Archive for the tag 'residential real estate'

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.

2021 East 23rd Street

(Source: Fillmore Realty)

Looking for a new place to call home? Sheepshead Bites has got you covered. If you’re house hunting, our open house roundup is a new feature to help you plan your weekend. And if you know of a great place on the market or are a broker representing a property you want included, contact advertising [at] sheepsheadbites [dot] com.

Three Bedroom Duplex in Sheepshead Bay
Price: $699,000
Viewing: September 28, 1pm – 3:00pm
Location: 2021 East 23rd Street
Description: The inside of this house looks cozy but it’s a little worrying that the realtor writes that “you’ll be pleasantly surprised” with this brick home. Is there something going on that would initially turn us off?
Contact: Stephanie Chin, Fillmore Realty, (718) 332-8800

Three Bedroom in Manhattan Beach
Price: $875,000
Viewing: September 28, 12pm – 2:00pm
Location: 184 Norfolk Street
Description: This house is overwhelmingly modern so you have to be a true aficionado of dark, Ikea-looking wood and tiles. There are tiles everywhere. There’s also a big backyard and in true modern fashion, there’s no grass, just wood boards.
Contact: Alex Bragynsky, Home Corp, (917) 503-9582

Two Bedroom Co-op in Sheepshead Bay
Price: $279,000
Viewing: September 28, 1pm – 2:30pm
Location: 1717 East 18th Street
Description: Slanted ceilings with fans on them seem to be this listing’s specialty. The place is also wired for Verizon FiOS, has a part-time doorman and something called a “community room.”
Contact: Marie-Ange Augustin, Abascus Properties, (718) 284-4400

If you know of a great place on the market or are a broker representing a property you want included, contact advertising [at] sheepsheadbites [dot] com.

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).

2752 Homecrest Ave, Brooklyn, NY 11235

Looking for a new place to call home? Sheepshead Bites has got you covered. Our rental roundup showcases some of the deals on the market now. If you know of a great place available for rent or are a broker representing a property you want included, contact nberke [at] sheepsheadbites [dot] com.

One Bedroom in Brighton Beach
Price: $1,450
Location: 2752 Homecrest Avenue
Description: So apparently there’s a trendy bar and nightlife deal in Brighton Beach. According to the realtor, this apartment is steps away from this supposed cool spot. When you’re not partying it up in the red light district, this apartment has high ceilings for that indoor trampoline and the place is exposed to natural light.
Contact: Omar Dyer, Danrich Family Homes, (347) 785-0140

One Bedroom in Sheepshead Bay
Price: $1,800
Location: Sheepshead Bay Road
Description: This realtor is a true existentialist. Every amenity description ends in a question mark. Or, it’s a way to cover herself when the apartment ends up not having a media room. Either way, the true question is: $1,800 for a one bedroom?
Contact: Julia Korynevska, Oxford Property Partners, julia.kory@opgny.com

One “Desirous” Bedroom in Sheepshead Bay
Price: $1,500
Location: 3310 Nostrand Avenue
Description: Here’s your chance to live in the splendid Lawrence Towers, the jewel of Sheepshead Bay. The apartment includes a stove and a refrigerator, just some of the luxuries.
Contact: Ilene, DSJ Realty, (718) 266-3700

Three Bedrooms in Midwood
Price: $2,350
Location: 1911 East 29th Street
Description: While this apartment description has no mention of closet space, there is “tons of cabinet” space so get used to storing your stuff in cabinets. There is also a balcony. But, based on the realtors use of caps, the most important thing here is that the block doesn’t have alternate side parking.
Contact: Tameka Isaacs, HP Greenfield Real Estate, (718)338-3380
Contact:

If you know of a great place available for rent or are a broker representing a property you want included, contact nberke [at] sheepsheadbites [dot] com.

1760 East 19th Street

(Source: Filmore)

Looking for a new place to call home? Sheepshead Bites has got you covered. If you’re house hunting, our open house roundup is a new feature to help you plan your weekend. And if you know of a great place on the market or are a broker representing a property you want included, contact advertising [at] sheepsheadbites [dot] com.

Two Family Home in Sheepshead Bay
Price: $1,299,000
Viewing
: September 14, 1pm  – 3:00pm
Location: 1760 East 19th Street
Description: This two family, two floors house has a semi-finished basement and a private backyard. You know space is getting tight in the city when the realtor has to put private in front of backyard, as if there are some backyards that you would have to share with random people.
Contact: Lucy Ciocia, Fillmore, (718) 998-8820

Two Bedroom Condo in Brighton Beach
Price: $439,000
Viewing
: September 14, 3pm – 4:00pm
Location: 52 Brighton 1st Place
Description: Most viewings have a two to three hour window but this condo is only being viewed for one hour. That either means that the real estate agent is saying “ain’t nobody got time for that” or the place is just really, really small.
Contact: Svetlana Borovskiy, High Class Realty, (347) 557-8712

Three Bedroom Condo in Sheepshead Bay
Price: $759,000
Viewing
: September 13 and 14, 12pm – 3:00pm
Location: 3165 Emmons Avenue
Description: With indoor parking and a jacuzzi, this condo is perfect for people who like to buy unnecessary things. The place also has a roof-top “cabana.” I assume this means that there are at least three people up there at all times whose sole responsibility is to be constantly drunk for your entertainment.
Contact: Delton Cheng, (718) 252-6060

One Family Brick Home in Sheepshead Bay
Price: $769,000
Viewing
: September 14, 1pm – 3:00pm
Location: 2270 East 26th Street
Description:  Do you like to make your friends feel inferior to you? With the “eating-euro custom designer kitchen” and a Jacuzzi tub, you’ll find being pretentious easier than ever. There’s also a driveway and three bedrooms.
Contact: Anthony Sciortino, Brooklyn 4 U Realty Group, (347) 508-4104

If you know of a great place on the market or are a broker representing a property you want included, contact advertising [at] sheepsheadbites [dot] com.

(Source: Sommerlyn Associates)

Looking for a new place to call home? Sheepshead Bites has got you covered. Our rental roundup showcases some of the deals on the market now. If you know of a great place available for rent or are a broker representing a property you want included, contact nberke [at] sheepsheadbites [dot] com.

Two Bedrooms in Brighton Beach
Price: $1,950
Location: 79 Brighton 11th Street
Description: First, this apartment doesn’t have a fee. That’s worth noting. Take it a step further. Suggest to the realtor that you pay the realtor his cut but don’t pay the rent “fee.” If he gives you a dour, unamused look — which he will — pretend to be a lawyer, spitting legalese about the ad not specifying what kind of fee. For good measure, throw the words DeBlasio and affordable housing in there.
Contact: Steven Hanna, Sommerlyn Associates, (347) 946-2105

One Bedroom in Sheepshead Bay
Price: $1,400
Location: Kings Highway
Description: People lived here once but they’ve since “vacated.” The pictures, as the realtor notes, reflect this recent migration of people. There’s a laundry room in the building and the place even has a lobby. No, you can’t just put your cardboard mat there.
Contact: Mark Benson, Bond New York, (646) 645-4400

One Bedroom in Midwood
Price: $1,350
Location: 1567 East 19th Street
Description: With a large closet and bedroom, this place is pretty big. The realtor accepts calls or texts. So feel free to text him anything you want at 2am. Like, the right way to take pictures.
Contact: Sam Fazilov, Zuz Realty, (646) 377-1181

Two Bedrooms in Gravesend
Price: $1,625
Location: 2775 Shore Parkway
Description: This apartment comes with all your basic stuff for realtors to lie to you and say it’s habitable. But something worth noting is a “new program” that the realtor announces. If you don’t want to pay a security deposit, you have the option to pay “a small monthly charge each month for a maximum of 60 months.” Sounds like what my bank told me about loans.
Contact: Ilene, DSJ Realty, (718) 810-2412

If you know of a great place available for rent or are a broker representing a property you want included, contact nberke [at] sheepsheadbites [dot] com.

open-house

Looking for a new place to call home? Sheepshead Bites has got you covered. If you’re house hunting, our open house roundup is a new feature to help you plan your weekend. And if you know of a great place on the market or are a broker representing a property you want included, contact advertising [at] sheepsheadbites [dot] com.

Two Bedroom Co-Op in Sheepshead Bay
Price: $339,000
Viewing: August 31, 1 p.m. – 4 p.m.
Location: 2626 Homecrest Avenue
Description: There’s a lot of closet space and the kitchen, while not huge, can hold a small table with chairs for those lonely meals.
Contact: Viktoria Dubrynskaya, (347) 251-4343

A Ranch Home With a White Picket Fence in Sheepshead Bay
Price: $309,000
Viewing: September 7, 1 p.m. – 3:00 p.m
Location: 3800 Brown Street
Description: The realtor asks why live under the rules of a Co-Op when there are places like this on the market? This two bedroom abode is technically its own individual house but the inside is much like a Co-Op. Mainly, small and cramped. But that’s the price you pay for liberation.
Contact: Anthony Alotta, Fillmore, (718) 253-4040

Three Bedroom Condo in Sheepshead Bay
Price: $499,000
Viewing: August 30, 11 a.m. — 1:00 p.m.
Location: 3814 Shore Parkway
Description: All of the rooms are tastefully furnished and decorated. There’s even a few different colors on the walls. Let’s just hope that if you buy this three bedroom condo they don’t remove it all (and rip down the walls) and say, “just kidding, nothing in this country is free.” That’s what dad would do.
Contact: Evelyn Seales, NY Missions R E Brokerage,  (631) 816-6053

If you know of a great place on the market or are a broker representing a property you want included, contact advertising [at] sheepsheadbites [dot] com.

Source: CitiHabitats

Source: CitiHabitats

Looking for a new place to call home? Sheepshead Bites has got you covered. Our rental roundup showcases some of the deals on the market now. If you know of a great place available for rent or are a broker representing a property you want included, contact nberke [at] sheepsheadbites [dot] com.

One Brighton Bedroom
Price: $1,550
Location: Brighton 2nd Street
Description: This apartment is one block away from the beach and has parquet floors, good lighting and a bedroom the size of a king. And, holy of holies, a dishwasher!
Contact: Diana Rodriguez, CitiHabitats, (917) 736-3203

One Bedroom With a Questionable Beach View
Price: $1,525
Location: East 17th Street and Avenue V
Description: Real estate agents tend to stretch the truth when trying to sell an apartment, but claiming there’s a beach view on East 17th Street and Avenue V is, well, purely fictional. Barring roof-top access with powerful binoculars on hand, no beach will be viewed, nor even smelled.
Contact: Aaron Hillel, Hillel Realty, (718) 417-7000

Two bedrooms and a Really Long Living Room
Price: $1,700
Location: Homecrest Avenue
Description: Fancy-shmancy “forman foyer.” Mountain Dew-chugging “extreme space.” A kitchen “for any cook.” Rooms that look… rectangular. Wow.
Contact: Chris Shiamilis, Ardor New York, (212) 588-3000

If you know of a great place available for rent or are a broker representing a property you want included, contact nberke [at] sheepsheadbites [dot] com.

137A W End Ave # 5, Brooklyn, NY 11235

(Source: Bright Horizons)

Looking for a new place to call home? Sheepshead Bites has got you covered. If you’re house hunting, our open house roundup is a new feature to help you plan your weekend. And if you know of a great place on the market or are a broker representing a property you want included, contact advertising [at] sheepsheadbites [dot] com

Three Bedroom Penthouse Condo in Manhattan Beach
Price: $1,075,000
Viewing: August 17, 12 p.m. – 3:00 p.m.
Location: West End Avenue
Description: There are more terraces than bedrooms. Also, the elevator opens directly into the apartment so, if you’d like, think of the elevator as another room, or perhaps a mobile walk-in closet.
Contact: Katherine Pontone, Bright Horizons, (718) 615-3054

Two Family Home in Sheepshead Bay
Price: $679,000
Viewing: August 17, 1 p.m. – 3:00 p.m.
Location: 1950 East 24th Street
Description: This house is “detached” and also has a “detached” garage. What was this house once attached to and who felt the need to remove it? Perhaps, the realtor means that the house and garage are emotionally detached and therefore cool headed. Having anthropomorphized this house enough, go check it out this Sunday.
Contact: Pepe Real Estate, (718) 475-6817

Two Floor House in Sheepshead Bay
Price: $1,299,000
Viewing: August 17, 1 p.m. – 3:00 p.m.
Location: 1760 East 19th Street
Description: The basement is semi-finished and the second floor is “a 3 or 4 bedroom duplex.” What’s with the flip-flopping? Mid-term elections aren’t upon us yet so I say there’s no reason for that kind of behavior. The attic has one lone bed with windows behind it, lending it a very royal atmosphere.
Contact: Lucy Ciocia, Fillmore, (917) 746-5226

Two Bedroom Condo in Gravesend
Price: $387,000
Viewing: All weekend, 3:00 p.m. – 5:00 p.m.
Location: 526 Avenue Z
Description: Do you wish to own property but are too attached to living extremely close to strangers and walking up several flights of stairs? Well then you can own this thing called a condo and it’s basically buying property that doesn’t actually touch the ground. There are two bathrooms and a balcony sprawled across 1,021 square feet.
Contact: Angela Friedman, Fillmore, (917) 916-4418

If you know of a great place on the market or are a broker representing a property you want included, contact advertising [at] sheepsheadbites [dot] com

2800 Coyle St # 7, Brooklyn, NY 11235

Source: Lev Vasserman

Looking for a new place to call home? Sheepshead Bites has got you covered. Our rental roundup showcases some of the deals on the market now. If you know of a great place available for rent or are a broker representing a property you want included, contact nberke [at] sheepsheadbites [dot] com.

One Bedroom and a Balcony on Coyle Street
Price: $1,600
Location: 2800 Coyle Street
Description: Man, just look at that couch. I want that couch. And, fortunately, it actually does come with the apartment. This top-floor apartment comes fully-furnished, according to the listing, and rent includes internet. Not a bad deal… I wonder if there’s anything wrong with the co-op management.
Contact: Lev Vasserman, (718) 865-7515.

Two Bedrooms, Two Bathrooms on Nostrand Avenue
Price: $1,800
Location: Nostrand Avenue between Avenue R and Avenue S
Description: A major renovation just wrapped up, they say. Two generously sized bedrooms, they say. Immaculately maintained co-op, they say. But no pets. Boo hoo.
Contact: Evgeny Pyatibratov, (212) 470-8463

A Brighton Studio, Bright and Clean
Price: $1,395
Location: Brighton 15th Street
Description: Sure, it’s a teeny, tiny studio, but I have to give the agent props for getting one angle that actually made it look huge.  Regardless of size, the sun keeps it well-lit and it’s all renovated with new equipment. Heat and hot water are included, and so is a preposterous (yet increasingly common) 40x-rent income requirement.
Contact: Mizuka Murai, Kian Realty, (917) 870-7477.

If you know of a great place available for rent or are a broker representing a property you want included, contact nberke [at] sheepsheadbites [dot] com.

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