsov said.

The significance of this museum is not lost on the art community in Russia. They were the only gallery from America invited to participate in a prestigious exhibition, "Tradition and the Contemporary," coming up in January at the Manege in Moscow.

http://www.museum-rus.org/about.htm

[TriHobo]

Model of urban future: Jersey City?By Rick Hampson, USA TODAY


JERSEY CITY — Once, this was a city of browns and grays. Railroads owned a third of the land, and trains rumbled night and day to the cacophonous riverfront. Factories belched fumes and leaked chemicals. "Nobody cared," says Bob Leach, born here in 1937. "Smoke meant jobs."


And those were the good years. Then, in the 1960s, the railroads went broke. Rail yards were abandoned, piers rotted, factories closed. In the 1970s alone, the city lost 14% of its population and about 9% of its jobs.
Now Jersey City has come back as its own antithesis: clean, green and growing — an example, urban planners say, of how the nation can accommodate some of the additional 100 million Americans expected by 2040 without paving over every farm, forest and meadow.


Jersey City, a model of smart growth? Even Robert Cotter, the city's planning director, says he was surprised by the notion. But because so many people here live in apartments or attached houses located near shops, offices and mass transit, they require less land, gasoline, heating oil, water, sewer pipe and other finite resources.


Smart Growth America, an advocacy group that ranks the largest metro areas by sprawl, says Jersey City is the second "least sprawling," trailing only New York City.


It's part of a remarkable demographic and economic U-turn. In a region where many cities are shrinking, Jersey City in the last quarter-century has gained about 30,000 residents, 27,000 jobs and 18 million square feet of prime office space — more than all such space in downtown Atlanta, Phoenix or Miami.


Another 8,000 housing units are being built, and permits have been issued for 10,000 more. With tens of thousands more homes planned over the next 25 years, Jersey City — given up for dead 30 years ago — could pass its 1930 population peak of 316,700.


Once written off by the rest of the nation as another Rust Belt failure, Jersey City is now seen as instructional.


Robert Lang, director of Virginia Tech's Metropolitan Institute, says the city "won't be a model for the whole country, but it will be an important model for parts of it" — especially satellite cities near bigger, more dynamic ones: Long Beach near Los Angeles, Oakland near San Francisco, Chelsea near Boston.


"Areas that have been blighted are beds for redevelopment," says Ben Jogodnik, a vice president of Toll Brothers, a leading national home builder that just finished a 12-story condo tower here. "Decay is incredibly fertile for regrowth."


Toll Brothers is known for building big houses on big suburban plots. But it formed a division to focus on locales such as Jersey City, Jogodnik says, "because that's where our customers are going."


A winning formula
How is Jersey City doing it? Observers such as Lang, Jogodnik and James Hughes, dean of Rutgers University's school of planning, identify several elements in the city's reversal of fortune:


•Proximity to New York. Hughes calls Jersey City "almost a sixth borough of New York." Mayor Jeremiah Healy calls the waterfront "Wall Street West." The city is a short trip across the Hudson River from Manhattan, but its building and real estate costs are one-half to one-third of Manhattan's. This has attracted companies such as Citigroup, Merrill Lynch and Goldman Sachs, and thousands of residents who cross the Hudson to work.


•Redevelopment and infill. Because Jersey City had built on almost all of its land more than 50 years ago, it has to reuse, reclaim and redevelop land, including so-called brownfields (once-polluted industrial sites) and grayfields (parking lots, old strip malls).


After the Hudson riverfront's industrial economy collapsed in the 1970s, Jersey City lucked out: The land was abandoned. No one was living there to object to the construction of offices, apartments and stores on old rail yards and piers.


Similarly, the city has created the Powerhouse Arts District around an imposing but abandoned early 20th-century subway power station. Plans call for a mix of loft-style residential condos and rental units, restaurants, clubs, galleries, theaters and artists' spaces in an area just west of the waterfront.


Also, several former industrial sites contaminated with chromium have been cleaned up. Tons of soil have been removed from a former Honeywell plant on the west side and replaced with clean soil.


•Politics. For most of the 20th century, Jersey City's politics were reliably Democratic — and reliably corrupt. But in 1980, Democratic Mayor Gerald McCann endorsed Ronald Reagan, whose administration later gave the city a $40 million grant for infrastructure improvements along the still-undeveloped waterfront.


In 1992, even though only 6% of the electorate was registered Republican, conservative Republican Bret Schundler, a Harvard graduate who had worked on Wall Street, was elected mayor. Corporations were lured to the city in part by Schundler's reforms and by his reputation for honesty.
Hughes, the Rutgers professor, says publicly traded national companies no longer are automatically leery of doing business in Jersey City.


•Mass transit and infrastructure. Unlike Sun Belt cities that must build new transportation and water lines to accommodate growth, Jersey City is rich in basic infrastructure that was designed when the city was more populous than it is now.


Take mass transit. Although the city is served by a new, $2.2 billion state and federally financed light-rail system, it has long had subway, bus and ferry lines to Manhattan. About 40% of commuters use mass transit — second only to New York among the nation's 100 largest cities — and 9% walk to work.


•Immigrants. Thirty-seven percent of Jersey City residents are foreign-born, compared with 12% of all Americans. From 1970 to 1980, foreign-born residents jumped 45%, an increase nine times the city's population growth rate. Dozens of different languages are spoken here, and the city is home to one of the largest Arab Muslim communities in the nation.


Immigrants include wealthy Asian émigrés who are snapping up apartments at the still-rising Trump Plaza tower, which will be New Jersey's tallest residential building, Indian business owners who have established a "Little Bombay," and low-income Central Americans who work as domestics and manual laborers.


•Density. Cotter, the planning director, half jokes that Jersey City has earned its green reputation largely "by piling people on top of each other."
Among the largest U.S. cities, only New York has a higher population density than Jersey City. Nationally, 64% of homes are free-standing, single-family houses; in Jersey City, the figure is only 8%.
Jersey City's repopulation fits the state's policy of fighting sprawl and preserving open space. "We really have stemmed sprawl and forced development into some of the older urban areas," Hughes says.
And he says it's not just New Jersey: "In the whole Northeast now, part of the political culture is to slow down growth." As Sun Belt boom states such as North Carolina continue to grow — to get more "Jersified," as Hughes puts it — they'll come around, too, he says.


The Beacon on the hill
Last year, Caitlin Coan and Scott Young, who rent in a tower on Jersey City's waterfront, took a walk west — under an elevated highway, past a vocational high school and public housing project. They wanted to check out what Coan calls "that crazy hospital on the hill."
This was the former Jersey City Medical Center, a cluster of Art Deco buildings on a rise in the center of the city, far from the booming waterfront.


Now the medical center was becoming The Beacon condominium complex, one of the nation's largest historic renovation projects.


Most of it was built during the Great Depression. In 1932, Jersey City's most famous mayor, Frank Hague, helped elect Franklin Roosevelt president. In return, he got federal money to help build the hospital complex.


Hague, the history of Jersey City clearly documents, was a master of vote fraud, extortion and intimidation who told city workers how much to kick back to his political machine, whom to vote for and what newspaper to buy. He once had his police dump Socialist Party leader Norman Thomas on a Manhattan sidewalk after he tried to lead a rally in Jersey City.


The medical center symbolized his power. It could be seen for miles —The Saturday Evening Post wrote that it rose "like a beautiful mirage … up from the municipal rubble which is Jersey City." Its eight buildings had marble walls, terrazzo floors, etched glass, decorative moldings and glittering chandeliers.


Overbuilt and overstaffed, the center drained city finances for years. In 1988, four decades after Hague's retirement, the hospital declared bankruptcy. In 2004 it moved to a new building, leaving behind one of the biggest white elephants in America.


The city got it declared a state and national landmark and sold it to a developer for $9.5 million and a promise to spend $350 million to turn its huge buildings into 1,200 condos. This summer, Coan and Young will move into The Beacon, where they've purchased a one-bedroom unit.


Their willingness to move inland to find an affordable home is crucial to the city's plan to repopulate and upgrade its traditional center. The couple acknowledges they're taking a risk on an unfashionable neighborhood. "This is still an up-and-coming area," Young says. "If it doesn't get better, we'll be stuck."


In many ways, Jersey City still is two cities: waterside and inland, new and old, rich and poor.


"We see buildings going up, but it doesn't do us any good," says Walter Williams, 64, an unemployed security guard who lives near The Beacon. About 19% of Jersey City residents live below the poverty line, compared with 9% statewide and 12% nationally. Crime remains a problem despite the hiring of more police. The troubled schools are under state control.


George Filopoulos of Metrovest, The Beacon's developer, says 85% of the apartments in the first two buildings have been sold, mostly to residents of the waterfront or New York, or empty-nesters from the suburbs. Studios sell in the mid-$300,000s; a penthouse went for $2.3 million.


The legend of Hague, softened by the years, is part of the sales pitch. "The ghost of Frank Hague will be happy," Leach says. "In his own way, he always wanted to make this a world-class city."


Cotter says The Beacon is a test of whether Jersey City can grow out beyond its golden waterfront: "This is how we're growing, and in the future it's where a lot of U.S. cities are going."

[JCMAN320]

Take that you naysayers. Say something SAY SOMETHING NY!! JC is becoming a worldclass city right before your eyes. The area around McGinley Sq and JSQ is developing and even Lafayette I drove through and seeing these old homes being renovated and cared for reminds me when Downtown was just starting. The schools are getting better and the crime is no different than your average American city.

Jersey City is on it's way guys and this article proves it. So all you haters keep hatin and well keep on doing what we do. Who says were not a real city? Give me a feggin break. Those stats are for real.!!!

I love Jersey City and apparently we are the latest model city.

[BrooklynRider]

Smart development is encouraging where ever it takes place. JC is looking good. Looking forward to the gaps in the skyline being filled in. Hoping Brooklyn emerges with a similar skyline one day.

[JCMAN320]

Bloomberg to join Healy in Jersey City to talk about guns

The big guns are coming to Jersey City.

New York City Mayor Michael Bloomberg and Boston Mayor Thomas Menino will join Jersey City Mayor Jerramiah T. Healy and others tomorrow at City Hall to speak against a law that limits what information cities can get about guns seized by the federal Bureau of Alcohol, Tobacco, Firearms, and Explosives.

Scheduled for 12:30 p.m., the event will focus on the Tiahrt Amendment, which restricts cities and police from accessing and using ATF data from guns recovered in crimes.

This information, the mayors argue, could help cities clamp down on gun dealers making illegal sales and understand regional gun trafficking patterns.

Named for its original sponsor, Rep. Todd Tiahrt, R-KS, the amendment is up for an extension as part of the federal budget.

Healy is one of 15 original mayors to participate in “Mayors Against Illegal Guns,” the group chaired by Bloomberg and Menino.

Mayors from across New Jersey are expected to attend.

Ken Thorbourne
------

JCMAN Personal Note of the Night: This is great news especially in the wake of the horrific Virginia Tech shooting. This is very important good to see the mayors of the big cities of New York, Boston, Philidelphia, Jersey City, etc. come together. Also great to see Jersey City hosting it.

Also Jersey City was promised an ATF Office a long time ago and the Federal Gov't have been dragging their feet on this. I hope Healy brings that up.

[citybooster]

Agree with your sentiments,JC MAN,I'm glad these mayors could come here and discuss the situation of controlling the gun violence.Sensible regulation is needed....not talking about banning guns,but that you have to be licensed by the state to drive but require no such permit for the purchase of firearms is numbingly surreal.And firearms whose only purpose is to kill,the semiautomatics and assault rifles and cop killer bullets still available...I just don't get the reluctance to pass sensible gun regulation other than intimidation from the gun extremists.Sorry for roaming off the Jersey City spotlight,and I am not a real liberal bleeding heart Democrat,but we've got to get sensible on this issue as it also is a real problem here.

[citybooster]

It was expected that the Pep Boys in the Metro Shopping Plaza would be razed so construction of the Metropolitan/Monaco I and II developments could begin (as well as the enlargement of the Doubletree Hotel) by this spring,but the Pep Boys remains without a sign of any planned activity.What gives,are the projects going forth or will they be delayed?This would be a crown jewel type addition to the skyline and our prestige,as the thought of such gloriious towers and on the Newport side the wonderful Shoreclub,Aqua,and Ellipse really will continue to contribute to make Jersey City a world class city in its own right,give it truly its own identity.

[JCMAN320]

The Metropolitan should start this late spring into summer last time I heard. Well see it definately should not be delayed, the developer is ready to go lsat time iI heard. I'll try and find out.

[ianmac47]

Hey, once again, anyone have a photo of aqua from a high up shore club unit?

[InsideScoop]

The Metropolitan should start this late spring into summer last time I heard. Well see it definately should not be delayed, the developer is ready to go lsat time iI heard. I'll try and find out.

The Inside Scoop is, the construction cost of this building is too shocking for the owners of the pep boys land, and they are looking for someone to buy them out of the deal. This project is unfortunately on hold indefinitely or subject to a major redesign downgrade to spare costs. Prepare for similar news on the Remi Koolhaus monsterpiece. I would bet those giant flying cantilevers get converted to a sensible 8-foot or less cantilever in final design.



the Metropolitan/Monaco I and II developments could begin (as well as the enlargement of the Doubletree Hotel) by this spring,

One of these might get started this year . .. might.


This would be a crown jewel type addition to the skyline and our prestige,as the thought of such gloriious towers and on the Newport side the wonderful Shoreclub,Aqua,and Ellipse really will continue to contribute to make Jersey City a world class city in its own right,give it truly its own identity.

Despite all the blabber that goes around by some local brownstone jerktavists, Newport seems to be the only builders that hammer away year after year with a new building every year. A lot of the other sites mentioned above are flash in the pan condo one-off jobs that rely on perfect market conditions for sales, construction and financing to pull off by one-time developers so don't count on them yet. Aqua already is started under construction so its a sure thing now. Ellipse is being heard at planning next week but everything down in Newport is considered "as-of-right" so even if there is some acrimony by the anti-development luddites, that will go through and I would be willing to wager that it will get built at some point.

[tbal]

Hahaha - Insidescoop, where do you get your information from? The Metropolitan shows no "signs" of delay. The Pep Boys lease runs out in a few months, and the building is to be demolished at that time. The developer never stated that the Metropolitan was to go under construction in Spring 2007. The plan has always been Summer 2007. They cannot knock the building down while the tenant still has legal rights to occupy it under the lease agreement. Keep in mind that this building is part of a long-term redevelopment project that is being carried out by a powerful and experienced company. If you knew anything about companies of this type, you would realize that it is pretty much a definite thing that this will get built regardless of current condo market conditions. They are thinking long-term (and it will take at least 3 years to build it anyway). 8 towers are planned. I am sure that if they think they could possibly fill 8 towers over the next 20 years, they will not hesitate at the idea of filling one tower over a three year period (sales offices usually open only a few months into construction, and sometimes even before construction begins).

[InsideScoop]

Tbal I am sorry to point out you are incorrect about one key thing.

The Doubletree/San Remo/Monaco projects are being done by a well experienced, capitalized and organized development group that everyone knows well and has done residential projects in Jersey City and all over the state.

The PEP BOYS site and Metropolitan Tower are the project of a smaller, less experienced owner of primarily Retail Shopping Centers and such things.

These are two completely different owners and developers. As I said, San Remo, Monaco, etc. might get a tower started this year. Pep Boys/Metropolitan is looking like it is on hold.

[nafco]

how did JC fair this time during the floods this weekend? I saw what happened in Hoboken, but havent seen any footage in the west side area or anywhere else.

[citybooster]

We seem to have a substantial difference of opinion here regarding the Metropolitan part of the G&S Metro Shopping Plaza lot regarding a possible delay of the razing of Pep Boys(Though the Monaco project looks as if it will probably begin sometime this year)I believed the whole project was being headed up by G&S,who own the entire massive property.I'm well aware the secondary stage of towers will be much more a future,market based thing....but isn't the Metropolitan the centerpiece of the project and is it likely or not it will break ground by the fall?Can JC MAN be the referee here,as someone is clearly mistaken....we need a swing vote here,build or on indefinite hold for the Metropolitan!(Please say it's build!!!)

On the Koolhaas proposal,I fully expect a major revision,not to something mundane or uninspiring,necessarily...but he did come up with four plans that were looked at,perhaps a revision to one of the remaining designs?Anyone think differently or agree with my thinking here?

[InsideScoop]

Hartz, et. al. own the Doubletree/Monaco/SanRemo lots.

G&S own the pep boys, shoprite, whatever. 2 totally different groups.

[JCMAN320]

Nafco yea JC flooded in someparts Downtown and on the Westside 440 and 1&9 and the Lincoln Highway bridge was shut down. But we faired much better than most cities and towns in NJ.

I heard the Metropolitan will get built this summer. Tbal your right about Pep Boys lease it runs out soon. Thats what I know and after that they should demo it. Koolhas's building I would like to see bult as is but I'm sure whatever is built there will be great because he designs it.

[citybooster]

Hartz, et. al. own the Doubletree/Monaco/SanRemo lots.

G&S own the pep boys, shoprite, whatever. 2 totally different groups.I don't think so...the whole property is G&S,and it makes no sense after all the buildup that they suddenly would discover the price to be prohibitive.They may be working in concert with Hartz(I have no idea if Hartz even really has an interest there) but like the Harwoiod Development,which would cost a substantial sum,you look for a partner to help contain costs...makes no sense they'd abandon the project and sell off their own land.Hate to be a pain in the you know what,JC MAN, but since you have a great track record on the inside stuff,is G&S the owner of the entire property and what are the chances of them getting investors such as Harwood to split costs,if that's a concern?I promise,I will hold off on this particular development any further questions until the demolition of Pep Boys this summer,but I'd like to have a definitive feel for the actual situation at hand currently.

My error,as I read that the Doubletree was Hartz developed,though I think the Monaco and San Remo would be built on the G&S plaza lot....hopefully someone could clear the delay/downsizing Metropolitan rumors.

[InsideScoop]

Monaco and San Remo 1, 2 are all clustered tight around the Doubletree on Hartz property (see picture)

http://www.jerseycityportal.com/realestate/images/monacoandsanremo2.gif

Hartz owns the part of that area that is on washington blvd. You can see the doubletree in the above picture it is the beige building with the peak roof.

G&S owns the shopping plaza behind - including pep boys. The only building planned by/for G&S is the metropolitan, which is West of all this stuff owned/to-be-built by Hartz.

[ianmac47]

Hartz owns 455 Wash. (DoubleTree) and G&S owns 400 - 420 Marin (Metroplaza)

https://www.cityofjerseycity.com/WebTaxInquiry/AccountSearch.aspx

[InsideScoop]

The light rail tracks are the border which divides those properties between the two owners/development groups.

[citybooster]

Monaco and San Remo 1, 2 are all clustered tight around the Doubletree on Hartz property (see picture)

http://www.jerseycityportal.com/realestate/images/monacoandsanremo2.gif

Hartz owns the part of that area that is on washington blvd. You can see the doubletree in the above picture it is the beige building with the peak roof.

G&S owns the shopping plaza behind - including pep boys. The only building planned by/for G&S is the metropolitan, which is West of all this stuff owned/to-be-built by Hartz.Thanks for clarifying at least this part,Inside Scoop.I'm really hoping the stuff you heard about the G&S part of the developing area is exagerrated or not quite the final word.they had to know a project the size of the Metropolitan would require a huge investment,and they own the land so it wouldn;'t make sense to me they would want to abandon such a potentially lucrative development.I would think if they require some more infusion of cash that they partner with some developer with the deep pockets and expertise...Hartz would be a good one,there are a good number of good possibilities to help share costs and make construction physically and practically feasable.

I would gather the future four other towers,which are highly speculative at the momennt,would be on the G&S Metro Plaza lot,and that may not happen for at least a decade.I hope the Metropolitan is built with minimal changes if any,that plus the Monaco I and II and San Remo would look absolutely incredible as part of the Jersey City skyline.

[ianmac47]

I believe G&S has a total of 8 towers planned for Metro Plaza of the next 2 decades

[tbal]

From the articles on the San Remo, Monaco I & Monaco II, it appears that Roseland Properties is the developer, not Hartz.

[citybooster]

tbal and JCMan have mentioned the Harboorside 4 project being brought up before the Planning Board,but I have read nothing to indicate anything was discussed at all regarding the project.Also is Harborside 7 going to rise or not?With the office market looking up,this seems to be a good opportunity to start building before the New York projects especially around Ground Zero get started in full gear.The builders here are way too cautious,and the city must get aggressive and pursue a variety of companies,not just financial services,to base a significant presence here.We do cost half the price of Manhattan,and the views of Manhattan are spectacular and best enjoyed here.Let's go,Jersey City.....and btw,let's really make Merrill Lynch a great offer to build their new base here as originally planned...the building specs I last saw were incredible and would be a mighty impressive skyline jewel!

[tbal]

As I walked past the Pep Boys and DoubleTree today, I noticed three new bright orange markings on the bordering sidewalks: one had a "2" next to it, at the entrance to Pep Boys, and a triangle oriented toward Shoprite; another had a "3" next to it at the corner of Washington and 4th Street, and pointed directly at the Westin Hotel tower; and the other marking was an arrow that was near the entrance to Avalon Cove on Washington, and pointed directly at the property where the towers (Monaco & San Remo) are planned for construction.

The markings are related to site surveying in some way (but I am not sure what their significance is). I would definitely not be surprised if they do in fact begin construction soon since the rental market appears to be hot and they asked for and received a tax abatement for the project.

Also, I noticed several new markings around the site of 2 Second Street ("Hudson Exchange").

[investordude]

I'm curious how people in Jersey City feel about congestion pricing in Manhattan. On the one hand, I could see it creating demand by employees for companies to locate in Jersey City, but on the other, its so insignificant compared to the cost of driving into New York that I just can't readily see how it will matter either way.

Also, wouldn't New Jersey have to agree to this if the $8 is going to be inclusive of the existing tolls, as I understand it will be?

[ianmac47]

I think its about time. Driving is a privilege, not a right. Many naysayers claim its another "tax" or that it hurts poor and "working class" people. But at the end of the day its the most effective way of convincing people to take mass transit. Hopefully this means more money will be made available for rail projects.

Also, as far is Jersey City is concerned, it effectively lowers the cost of doing business in JC further still in comparison to Manhattan. I imagine the short term effect will be more office development planned for Jersey City. At $8 per day, this adds up even for executive level business people, especially for smaller to medium size businesses. It will make Jersey City and attractive place to have offices because it will be significantly cheaper to drive to the office, a perk if you will, of doing business in Jersey City.

[Bosco2BC]

does anyone have any news on the progress (or lack thereof) of the powerhouse renovation? the last i heard almost year ago was that the JC development authorities hired the cordish companies to oversee the project. i passed by the powerhouse recently and not one thing has changed. i've been feverishly trying to look for an update, but can't seem to find anything. any feedback would be greatly appreciated - this message board is great! i'm scheduled to move into trump plaza in mid-2008 and i can't wait to watch everything develop right before my eyes.

[InsideScoop]

Among the many barriers to commencement of the Powerhouse project is the Port Authority, which owns it, and the cost of moving its electric substation which is located on the site to some other to-be-determined location.

While JC may have designated a developer, JC still doesn't control the land or the process. Designation of a developer in this case just meant that the City will negotiate with the developer subject to actually being able to get the property and hand it over for him to execute a project. So far, no meaningful movement on the part of the government(s) involved.

Still a wish-list dream for the moment.

[tbal]

To all those who have doubted that the developers of the Metropolitan would go ahead with the project, the first sign of activity around the site (besides the markings I mentioned in a previous post): traffic study equipment was positioned yesterday on the stretch of 6th Street on which the Metropolitan is slated to be built.

It was stated in an article a few months ago that the developer would commision a traffic study before construction begins to determine whether to install a new traffic light at the intersection of 6th Street and the new street on which the Met will be located.

[injcsince81]

Among the many barriers to commencement of the Powerhouse project is the Port Authority, which owns it, and the cost of moving its electric substation which is located on the site to some other to-be-determined location.

While JC may have designated a developer, JC still doesn't control the land or the process. Designation of a developer in this case just meant that the City will negotiate with the developer subject to actually being able to get the property and hand it over for him to execute a project. So far, no meaningful movement on the part of the government(s) involved.

Still a wish-list dream for the moment.

I thought the City owned the Powerhouse building itself, and the PA owns the substation. Not sure about the land.

In any case, the PA is on record saying that relocating the substation will cost $20 mil.

They commissioned a study to determine the most advantageous location for the new substation. That's the last I heard.

I agree - for the moment it's but a dream...:(

[citybooster]

To all those who have doubted that the developers of the Metropolitan would go ahead with the project, the first sign of activity around the site (besides the markings I mentioned in a previous post): traffic study equipment was positioned yesterday on the stretch of 6th Street on which the Metropolitan is slated to be built.

It was stated in an article a few months ago that the developer would commision a traffic study before construction begins to determine whether to install a new traffic light at the intersection of 6th Street and the new street on which the Met will be located.We can hope it's a good sign.Once that they start the Pep Boys demolition this summer,hopefully the beginning of one of the most awesome city projects can start....I'm not getting my hopes up,but in two-three years to see the Metropolitan soaring to completion,as well as the separate Monaco-San Remo-Doubletree expansion project...Hudson Exchange nearby,so many really great projects,people really will be taking notice of JC!:cool:

[MrWolf]

More media attention for the Beacon (Metrovest's publicist must be in for a bonus this year!).

http://www.njmonthly.com/issues/2007/05-May/coverstory/thiswayup.htm (http://www.njmonthly.com/issues/2007/05-May/coverstory/thiswayup.htm)

cover story
http://www.njmonthly.com/issues/2007/05-May/coverstory/imgs/hirise_intro.jpg
The two-bedroom penthouse reveals the height of luxury—nine-foot-high ceilings, to be precise. Montgomery greene: courtesy of KOR cos.

montgomery greene • Jersey City

The nineteen-story luxury apartment building at the corner of Montgomery and Greene streets is part of a restoration of the city’s neighborhoods. From the outside looking in, this computer-generated view of Montgomery Greene shows how retro and modern can harmonize.

Across the country, erstwhile suburbanites are flocking back to the cities.

For a prime example, look no further than Jersey City. “It’s a dynamic market,” says George Filopoulos, president of Metrovest Equities, a leading developer based in New York City that has restored the Beacon to its original glory.

The Beacon, an Art Deco landmark built between 1926 and 1941, started out as the Jersey City Medical Center, a major hospital for the poor and power base for political boss and former Mayor Frank Hague. This ten-tower complex is New Jersey’s largest example of Art Deco architecture, a distinction that landed it on the National Register of Historic Places in 1985.

the Beacon • Jersey City

Once upon a time, it was the Jersey City Medical Center. Restored outside, revamped inside, and renamed, the Beacon boasts five-star amenities throughout. Residents can lounge in the library, take a dip in the indoor pool or bask in the magnificence of the lobbies.


http://www.njmonthly.com/issues/2007/05-May/coverstory/imgs/addedvalue.jpg

Placement on the National Register required the Beacon’s developers to restore the facades and lobbies, though the interiors had to be gutted. Filopoulos, who chanced upon the complex on a drive to Jersey City, says he immediately fell in love with the artistic details of the exteriors. “The windows are huge. I could see that the views—even on the lower floors—would be spectacular. It would be a shame to destroy this beauty.”

The restoration is occurring in three stages. The first two 23-story towers will be completed this month, encompassing 315 studios and one- and two-bedroom condominiums. Terrazzo and marble floors have been installed in the lobbies that connect the buildings. ”We already sold 85 percent of those units,” says Filopoulos. “Over 40 percent are coming from New York City. This has to do with price—we are less expensive than Manhattan.” Studios start in the low $300,000. Penthouses sell for $2 million and up. A two-story penthouse at the Beacon recently sold for $2.3 million, a record for Jersey City.

When the second two stages are completed in 2010, the complex will total 1,200 condominium units, a public theater for movies and live performances, a gourmet market, parks, shops, a dog run, a library and business center, screening rooms, a spa, and a museum devoted to the history of the Jersey City Medical Center.

The largest percentage of tenants are expected to be young single professionals who commute to Manhattan. “If you work on Wall Street, you can be in your office in fifteen minutes,” says Filopoulos. “It takes 22 minutes to get to Midtown by PATH train.” (Residents can commute to Manhattan from Port Liberte and Exchange Place.)

The Beacon is also attracting empty-nesters who want to partake of big city attractions while sparing themselves the maintenance headaches of homeowning. Young marrieds with toddlers and little children are being enticed by the promise of an on-site preschool, where priority will go to Beacon residents.

Few couples with school-age children have signed on. “It just takes a bit of time,” Filopoulos says. “Parents are concerned about the schools in the area, but the schools are changing for the better. Jersey City is a different place than it was ten years ago. With high-rises come upscale retail stores, arts centers, parks, entertainment venues, restaurants, all the conveniences of city living, and eventually better schools.”

In the meantime, the Big Apple beckons. “New York City is a focal point of commerce, and young professionals just starting out want to be in or as close to the city as possible,” says Harry Kantor, president and chief executive officer of Wall-based KOR Companies, the developer responsible for the nineteen-story Montgomery Greene condominium in Jersey City. “New York has been a driver and Jersey City has benefited. We have all the services you would find at a good hotel.”

Jersey City is part of the Gold Coast, developer slang for Cliffside Park, Hoboken, Weehawken, Edgewater, and Palisades Park.

“The appeal of high-rise living is the level of amenities and service and the ease of a no-maintenance lifestyle,” says Christopher Winslow, director of marketing at Tarragon Corp., developer of One Hudson Park in Edgewater and Trio in Palisades Park. “Our buyers are seeking a beautiful, well-built home close to work, school, family, and friends. The time they save on house upkeep becomes theirs to enjoy as they choose.”

Details such as high ceilings, glass-enclosed balconies, chef’s kitchens, and fine woodwork bring in buyers. All the one-bedroom units and many of the two-bedroom units at One Hudson Park have been snapped up. Two-bedroom, 1,104-square-foot unites start in the mid-$600,000s.

Breathtaking views are another selling point. The sixteen-story Aurora in Cliffside Park faces upper Manhattan. “The Aurora is starting out on a cliff, so even the first story will have grand views,” says Mary Boorman, senior vice president of marketing and strategic planning of Chatham-based Pinnacle Companies, Aurora’s developer.

The Aurora’s interiors are designed by Philippe Starck, who became famous when he designed the home of French president Fran&#231;ois Mitterand in 1982. With a private library for residents of the 131 apartments, a cabana area and pool, among other extras, the Aurora, Boorman says, offers “hotel living with the warmth of a close-knit community.”

Aurora condos feature custom cabinets and faucets, free-standing bathtubs, and stone countertops. Some have dens and family areas off the kitchen, some have fireplaces, and all have floor-to-ceiling windows offering views of New York from the George Washington Bridge to Wall Street. Apartments range in size from 1,800 to 3,300 square feet—more than 60 percent of the apartments are over 3,000 square feet—with prices ranging from just over $1 million to more than $2 million.

All that glitters is not the Gold Coast. The Parkview in Collingswood, near Philadelphia, has 1,025 rental units in four towers surrounding a central plaza. Though only ten stories high, the Parkview is considered a high-rise under local building-code height restrictions.

As you’ve probably heard, Collingswood is hot, not only on account of its Restaurant Row. “From the 1970s up until 1990, Collingswood saw rough times,” says Andrew Schwarz, chief executive officer of Audubon Communities Management, which is overseeing the renovation and renting of the Parkview. “The downtown has gone through a real renaissance. You can see it with the quality of retail shops and homes. New buildings are going up and the schools have greatly improved.”

Parkview tenants include young single commuters and couples without children. Mary and Tom Lawler, who both grew up in Philadelphia, moved to Collingswood because they wanted to live in a quieter community. The newlyweds commute to Center City Philadelphia, where Mary is a teacher and Tom is an accountant.

“It takes fifteen minutes to get to Philadelphia by bus,” says Mary. “There’s a high-speed rail line, too. We like all the conveniences—the outdoor pool, tennis courts, parking, fitness center, business center, and grocery store. We don’t want to spend a lot of time in traffic. Plus, rents are less expensive here than in Philadelphia. When we expand our family, we may move to a house, but that won’t happen for awhile.”

For now they are enjoying their one-bedroom apartment. One-bedroom rentals start at $885 for 650 square feet; two-bedrooms start at $995 for 1,000 square feet.

A new wrinkle in luxury living is called a condotel, a cross between a condo and a hotel. The 25-story Wildwood Beach Hotel & Resort in Wildwood, to be completed in the winter of 2009, will offer residents all the services of a fine hotel—maid and room service, concierge, fitness center, spa, restaurants, and upscale retail shops. Of the 340 units, 150 are hotel rooms. The other 190 are one-, two-, or three-bedroom condos. They range in price from $700,000 for an 800-square-foot unit to more than $1 million for a 3,000-square-foot duplex.

“We are only 45 minutes to Atlantic City and an hour and fifteen minutes to Philadelphia,” says Christian Nickerson, chief executive officer of Princeton Junction Development Partners.

Should the weather be inclement, you can still wriggle your toes on the beach, or something approximating it. All year round, in fact. Wildwood Beach’s two indoor pools are both surrounded by swaths of sand.

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[JCMAN320]

Merrill Lynch expanding operations in Jersey City?

Financial services giant Merrill Lynch has sold a 1.4 million-square-foot property in Central Jersey and is moving the employees who worked there to other offices in the region, including Jersey City.

The Merrill Lynch Building -- 101 Hudson St. -- is the second-tallest building in Jersey City and the third-largest building in the state.

The company reportedly sold the campus in Plainsboro for $122 million to Ivy Equities, a real estate investment company, and an unidentified Philadelphia real estate developer, the Times of Trenton reported.

"They've had a declining presence at that site for some time," Plainsboro Mayor Peter Cantu told the newspaper. "It's not something that comes as a great surprise."

[z22]

Merrill Lynch expanding operations in Jersey City?

Financial services giant Merrill Lynch has sold a 1.4 million-square-foot property in Central Jersey and is moving the employees who worked there to other offices in the region, including Jersey City.

The Merrill Lynch Building -- 101 Hudson St. -- is the second-tallest building in Jersey City and the third-largest building in the state.

The company reportedly sold the campus in Plainsboro for $122 million to Ivy Equities, a real estate investment company, and an unidentified Philadelphia real estate developer, the Times of Trenton reported.

"They've had a declining presence at that site for some time," Plainsboro Mayor Peter Cantu told the newspaper. "It's not something that comes as a great surprise."

Good for Jersey City, but net loss for New Jersey as some employees will be moved to NY.

[investordude]

Look, they aren't demolishing that office in Plaisboro - they are selling it. Sounds like they had more space than they actually needed and so are selling it because the hot regional employment market means other people would use the entire 1.4 million square feet. Presumably, a company occupying all the space would generate more jobs than an empty building, and those jobs I'd guess will pay reasonably well.


It's not really that surprising that they may have bought more space than they needed during the boom and/or after the 9/11 office uncertainties. A return to normal for the financial services industry is a huge win - both for New York and New Jersey. In a growing employment market, this seems like a happy reshuffle.

[macmini]

In the Region | New Jersey
Both Ultramodern and Dated

http://graphics8.nytimes.com/images/2007/04/22/realestate/22njzo.2.600.jpg
INDUSTRIAL FLAVOR A model apartment at CanCo Lofts in Jersey City, which will ultimately have 500 condos.
By ANTOINETTE MARTIN
Published: April 22, 2007



JERSEY CITY

THE American Can Company factory building here — which was the birthplace of the modern American beer can — is undergoing conversion into more than 500 condominium lofts that will retain a distinct industrial flavor, spiked with ultramodernity.
http://graphics8.nytimes.com/images/2007/04/19/realestate/22njzo.1.190.jpg
Paul Hawthorne for The New York Times
A detail of the building’s Art Deco exterior.


The new condos will have a look that is both retro and sleek, according to architects from SBLM of Manhattan (http://topics.nytimes.com/top/classifieds/realestate/locations/newyork/newyorkcity/manhattan/?inline=nyt-geo), the company hired by the developer, Coalco New York, to transform the million-square-foot Art Deco-era industrial building.

Its classic factory elements, like ceilings that soar up to 24 feet and concrete columns as big around as giant redwoods, will be set off by white-lacquered kitchen cabinetry, wide-plank white-oak flooring and stone countertops in every unit, said David Nicholson of SBLM.

“It has been quite fascinating working on an adaptive reuse like this,” Mr. Nicholson said. “The building has such strong character of its own, and we are trying to play to that, honor that, while at the same time going to the cutting edge with the apartment designs.”

A separate architecture firm, LOT-EK of Manhattan, was hired to create a “destination” lobby at the condominium project, called CanCo Lofts. It has come up with a startling low-tech-high-tech design that combines stacked lumber used as benches and “ceiling sculptures”; a wall decorated with industrial piping; extensive glass; and two dozen plasma television screens that will show live scenes of the Manhattan skyline as well as community news flashes.

“This wall will truly be a spectacle,” said Giuseppe Ligano of LOT-EK, describing the wall of piping as reminiscent of a Chinese screen. It will be lighted from behind so that from across the room the piping appears as stripes on an interior wall.

The TV screens mounted on the wall may be viewed as art in addition to their role as instruments of communication, Mr. Ligano said. “For one thing, they can be used creatively to repeat the view of New York, so that it seems to be everywhere in the room, or splitting it into fragments so the screens make a whole ‘painting’ or to produce a panorama.”

In addition, five “conversation areas” will be created around the lumber benches, whose seating section will be wrapped in leather. The lobby will also have a mailroom, with desks for opening mail.

The CanCo building is a natural haven for commuters — nine blocks from Journal Square and a PATH station, from which passengers can reach Wall Street in less than 15 minutes. So the screens will also constantly report on weather and traffic, said Edward Yorukoff, marketing director of Coalco New York, a division of Coalco International, a diversified development company based in Russia.

Coalco will open sales next month on the first 100 loft units. Construction has begun after a long phase of environmental cleanup at the property and completion of a sales lobby and model kitchens, baths and a loft space, Mr. Yorukoff said.

One-, two- and three-bedroom units will be offered at prices ranging from the high $200,000s to the upper $600,000s, Mr. Yorukoff said. The apartments come with garage parking, numerous amenities and shuttle service to the PATH train.

The first residents could move in by the end of the year, he said.
The building, which was shut down as a can factory in the 1970s and has mostly been empty since then, is a local landmark. With its five towers, tall smokestacks and stone Deco details, the brick structure is part of a historic industrial district established by the city.

The developers have picked up on the theme with a piece of artwork installed inside the sales lobby’s front door: a wall-hung sculpture composed of paint cans of a type once manufactured on the site.

The building’s facade will be completely renovated, according to Coalco’s president, Mikhail Kurnev.

The lofts will be designed to be exceptionally large and roomy, he said, with period 14-foot ceilings — 17 feet to 24 feet on upper floors — and eight-foot-high doors, plus the oversize windows typical of old factories. The baths will have oversize showers and soaking tubs, glass mosaic tile on the walls and cove lighting.

A 10,000-square-foot residents’ club will feature a large fitness center, a yoga and Pilates studio and a half court for basketball. In addition, the community will offer a children’s play center, screening room, pet park and pet spa, game room for billiards and video games and an event room with an outside terrace.

The building’s basement, formerly a rail station, will become a residents’ parking garage, accessible by elevator, Mr. Kurnev said.

LOT-EK, the lobby designer, is also designing a garden area outside the lobby, which will have a glass wall on the garden side. Although the setting for CanCo Lofts, situated at 50 Dey Street just off the clogged traffic artery of Tonnelle Road, is highly urban, the building is designed to offer a calm oasis to its residents, the developer said.

From upper floors, the views of Manhattan and the NewJersey coast and, westward, of towns perched on rolling hills are extraordinary. From the now-gutted upper floors of one of the towers — empty save for concrete support columns 12 feet in circumference — the full 360-degree panorama is available.

“It’s a good time to shop for the view you might like to own,” said Mr. Yorukoff, who added that prospective buyers would be allowed to take a look, if willing to don a hard hat.

He said he expected the lofts to be most attractive to buyers in their 20s and 30s, probably with no children or only a toddler, who might want to use the loft space in their units as either work space or spare bedrooms.

[JCMAN320]

Saturday night benefit: See plenty of punches, plus celebs to chat up

Thursday, April 26, 2007
By MICHAELANGELO CONTE
JOURNAL STAFF WRITER
Celebrities will join Jersey City's Finest and Bravest when they square off against their New York City counterparts at the annual "Night of Amateur Boxing," charity event Saturday.

The event will benefit the Police Officer's Benevolent Association Memorial Scholarship Fund and is dedicated to the memory of slain Jersey City Police Officer Domenick Infantes Jr.

The boxing matches will begin at 8 p.m. at Hudson Catholic High School, at 790 Bergen Ave., and the $25 admission fee can be paid at the door, organizers said.

Tickets to attend the VIP reception from 6 p.m. to 8 p.m. cost $100 and will also be available at the door. The reception will include a buffet catered by San Vito's restaurant in Bayonne and an opportunity to rub elbows with the celebrities.

Scheduled to attend are former heavyweight boxing champion "Smokin" Joe Frazier, "real life Rocky" Chuck Wepner, former WWE and ECW wrestling divas Tammy "Sonny" Sytch and Dawn Marie, UFC fighter "Cabbage" Cleveero and legendary St. Anthony High basketball coach Bob Hurley, organizers said.

Boxing memorabilia and prizes will be auctioned at intermission. VIP passes can also be purchased by calling the J.C.P.O.B.A. at (201) 963-3484.

[macmini]

Lefrak's new ad in Today's New York Post Home Real Estate Insert.

http://specialsections.nypost.com/news/nypost/nyphome/20070426/p53.asp

http://specialsections.nypost.com/news/nypost/nyphome/20070426/img/a_1_p99.jpg

[TimmyG]

45-story Newport building approved for pier
Residents bring dispute to discussion on project
http://www.zwire.com/images/spacer.gifhttp://www.zwire.com/images/spacer.gifhttp://www.zwire.com/images/spacer.gif Ricardo Kaulessar Reporter staff writer
04/28/2007

The Jersey City Planning Board at their Tuesday meeting approved a 45-story tower to be built on a pier in the Newport area.

The project will be the "Ellipse," a 352-unit building including a few three-story town homes.

The project also will include a cultural/educational center, a 230-parking space garage with an open-space roof (including grass), and an extension of Hudson River Waterfront Walkway.

The board approved the project unanimously, but with conditions to be met by the developer as part of approval, such as real grass on the garage roof and meetings with neighborhood groups.

But there were dissenting views on the project during the public comment part of the meeting, particularly because some believe more land should be set aside for a park.

Need more parks
There was already opposition to the project before it came in front of the Planning Board.

Newport resident Dan Falcon had complained on an internet message board that he believes the five-acre Pier 199B, where some of the project will be built, should be set aside as a park. The pursuit of more park space in Newport has been a goal of Falcon's since 2001.

Falcon appeared at Tuesday's meeting to ask for the Ellipse application to be tabled until the Newport Redevelopment Plan, which governs development of the Newport, is amended to include more park space.

"The Newport Redevelopment Plan talks about improved open space, doesn't really talk about any requirements for parks at all," said Falcon at the Planning Board meeting.

In fact, the "green" roof on the parking structure can count toward the developer's open space requirement, according to the Newport Redevelopment Plan.

"When I look around Newport," Falcon said, "I cannot find one legitimate park, not one."

Bill Wissemann of Newport Associates Development Company, who will build the project, refuted Falcon's claim of Newport lacking open space, claiming the area has "a higher percentage land wide of parks per capita than does the rest of Jersey City," based on analysis done four years ago.

Another Newport resident, Robert Vivien, read a lengthy letter stating his disapproval of the project, and also asked for it to be tabled. He claimed that there was a survey sent to a thousand Newport residents asking if amenities such as more park space in Newport were needed.


[B]Some approve of 'Ellipse'

Newport resident Janet Allen stated her approval of the project, as did fellow resident Sonia Maldonado.

"Besides the fact that it is going to make a stunning and striking representation on the Jersey City shore," Maldonado said, "it's going to call out to people to come to Jersey City."

The Planning Board went ahead with approval. They were reminded by the one of the city planners before voting that the project could be built on the property in question "as of right," or already allowed within the Newport Redevelopment Plan.

Several commissioners complimented the design of the building. Longtime board commissioner Leon Yost said, "this is the most exciting project I have seen at Newport so far" referring to previous Newport projects as a "sea of generic boxes."

Yost also said he wants to see the Ellipse built before other projects that Newport has planned for development in the near future.


Timeline

Wissemann told the board that the project will be built in the next five years after other Newport projects by Newport Associates Development Company such as the Woodrow Wilson and the Aqua, also located on 14th Street, are built out.

The Jersey City community of Newport, located on the northern waterfront, has grown to 600 acres, 3,922 residential units, and over 10,000 residents, all between 18th Street and Sixth Street. It broke ground in 1986.


Purporting to represent Newport

A bizarre sideshow to the public comment on the Ellipse was a dispute between residents Robert Vivien and both Janet Allen and Sonia Maldonado being played out in front of the board.

Both Vivien and Maldonado in recent months have bickered with each other via the internet over who heads the Newport Neighborhood Association, a neighborhood group claiming to represent Newport residents. Both have also claimed to have registered the NNA with the state.

Allen, during her public comment period, made the unusual disclaimer that she is the acting president of the Newport Neighborhood Association (NNA), along with Maldonado and another Newport resident Linda Klarfeld, and that they are the only ones "allowed to speak for the organization."

Maldonado also made the disclaimer that she is an officer of the Newport Neighborhood Association along with Allen and Klarfeld.

But Vivien claimed during his public comment he was president of the NNA and did not mention Allen and Maldonado's claims of involvement with the NNA.

After the public comment, several of the commissioners questioned where these neighborhood groups were when other Newport-related projects were presented at past Planning Board meetings. -- RK


©The Hudson Reporter 2007

[InsideScoop]

Dan Prussack Falcon and Robert are a couple of real dip$hits. Imagine they oppose the nicest looking new building on the waterfront just because they have some personal problems. Time for them to get a life. If they hate Newport so much, maybe they should just move out. No one is forcing them to stay there. They can find an apartment in Bergen-Lafayette right next to Liberty State Park if they want to be in a more suburban park-like setting.

[macmini]

Light rail is called key catalyst to wealth of new condo complexes
Monday, April 30, 2007
By COTTON DELO

JOURNAL STAFF WRITER

Ringing in its seventh year this month, the Hudson-Bergen Light Rail continues to be an engine fueling development in Hudson County, judging from the wealth of condo complexes springing up in its path.

"Wherever we are, especially on the waterfront, we've been a tremendous catalyst for redevelopment," said Joe North, NJ Transit's general manager of light rail. "I think that's going to be part of our legacy."

NJ Transit officials point to the light rail as a crucial factor in making projects like Liberty Harbor - the 28-block residential and commercial development between Jersey Avenue and Marin Boulevard stations, due for the first phase of move-ins on May 15 - feasible.

Situated in the midst of former brownfields, Liberty Harbor will be linked to various modes of transport via light rail.

"It's a straight shot to Exchange Place or Grove Street PATH station," observed Jan Wells, who researches transit-oriented development and is completing an impact study on the HBLR for NJ Transit through Rutgers. "The secret of success here is the connectivity."

Five thousand residential units have built been or are under construction in the half-mile stretch between Essex Street and Jersey Avenue stations since 2000, she said.

Wells also cited the impending development at the Peninsula at Bayonne Harbor and intense building activity at Weehawken's Port Imperial - where the HBLR went on line in October 2005 - as evidence of the light rail's magnetism.

For some marketers, the light rail has become an integral addition to the catalogue of amenities used to entice buyers.

Shortly before the New Year, Linda Cantatore of the Hoboken-based Renaissance Realty Group started dangling free passes - good for light rail and bus transfers for one year - to prospective buyers at The Neopolitan near Hoboken's Second Street station and Bella Vista Estates in Weehawken.

She thinks the light rail is largely responsible for the influx of residents on the western side of Hoboken.

"I think it's introduced lifestyle into our southwest end," she said.
"It's all about the light rail," said Dean Geibel, a Hoboken-based developer whose holdings include Trump Plaza in Jersey City and MetroStop, adjacent to Hoboken's Ninth Street station, both under construction.

"That's what's driving development in Hudson County - mass transportation."

Some of the effects are still speculative.

Developer Peter Mocco expects the 350,000 square feet of commercial retail space - due to be completed in two and a half years - on Liberty Harbor's main drag to attract local shoppers in droves.

The light rail will run through the middle of the future Morris Boulevard, with traffic on either side.

"What happens is it brings Jersey City back to being a retail hub," he said.

[investordude]

I haven't looked at the plans for the retail mall mentioned in the previous post, but my issue with jersey city vs brooklyn is that the waterfront area is still too suburban. I'm sure JCman will point out that downtown JC has some urban qualities, but it seems like the new, upscale complex they are building will be a mall, and will detract from the potential to upscale downtown Jersey City and Grove Street, as well as the waterfront area.

Jersey City probably initially needed to start as a high rise suburbia, but now it should be focues on becoming more urban, so I'm disappointed retail complexes are approved that aren't part of the pedestrian street environment.

[ianmac47]

Yes, there are elements of Jersey City still clinging to the suburban tradition, namely the large parking lots and over reliance on cars, and a few big box stores. Most of these parking lots have planned high rise developments slated for them. The urban vs. suburban way of development has always been driven by economics. 100 years ago, there were many costs in expanding into suburbs, mostly transportation and communication. By mid-century, the automobile was changing that, reducing the cost in terms of time for traveling. Today there is a resurgence of urban living, in part because its simply impossible to constantly expand suburbs; costs are going up, land is running out. Jersey City has doubtless benefitted from its proximity to Manhattan. Manhattan has extreme limitations on growth because of land shortages and downzoning, meaning population growth is going to places like Brooklyn, JC, and LIC. The PATH has clearly been the driving force to development in JC. And while the light rail has driving growth in more remote places like Bayonne, Jersey City's waterfront growth is due entirely to proximity to the PATH. Since no one is talking about builidng more subway lines between Manhattan and JC, there is a finite amount of land available for gentrification. Hipsters and Yuppies don't want to live someplace without a subway. So the price of land near the subway will continue to increase, and thus become less suburban over time

[JCMAN320]

It's not an indoor mall they are talking about making a main drag with shopping through the heart of the development and add more street level retail. I don't get it Jersey City is not suburban at all.

It is one of the most denesly populated cities in America, it's more urban than Newark for example.

[pianoman11686]

Density and urban-ness are two related, but very different things. High density does not imply urban character, and vice versa. There are parts of Queens and Staten Island that have very high densities, but are suburban in character. Likewise, there are many downtowns in the U.S. that seem urban, but have very small populations.