Archive for the tag 'muss development'

view-tower

In a neighborhood of one- and two-family homes, with buildings that max out at seven stories, it’s really hard to get an idea of the scale of a 30-story building.

Fortunately, an anonymous amateur drone enthusiast got curious and dispatched his flying machine over the building site at 1501 Voorhies Avenue, where Muss Development is planning their luxury residential tower. The rest of us schmucks in our itty bitty homes and low-rises will appear as ants.

Our tipster filmed during one of last week’s overcast days. He said he hopes to visit the site again during clearer weather. But even with the foreboding clouds obscuring the view, the drone hovered at just under 330 feet, illustrating the views to be enjoyed by the residents of the building’s penthouse. It clearly dwarfs all buildings in the area, making even the tallest structure – the St. Mark Roman Catholic Church steeple – look like a children’s toy.

The jaw-dropping view goes out for miles, and the thin outline of One World Trade Center makes an appearance in the video. On a clear day, this tower will be visible from just about anywhere you can see the skyline south of Prospect Park.

Our tipster also turned the camera down, snagging an aerial shot of the lot.

drone

Highlighted portion is the part to be demolished.

Highlighted portion is the part to be demolished.

Demolitions permits have been issued to the developers of the planned 30-story Voorhies Avenue tower for the connected property, 1524 Sheepshead Bay Road, which will be torn down to create a gated walkway for prospective residents.

The application for demolition was approved in mid-August, shortly after Muss Development and AvalonBay purchased the property and more than a month before plans were filed for the tower.

The storefront is actually part of a larger building, all owned by Muss, that spans four storefronts, including the Citibank.

That building, once known as the Soeller Building, is approximately a century old. While city records indicate it was built in 1927, old certificates of occupancy suggest it dates back to at least the 1910s.

Over the years it’s become a patchwork of materials and colors as it has been used, reused, subdivided, and used again. That made it a charming subject for the very excellent blogger at Lost New York City, who wrote about it and its eponymous owner back in 2011:

The Soeller Building was owned by Mary Soeller, who ran a hotel back in the late 1800s. It was thusly described in a legal document at the time (Mary was being sued): “a double  house with a veranda in front, and the veranda roof is extended at the sides so as to cover a room, which is the barber’s shop, at one end of the house, and at the other end to cover a room used as a billiard room.” It was called the Island View Hotel, and probably catered to the beach and racetrack crowd that flocked to Sheepshead Bay during the summers.

Admittedly, the building is hardly an architectural gem awaiting landmark status. But, for what it’s worth, Soeller was interesting cat who helped Sheepshead Bay become what it is today when she went and bought “swampland” by the Sheepshead Bay B.M.T. station to develop. Here’s some reminiscing the pioneer did on her 100th birthday in 1950, courtesy of the Brooklyn Eagle:

soeller

Click to enlarge

Sources tell Sheepshead Bites that the sidewalk fencing will go up any day now and demolition right after that.

As we reported yesterday, draft plans for the 1501 Voorhies Avenue tower reveal a gated walkway from the commercial corridor into the luxury development’s grounds. But with no approved plans to build yet, is demolishing a 100-year-old storefront perhaps premature?

The approximately footprint of the combined properties now owned by Muss Development. (Source: Google Maps)

The development site, with Voorhies Avenue to the south and Sheepshead Bay Road to the north.

The developers behind the 30-story residential tower slated for 1501 Voorhies Avenue are envisioning a luxurious haven for the area’s wealthiest residents, housed behind a gated entrance on Sheepshead Bay Road and with units starting at $700,000, Sheepshead Bites has learned.

Muss Development and AvalonBay, the development team behind the planned 280,000-square-foot, 333-foot tall proposal, briefed community stakeholders at an off-the-record, behind-closed-doors meeting a week before Sheepshead Bites shed light on the plans. Several people at the meeting shared details with this publication on the condition of anonymity, since the meeting was considered a courtesy and not required by the developer.

What emerged from their description is the first glimpse of a luxurious project that will change the physical and, potentially, the socio-economic landscape of the Sheepshead Bay Road area.

The most immediate effect of the plans is an impending demolition of a storefront on Sheepshead Bay Road at East 16th Street. Where the prior developers sought to create a street that runs through to Voorhies Avenue, Muss and AvalonBay will create a pedestrian walkway. Attendees at the meeting said renderings shared with the group showed that the walkway was a gated private entrance to the complex’s grounds.

Behind the gates was a roundabout that caps off a long driveway from Voorhies Avenue, where vehicles will enter. The 52 outdoor parking spots will be to the east, the building, with its 124 garage spots, will be on the west, abutting the subway station. It’s unclear if the Voorhies Avenue driveway will be gated or have a security booth like Muss’ Oceana Development.

The building itself will soar 333 feet into the sky at its highest point, but a portion of the building – possibly the garage – will only be a few stories tall, capped off with an outdoor common space that could have a pool and be connected to a gym and health spa. They’re considering alternative amenities for the outdoor space as well, including a dog run. The building will be pet-friendly.

Three other developments by the same architect, Perkins Eastman, for the same developer, Avalon Bay (Source: Perkins Eastman) (Click to enlarge)

Three other developments by the same architect, Perkins Eastman, for the same developer, Avalon Bay (Source: Perkins Eastman) (Click to enlarge)

The price is not for the weak of wallet. Our sources said that units are designed to be comparable to the Oceana Development, and will begin at $700,000 for a one-bedroom. One attendee told Sheepshead Bites that prices are based on a $700 per square foot rate, though this couldn’t be confirmed by others in attendance (most of the details shared here were corroborated by multiple sources). None of our sources could provide the proposed price for the building’s most expensive units, but at the Oceana they were marketed for approximately $2.1 million when the building first opened.

All of our sources say that the building will be split between rentals and owned condos, with Muss selling the condos and AvalonBay managing the rental properties. One of the sources said the bottom two-thirds of the building will be rental, while the top third will be owned condos. No proposed rates were given for the rentals.

Rental tenants and condo owners would enter using the same entrance and use the same parking lot. However, of three elevators, two will be for both renters and owners, and one will be owners only.

Each attendee that we spoke to emphasized that the developer stated that the plans are far from set in stone and are only drafts; they’re subject to change.

Our sources told us that little opposition to the plan was raised by those in attendance, which included representatives for local elected officials and members of Community Board 15. Instead, they questioned specifics of the development that could be problematic.

Multiple attendees asked about affordable housing units, and were told “absolutely not.”

Parking was also a key issue raised by the stakeholders, with some saying 176 parking spaces for 250 units plus office spaces, although the minimum required by zoning, was far from sufficient for the neighborhood.

The developer responded saying that the building’s proximity to the subway station would make it unlikely tenants would have cars. One source told us that the developer said they believed much of the parking lot would sit empty most of the time.

This was described alternately by almost all of our sources as “bullshit” and “horseshit.”

Parking wasn’t the only vehicle-related issue raised. Voorhies Avenue is often at a standstill during the day, especially at that location where vehicles stop to pick up or drop off commuters at the train station, and a constant flow of cars depart the Belt Parkway at the exit ramp directly across from their proposed driveway.

The developer told attendees they’re working with the Department of Transportation to figure out the best road configuration to accommodate vehicles entering and exiting the property’s driveway. A Stop Sign on the property is being considered.

Sound and vibrations from the subway, just feet away from the property, was also discussed. The developers told attendees that the building would have special windows to block out the sound.

Among other concerns that came up was the additional stress that the highrise would place on sewage infrastructure, already criticized by some as deficient to handle the number of homes and businesses in the area. The developer said they’re conducting an environmental impact study. One source said the developer completed the study and found that there would be no problems to the infrastructure, but this was contradicted by another source. Other sources could not recall.

The building’s plans are still being reviewed by the Department of Building, and one source said they expect it that it will be put to a more vigorous process than most – although it will likely pass. The building is as-of-right and completely within zoning, so it will not need approval from the Community Board.

The developer told attendees they expect to begin construction by spring 2015 if all goes smoothly.

Demolition of the Sheepshead Bay Road storefront will happen within the coming days.

The approximately footprint of the combined properties now owned by Muss Development. (Source: Google Maps)

When developers proposed a 22-story development at 1501 Voorhies Avenue, the community balked at the sheer scale of the project. After sitting silent for five years and a change in ownership, new plans have been filed for a whopping 30-story residential development.

Muss Development and AvalonBay submitted the plans to the Department of Buildings yesterday outlining a 333-foot tall building, with 266,244 square feet of residential space spread across 250 units. At 30 stories, it will be approximately four times taller than anything else in the area except the St. Mark Church belltower.

The building will have a lounge, playroom, bike storage, and outdoor recreation space, according to plans filed with the agency. There will be 14,530 square feet of office space and parking for 124 vehicles inside a split-level garage, and another 52 spaces available outside.

The building’s basement level will be used for storage in addition to parking, with mechanicals and utilities elevated to the first floor to protect against flooding. The lot was overwhelmed with water during Superstorm Sandy.

The plans are being designed by the architecture firm Perkins Eastman, a top-tier outfit that has done a number of ultra-modern luxury apartment developments in New York City and elsewhere. They previously teamed up with AvalonBay to build Avalon White Plains and Avalon Riverview North in Queens.

Avalon White Plains (Source: Eastman)

Another development by the same architect and developing company, Avalon White Plains (Source: Perkins Eastman)

And if Muss Development sounds familiar, it should. Muss made a name for itself in outerborough residential development when it built Brighton Beach’s Oceana Condominium complex. It appears they’re trying to replicate that success with luxury market-rate apartments in Sheepshead Bay.

As we previously reported, Muss and AvalonBay snatched up the 110,028-square-foot lot in July for $20.2 million. Originally it appeared the lot was split in two, with the former Verizon parking lot taking up 87,500 square feet and a commercial strip along Sheepshead Bay Road at East 16th Street comprising the rest. The latest plans appear to indicate that the development will encompass both sites, but it’s still unclear.

The land was sold by Acadia Realty Trust, which purchased them for $20.3 million in 2008. Acadia, in partnership with PA Associates had planned a two-building complex dubbed Station Plaza that included a 22-story mixed-use tower. There was to be mall with four floors of shopping, a new public street that cut through the property at East 16th Street, and more than 650 parking spaces – anchored by 16 floors of residential condominiums.

The plans are currently under review to see if they exceed zoning. We’ll keep you posted.

Addition (September 25): The development was also covered by Yes In My Backyard (YIMBY).

Oh, what’s that? You’re dieting on a Sunday? Too bad, buddy. Taken at Donut Shoppe (a.k.a. Sheikh’s) (Source: roboppy/Flickr)

In Case You Missed It (ICYMI): What’s this? A Sunday post on Sheepshead Bites? Yep, we’re doing that now. You’ve got a big week ahead of you because you’re an important person. So we’re going to make your life a little easier and refresh your addled-brain with a roundup of some of the big stories you may have missed this past week.

Of course, you can keep up with what’s going on in the neighborhood all week long. Just follow us on Twitter and Facebook, and sign up for our daily newsletter. If you have any news tips, story ideas, questions or anything else, e-mail us at editor [at] sheepsheadbites [dot] com.

Here are the big stories on Sheepshead Bites from July 7 – 12:

Have a great Sunday, and if you’re looking for something new to eat, try Anatolian Gyro’s octopus salad.

The approximately footprint of the combined properties now owned by Muss Development. (Source: Google Maps)

The approximately footprint of the combined properties now owned by Muss Development. (Source: Google Maps)

Muss Development, the developer that built and manages Brighton Beach’s Oceana Condominium complex, has snapped up a sprawling 87,500-square-foot development site on Sheepshead Bay Road that was previously slated to become a mall – and they’ve announced plans to make it fully residential.

The deal was done in two parts, with Muss teaming up with AvalonBay Communities to purchase 1501 Voorhies Avenue, currently the vacant lot adjacent to the subway station that was once occupied by Verizon, at $16.2 million. In a separate deal, Muss acquired for $4 million the attached property at 1600 Sheepshead Bay Road at East 16th Street, where Citibank and several vacant storefronts are currently located.

These are properties with a back story.

The sites were sold by Acadia Realty Trust, which purchased them for $20.3 million in 2008. Acadia, in partnership with PA Associates had planned a two-building complex dubbed Station Plaza that included a 22-story mixed-use tower. There was to be mall with four floors of shopping, a new public street that cut through the property at East 16th Street, and more than 650 parking spaces – anchored by 16 floors of residential condominiums.

A rendering of the four-story mall previously planned for this location. A 16-story tower would have been perched atop this.

A rendering of the four-story mall previously planned for this location. A 16-story tower would have been perched atop this.

That was the plan, until the economy tanked and PA Associates were tied up with former State Senator Carl Kruger in a corruption scandal. Even before all that, we noted that the ambitious plan was a long way from becoming a reality.

Muss Development is looking to ditch the mall idea altogether, and make the larger property, the Verizon lot, fully residential. It will be split between condominiums and rental units, according to Commercial Observer, and can be built up to 250,000 square feet. It’s not yet clear how tall that would be, but the previously planned 22-story tower was one of the few that could be built in the area without seeking approval from the community due to the immense size of the lot. So while the new owners will not be able to build quite as tall, they can still make a good reach for the sky.

It’s unclear what the plans are for the Sheepshead Bay Road site, which currently has 4,000 square feet of retail and 9,000 square feet of commercial space.

Oceana complex (Source: Google Maps)

Assemblyman Steven Cymbrowitz responded to anonymous allegations published today in a local newspaper, which claim he is in cahoots with Oceana condominium developers to privatize a portion of Brighton Beach, by saying it “pisses me off” and is “totally inaccurate.”

The response is to a Will Bredderman political column in Brooklyn Daily, which cites an anonymous source as saying the pol is “trying to broker a deal that would permit the swank, beachfront Oceana Condominiums to take over a section of the public shore.”

“I think it just goes to show what Will Bredderman and [Brooklyn Daily's publisher] Courier-Life print. There are inaccuracies in every part of it, and anything I sent to him, he didn’t write,” Cymbrowitz told Sheepshead Bites.

In the column, Bredderman points to the pol’s opposition to the elevated comfort stations in front of Oceana as evidence that the pol is attempting to clear the way for a privatized beach. They also note the 2013 bill introduced by Cymbrowitz, and first reported on by Sheepshead Bites, that would transfer jurisdiction of the beach from the more restrictive state Department of Environmental Conservation to the city’s Parks Department. The paper called the bill, which was cosponsored by Assemblyman Alec Brook-Krasny,  “a first step toward privatization.”

“I think that’s inaccurate. My response to him was simply that, by giving the jurisdiction to the Parks department, it would allow us to use the money that was received from [Brook-Krasny's predecessor] Adele Cohen years ago to build a bike path,” said Cymbrowitz. “DEC wouldn’t allow it. But if the Parks Department had jurisdiction, they would have done it. [Bredderman] didn’t write any of that.”

That bill was squashed following a Sheepshead Bites’ report, although it briefly reemerged earlier this year before being pulled again. Last year, Cymbrowitz said he killed the bill because he was disappointed with Parks’ handling of the comfort stations, although this outlet noted at the time that the bill was introduced after Cymbrowitz came out against the Oceana restrooms. Cymbrowitz said the bill’s reappearance this year was because his staff automatically reintroduced it as a matter of routine, and that he killed it after it came to his attention.

Moreover, Cymbrowitz said he doesn’t see how transferring jurisdiction from a state to a city agency helps privatize a beach, and unequivocally stated that he never had conversations with Oceana’s developers, Muss Development, or any other party about privatizing the beach.

“Absolutely not. Never. And how could… I don’t even think it’s possible to privatize a public beach. So whoever Bredderman is getting his information from is totally inaccurate. And that’s I think what pisses me off more than anything else, all the inaccuracies. Why doesn’t he name who said it, or who the conversation was with if I had a conversation? That’s not going to happen,” he said.

Muss Development has for years boasted of a “private beach” as one of the amenities at Oceana on its website. On being contacted by Brooklyn Daily, the company called it a “typo” and said they had no discussions with the assemblyman regarding the privatization of a stretch of Brighton Beach for their benefit.

That, locals say, is bunk.

“If you’re asking me what the facts are, the facts are that Oceana wanted a private beach from the beginning and marketed it that way,” said local activist and longtime Brighton Beach resident Ida Sanoff. “It is common knowledge that they claimed to be building a private beach there when they first opened. They told a number of my neighbors who looked at apartments there about a private beach. And, early on, they had security guards [on the sand in front of the development] and whoever wandered by was told it was a private beach.”

Sanoff, who is also the executive director of the Natural Resources Protective Association, and who was the first to sound the alarm about the 2013 legislation turning over jurisdiction, said she continues to have concerns about that bill.

“Of course I’m concerned,” she said. “The Parks Department does have the ability to issue franchises,” meaning allowing private concessions to operate on the beach. “So if someone, somewhere, decided this is what they wanted to do [on these beaches], once Parks has control of the beach it could be done routinely. And once it’s done here, you’ve set the precedent to do it on any beach in New York City.”

Sanoff, though, said she had no idea if that’s what Cymbrowitz’s intent is, and said she did not know of any meetings between the pol and Oceana’s developers about privatizing the beach.

“Cymbrowitz, I haven’t spoken to the man in years,” she said. “I know as much about what’s going on in his head as I do President Obama’s.”

Bredderman declined to comment on this article without approval from his editors. We will update this post if we receive a statement.

Source: Google Maps

Muss Development is close to finally completing the Oceana Condominium and Club, a string of luxury buildings between Brighton Beach Avenue and the Riegelmann Boardwalk. The completion of the final tower comes more than 25 years after the real estate firm announced their ambitious plan to build hundreds of condos on the site of the Brighton Beach Bath and Racquet Club, according to a report in Real Estate Weekly.

Construction of Oceana’s final structure, located at 50 Oceana Drive West, is set to be finished by 2014. According to the Wall Street Journal, the total cost of the building’s construction is $40 million. Demand for the new space is high as 50 of the 59 units have already been sold. If you’d like to grab one of the last spots, you’ll have to shell out some serious cash, as unit prices range from $700,000 to $1.7 million.