Well, today was plan review day and we got rejected, AGAIN. The reasons this time were just bizarre…

The first thing that was rejected was the energy review. Our architect did this complex analysis using a web-based program provided by the federal government where you enter all the characteristics of the building including wall types, window types, light fixtures, etc. and it confirms compliance with the 2010 standards that are in effect for New York State. But the plan examiner rejected it because NYC is still on 2007 energy standards and the 2010 standards aren’t being phased in until later this year. They literally told us to come back in 24 days, on July 1, since they’ll accept our architect’s energy analysis on that date. So we got rejected for showing compliance with a more demanding standard that they’re going to use in less than a month. Go figure.

Second major item was the sprinkler system (again). This time the plan examiner wanted documentation that there was sufficient pressure in the water main to support the sprinklers being on the domestic water supply despite the fact that the code specifically states that sprinkler systems with 30 or fewer heads can feed off the domestic water supply. He also wanted all the pipe sizes and sprinkler heads specified, but that’s typically done when the sprinkler system is certified - it doesn’t need to be done at this point and requiring it now is just being difficult.

The biggest issue that he raised is that he’s insisting we do a pressure test on the water main to do the calculations to determine the sizes of pipes that are required for the sprinkler system. It takes 4 to 6 weeks to get DEP to do a flow test, so that means we can’t go in for a plan review until that’s done. Again, the flow test is typically done after DOB approves the overall plan - he’s just being obstructionist IMHO.

At one point the plan examiner insisted that we needed 2 hour fire rated walls around the stairwell, not 1 hour walls. Our expediter stuck to his guns and then it took the plan examiner 10 minutes of searching the code to realize we were right and he was wrong. Why do they have people doing plan exams who don’t know the code? If the code is just horribly complicated then why not have plan examiners specialize in certain building types? If we had someone who really knew the code issues for townhouses then maybe they’d know the code well enough to do their job properly.

Then the plan examiner was telling our expediter that he saw errors in the “I-Cards” for the building. I-Cards were the predecessor to Certificates of Occupancy, which came out in 1938. So in other words, he was holding us responsible for errors previous building owners made dating back to 1938 or before. I mean please… The whole point of our rehabbing the building is to bring it up to code and get a C of O. How can inaccuracies on the old I-Cards matter when the point of the exercise is to make them obsolete by getting a C of O?

Next time Dan and I will go to the plan review to prove the point that we’re not some nefarious slumlord trying to build a crappy substandard building. We’re just regular guys. Plus, with the enormous workload that DOB is under right now I just don’t understand how it’s productive for them to keep having us come back over and over again for stupid little things.

Now imagine if we were trying to purchase the place with a rehab loan and needed to get approved plans to close the loan. Obstructions like this can really hamper redevelopment of blighted buildings - for no good reason because they can tank deals. And it’s the reason why it can take FOREVER to close when the buyer needs financing to purchase. I’m sure more than a few deals have gone bad because DOB took too long and the contracts expired.

Here’s something you don’t hear every day - there’s more crime in religious houses of worship (churches, synagogues, monasteries, mosques, convents, cathedrals and chapels) than there is in adult businesses (strip clubs, sex shops, brothels, massage parlours, gay clubs, gaming houses and gambling clubs) - at least that’s what one report from Australia has shown.

To be specific… “The data showed 85 people were assaulted in places of worship, compared to 66 at an adult entertainment premises… Places of worship also took the lead in sexual offences (16), theft from motor vehicles (33), resisting arrest (7) and liquor offences (10). Harassment and threatening behaviour at places of worship (30) was over 50 percent more than at places of adult entertainment (13).” That’s right, there’s more sex crime in churches than in sex clubs.

None of that should be all that surprising. How many wars have been fought in the name of religion? How many millions of people have been killed in the name of religion? The Spanish Inquisition? Fatwas? On the other hand I’m having a hard time thinking of a war fought to defend “adult activities”. Hitler put gay men in the death camps - but that sorta proves my point - the person doing the “deviant act” wasn’t the one doing the killing.

The other aspect is that churches tell you there’s something wrong with you and you need to change. That means people wind up repressing their urges. The problem with Catholic pedophile priests shows what happen when you take that approach. In contrast, sex businesses accept you for who you are (for the most part) and you give a legal outlet for your urges.

If you need even more evidence check out Joe.My.God.’s “This Week In Holy Crimes” series of blog posts. It’s truly amazing how screwed up some religious leaders are.

That said, religion done right can be a good thing. I don’t think I’ve ever seen a brothel or a sex shop or a massage parlor be a community center, or do social work, or pressure politicians on behalf of their community, yet I’ve seen churches do all of those things. But all of those things are also done by non-religious community organizations. So while I wouldn’t advocate replacing churches with strip clubs, I do wonder if we wouldn’t be better off replacing them with community centers.

Harlem Bespoke just pointed out that 11 West 119th Street sold recently - for $400,000! That might seem like a low price, but actually it’s a surprisingly high price. The building is 14′ x 38′ on a shallow 65′ lot. 14′ x 38′ x 4 stories = approx. 2,128 sq. ft. So the cost per square foot was $188/sq. ft. By contrast we bought ours a few blocks away for $118/sq. ft. If 11 West 119th had sold for our price per square foot the price would have been $250,000. The final asking price was $450K. I’m not sure why the buyer only got $50K off final asking when most people buying similar properties tend to get $150-200K off asking. (For example, we got $265K off what they were asking when we started bidding).

During our search we went through the one 2 doors down - 7 West 119th Street. It was fully renovated with some high end finishes (Sub Zero fridge, but just “better than rental” cabinetry). It wound up selling for $1.0983M. It’s hard to figure out the square footage of #7. Officially it’s 2,794 sq. ft. so it officially sold for $393/sq. ft. However, the City has it’s length at 47′ when all it’s sibling neighbors are officially 38′. I don’t remember it being pushed out in the back and the permit they pulled said no enlargement was proposed. It’s on a lot with a diagonal back line - one side it’s 54′ deep, the other it’s 58′ deep. I remember the back yard basically being a small deck, but it the short side was definitely more than 7′ feet long. So I really think the square footage of #7 is smaller and more inline with it’s neighbors. On top of everything else they did a double height living room so it was probably under 2,000 of real square feet. If it were 2,000 sq. ft. then the price per square foot would have been $549/sq. ft. which is way over what the other comps support. By comparison the incredible one on Strivers’ Row went for $505/sq. ft.

11 West 119th is a SMALL townhouse that shouldn’t be made into more than a single family home (#7 was made into a 2 family with a tiny studio apartment and I think it was a mistake). It’s not not in a historic district (though it is literally adjacent to a one). It’s steps from East Harlem where values are somewhat lower. It’s across the street from (relatively nice) public housing. So I’m not seeing how the property commanded $188/sq. ft. But with both #7 and #11 selling way over what the comps support — apparently they’re smoking really good over at that end of West 119th Street! 

No matter - this is a great comp for those of us who own townhouses. Be happy! And for the new owners of #7 and #11 West 119th Street - the values will go up in the coming years and they’ll still make money when they sell.

But honestly - if you’re looking to buy a Harlem townhouse shell - get a damn good real estate broker and a subscription to Property Shark that includes comps and really get to know what things are actually selling for (as opposed to what they’re listed for). A Property Shark membership is WAY cheaper than overpaying for real estate.

This is one of those “I couldn’t have said it better myself” moments… Dan Savage goes point by point showing that straight people, not gay people, have redefined marriage. Traditional marriage was about passing property (a female) from one male to another (a father to a husband). Needless to say that’s not the case any more, so we no longer have traditional marriage and no one wants to go back to it. Instead we have the union of two equals now and marriage is defined by the people in it, not externally. If it’s about anything it’s about commitment and companionship.

Take a listen…

Back in the day I was pretty much as conserative as they come. When I went off the college I was a member of The Young Conservatives of Texas, I was in the leadership of InterVarsity Christian Fellowship, I sang in a church choir, and argued with people about things like evolution. But all that’s changed. In ways it happened quickly, in other ways it’s been a very long process.

It all started when my roommate for the summer, Nial Gaffney, an astrony major, said to me that when he looked into the stars he saw the handiwork of a god that was bigger than the god of the bible. It took me a little while to digest that, but I knew it was true. The bible puts god in a box and makes god in the image of man. The truth of the matter is that our creator is so far above us that it’s impossible to understand him/her/it. We are no more significant to our creator than grains of sand are to us.

That lead me to being a Deist. There’s actually a great deal of Deist history in the US - many of our founding fathers were Deists - Thomas Jefferson being the most notable. But that was just an accident of history since our country was founded at a time that was Deism’s zenith and that was simply because society was moving from a culture where non-believers were killed to one where they were tolerated and Deism was simply the step before atheism. When our country was founded you could be respectable and be a Deist, but you could lose everything (including your life) if you were an Atheist, so the Atheists of their day called themselves Deists.

Other changes in my belief system happened pretty quickly. If the bible wasn’t absolute truth then everything was up for reconsideration. At my heart I knew I was gay and so a year after rejecting Christiantity, I accepted myself and came out.

The process had actually started earlier - when I was in high school. The school I went to in Baltimore (Arlington Baptist School) had whole chapel services about the evils of rock music - including listening to it backwards and hearing things that praised Satan (lol). When I was in Lynchburg (at Jerry Falwell’s high school, Lynchburg Christian Academy) I had to drive with these guys from school to get to driver’s ed. They used to play Chaka Khan on the way almost every day. I got to love “I’m Every Woman” and it struck me - how could something so happy and joyous be evil? Listen to it and you’ll see what I mean…

Like almost no other song that one just puts a huge smile on your face and makes you feel like you’re having a great day. And that was supposed to be evil… Right… At that point I decided to make up my own mind as to what was good and bad, and Chaka Khan was not bad - not in the least.

So deciding that god was bigger than the god of the bible wasn’t really that hard. Deciding that my being gay wasn’t evil wasn’t all that hard either.

The question became what do I do with the conservative elements in my family? For years after I came out to my parents I hoped they’d accept me. But that never happened. When my lover died of AIDS in January of ‘95 Mom made a comment about how her mother had been there for her when her first husband died in World War II and I thought she got it, but that was quickly dispelled in our next conversation.

The bottom line was that it was bad for me to weigh myself down with my parents. It’s not good to be around people that tell you there’s something wrong with you - especially when they’re your parents (who are supposed to love you unconditionally) and they can’t just ignore the issue and interact with you without it getting brought up. Their lives revolved around Jerry Falwell’s church and that meant that their lives revolved around fighting liberalism including gay rights. I was the enemy and there was no way for me to be comfortable in their world.

At a point I just had to tell myself that they died and I needed to move on, which is what I did. There’s a song/video out lately, “Fuck You Very Much”…

In a way it resounds with my decision to separate from my parents, but it also trivializes the decision. It’s easy to say “fuck you very much, we hate what you stand for, please don’t stay in touch” to a stranger. It’s a more complicated process when it’s your parents.

When I was growing up our parents were sort of the glue that held our family together. I remember big phone bills calling all my sisters every week. That doesn’t happen any more. I didn’t really get those phone calls even before I had issues with them - not sure why. And now that I’m not really wanting to have much to do with them it’s a bit of a wedge in an already weak relationship with some of my sisters. It’s unfortunate really, but it is what it is…

Of course lately the issue is marriage. Let me put this bluntly - separate but equal is always separate, but never equal. Civil unions will not work - nothing but marriage will work, because only marriage has the full rights. Only with marriage can I finally give Dan citizenship…

But of course the fundamentalists, like my parents, want to tell gay folk like me what marriage means. Somehow they’ve forgotten that there’s a marriage contract involved that requires going down to your local government office. They equate marriage with the wedding ceremony - forgetting that Atheists get married all the time without any religious ceremony. So since I’m on a YouTube kick, let’s remind ourselves what “traditional, biblical marriage” really means…

Yes, biblical marriage really is that messy, and the fact that Christians think it’s some solid, honorable standard is laughable. For a moment let’s consider what it would be like if “traditional marriage” were actually enforced…

That’s right - no divorce, no blacks marrying whites, no women who weren’t virgins on their wedding night… Funny how Christians forget all those bits about “traditional marriage”…

The bottom line is Chaka Khan isn’t evil and neither are gay men and lesbians. Take a deep breath, sit down, and just accept it…