In Rockaways, a Tide Is Coming In

[ZippyTheChimp]

Rockaway Park and Arverne are compeltely different neighborhoods than Far Rockaway. I think you are confusing neighborhoods.

Six months since my last post here, and all evidence (before and) since then proves I am right - completely right.

Dead-slow sales in Arverne + crime rate (esp. murders) skyrocketing in NYPD Precincts 100 and 101.

And unless all the housing projects are flipped into co-ops, nothing will ever change.

You are again confusing the neighborhoods.

Arverne is in the 100 precinct, not the 101.

Crime statistics 100 Precinct

2005 murders - 2
2006 murders - 1

[BrooklynRider]

Six months since my last post here, and all evidence (before and) since then proves I am right - completely right.

Dead-slow sales in Arverne + crime rate (esp. murders) skyrocketing in NYPD Precincts 100 and 101.

And unless all the housing projects are flipped into co-ops, nothing will ever change.

When EXACTLY were you last there to make this assessment? I was through the entire Rockaway Peninsula twice this past weekend and the place is a boomtown. Arverne-By-The-Sea is a phenomenal success and all the people you claim aren't living there had the places decked out in Christmas lights and garland. The newer phases have no residents, but it looked more a matter of construction punchlist and ready for closings. Nautilus has a new tower development going up and the entire island thru-traffic route has been majorly altered due to the immensity of construction.

South of the el is developing as a strong (and very attractive) middle and upper-middle class zone. North of the el has an equal amount of new development and construction - some rather nice - others are horrid cheap crap. But, your assessment of the situation defies the truth that anyone can see simply by driving through.

They have already broken gound on the next phase, which is phase three or four (I'm pretty sure it is four). A site is cleared for the development of the Rockaways first major shopping/retail destination in well over 25 years with anchor tenants already signed.

[caonima]

the biggest problem of rockaway is public transportation unless there is a non-stop express train to manhattan. but this will never exist

[BrooklynRider]

That would definitely help, but the Rockaways has traditionally attracted many civil servants (NYPD, NYFD) who generally drive to work. All Rockaway residents can always head to Far Rockaway for the LIRR, which is at least a more comfortable ride.

[submachine]

When EXACTLY were you last there to make this assessment? I was through the entire Rockaway Peninsula twice this past weekend and the place is a boomtown. Arverne-By-The-Sea is a phenomenal success and all the people you claim aren't living there had the places decked out in Christmas lights and garland.

If you stand in the center of Arverne surrounded by the new condos, it may look "pretty". I was on a penthouse roof looking onto the ocean, it was spectacular.

But drive less than a minute away and you are in the projects, the WORST projects of Queens, maybe of the entire city.

Where are the kids in Arverne going to school? Nowhere. Where are they going to play? Nowhere. Where are the moms going to shop? Nowhere. It's a jewel surrounded by a dump in the middle of nowhere, and it is not changing. I know cops in the 101 precinct, and I know the entire area is a nightmare of drugs, crime, and grime.


September 14, 2006 – A crew tied to the Crips street gang made $1 million a year from trafficking narcotics in a cluster of public housing developments in Far Rockaway, Queens. After an eight-month undercover investigation by the NYPD, 96 people were charged and 81 were arrested. The investigation revealed that the dealers sometimes did transactions on school playgrounds and distributed drugs concealed in the battery compartments of remote-controlled toy cars and trucks; in one instance, a child was used to deliver drugs to an undercover officer.[40]




February 3, 2006 – Police arrested 43 members of a violent Far Rockaway drug gang who instilled fear in over 2,000 residents who lived in the Redfern Houses and Dix McBride Apartments. This gang controlled the narcotics distribution in the area, and is also suspected of being responsible for an epidemic of shootings surrounding the local drug trade.[46]

[BrooklynRider]

Actually, the neext phase of the project includes a new Stop and Shop market along with other supportive retail just south of the el and diagonoal (northeast) from Phase I.

That would be where everyone goes shopping. They can also drive to the huge supermarket on Braod Channel Drive.

I understand your view of the poorer, public housing areas, but had you done a full 360 degree view, you would have seen Belle Harbor a mile to the west, which is an extremely wealthy Queens neighborhood.

Also, almost every home in Arverbe by the Sea is a two family unit, meaning the landlord has additional income. It was a very interesting sales approach (considering what could've been made selling individual condo units) and seems to ensure that the area doesn't slide backward into the mire of the 60's & 70's.

[ZippyTheChimp]

Where are the kids in Arverne going to school? Nowhere. Where are they going to play? Nowhere. Where are the moms going to shop? Nowhere. It's a jewel surrounded by a dump in the middle of nowhere, and it is not changing.

A new school and parks are planned for the development. Ground was broken last month on a 30,000 sq ft YMCA.

270.000 sq ft of commercial development at Beach 73rd and Rockaway Beach Blvd. Along with Arverne East, there will be 500,000 sq ft of commercial space.

This is a huge project.

http://www.arvernebythesea.com/project.htm

[submachine]

A new school and parks are planned for the development.

Great, maybe when todays kids grow up, THEIR kids will be able to enjoy everything "planned for development" today. But if you have kids, and you don't hate them, you won't be moving to Arverne anytime soon.

All those grey rectangles surrounding the "huge project" ? Ugly, six-story, public-assistance buildings. "Dwarfed by massive new buildings—80 percent of all Queens nursing homes reside in Far Rockaway, sprawling housing projects continue to grow, despite public easements." - http://www.nationaltrust.org/magazin...ory/121704.htm

[ZippyTheChimp]

But if you have kids, and you don't hate them, you won't be moving to Arverne anytime soon.

Or maybe you're tired of throwing rent money down a sinkhole, and see an opportunity to build some equity and better provide for your kids.

All those grey rectangles surrounding the "huge project" ? Ugly, six-story, public-assistance buildings. "Dwarfed by massive new buildings

Please.

—80 percent of all Queens nursing homes reside in Far Rockaway-

So what?

http://www.nationaltrust.org/magazin...ory/121704.htm

What does this article about preserving Rockaway bungalows have to do with the Arverne-Edgemere UDA?

[BrooklynRider]

All those grey rectangles surrounding the "huge project" ? Ugly, six-story, public-assistance buildings. "Dwarfed by massive new buildings—80 percent of all Queens nursing homes reside in Far Rockaway, sprawling housing projects continue to grow, despite public easements." - http://www.nationaltrust.org/magazin...ory/121704.htm

The red area of Arverne by the Sea is the shopping center currently under construction. The gray buildings to the left of the Sands are oceanfront coops. The gray buildings to the right and single & multi family homes. Two things are apparent in your posts: (1) the posts are indicative of a perspective that hasn't been out to the Rockaways in at least a decade (2) there is little basis in truth or acceptance of truth.

This development has struck a nerve. It is selling. It has great aesthetic qualities. It is an all encompassing plan that is unaffected by real estate market fluctuations at this point. Buyers seem to be permanent residents viewing this as an a long-term investment.

Manhattan has projects throughout the borough and look at real estate prices. Look at the public housing between 9th & 10th Ave along 18th, 17th, & 16th Streets. They are not affecting development of luxury condos or the highline at all. They are simply being integrated into a larger neighborhood.

[submachine]

Manhattan has projects throughout the borough and look at real estate prices.

Take away everything great about Manhattan that makes those real estate prices, keep the projects, and you have Far Rock.

This development has struck a nerve. It is selling.

Yes and no. Yes it has struck a nerve of those who own bungalows, they hate it. And no, it is not selling. It is probably the slowest selling development in NYC in the past decade. "The Breakers" have been "Now Selling" for years. In comparison, new developements in other boroughs (City Island is just one example) are sold out before they are even complete.

[submachine]

Or maybe you're tired of throwing rent money down a sinkhole, and see an opportunity to build some equity and better provide for your kids.

Maybe if they're home-schooled. And home-playground, home-sports, home-everything.

September 14, 2006 – A crew tied to the Crips street gang made $1 million a year from trafficking narcotics in a cluster of public housing developments in Far Rockaway, Queens. After an eight-month undercover investigation by the NYPD, 96 people were charged and 81 were arrested. The investigation revealed that the dealers sometimes did transactions on school playgrounds and distributed drugs concealed in the battery compartments of remote-controlled toy cars and trucks; in one instance, a child was used to deliver drugs to an undercover officer.[40]

February 3, 2006 – Police arrested 43 members of a violent Far Rockaway drug gang who instilled fear in over 2,000 residents who lived in the Redfern Houses and Dix McBride Apartments. This gang controlled the narcotics distribution in the area, and is also suspected of being responsible for an epidemic of shootings surrounding the local drug trade.[46]

[ZippyTheChimp]

Yes and no. Yes it has struck a nerve of those who own bungalows, they hate it. And no, it is not selling.

Since your earlier statement about skyrocketing crime is not supported by any statistics, I'll ask you to provide some data on sales expectations and results at Arverne. Your yes and no is not good enough.

I still don't understand the relationship to the bungalows. Your tone seems to suggest that you resent the development for some reason. The bungalows? In that case, anything that is developed on the site would "threaten" them. Or do you want 300 acres to just sit fallow for another 50 years?

Maybe if they're home-schooled. And home-playground, home-sports, home-everything.

I already told you that a school is planned, and a YMCA is under construction.



Have you read through any of the information on the website? No offense, but you seem to have no knowledge of the area, such as mistaking the coops for public housing.

[ZippyTheChimp]

Arverne East: From Beach 44th to Beach 32nd. 97 acres, with 35 acres set aside for a nature preserve.

RFP was issued in August, 2005:
http://www.nyc.gov/html/hpd/download...-east-text.pdf

Graphics on pages 28-34:
http://www.nyc.gov/html/hpd/download...hibits-a-i.pdf


In Nov, 2006, developers were selected for Arverne East:

The Mayor also announced the designation of the Bluestone Organization, L&M Equity Participants and Triangle Equities as the joint-venture development team for Arverne East, a 97-acre site adjacent to Arverne by the Sea that will consist of 47-acres of housing and commercial space, a 35-acre nature preserve and a 15-acre dune preserve. Nearly 1,600 units of middle-income housing will be built at the Arverne East site. Forty-three percent of the units will be reserved for households with incomes no greater than $92,170 for a family of four. The Arverne East development will consist of condominiums, two-family homes and three-family homes totaling nearly 1,600 middle-income units, and it is receiving financing from the Goldman Sachs Urban Investment Group. The development will also include over 500,000 square feet of commercial space with retail and entertainment opportunities, and will create over 5,000 construction jobs, more than 1,000 permanent jobs and youth employment programs.

http://www.nyc.gov/portal/site/nycgo...&rc=1194&ndi=1

[BrooklynRider]

"The Bungalows" that have all the resentment and are up in arms are at the far eastern end of the Rockaways (Far Rockaway) and represent two small streets. They are no where near this development. They are over by Seagirt Blvd.