Pardon Me For Asking: 132 Second Place

Showing posts with label 132 Second Place. Show all posts

Thursday, April 24, 2014

The Long Transformation Of The Brownstone at 132 Second Place To $9,895,000 Investment Property

Halstead Realty listing for 132 Second Place

Previously

132 Second Place in 2008

Addition of the Fifth Floor in 2008

Removal of the stoop in 2011

It has been a long nine years for the brownstone at 132 Second Place. What started in 2005 as a vertical and horizontal enlargement, quickly turned into a comedy of errors, complete with a back wall collapse, DOB violations for work done without proper permits, and stop-work orders. Add to that a change in ownership and a time in limbo after the Carroll Gardens Wide Street Text Amendment and Contextual Rezoning, which all contributed to long delays.
But perhaps, all the setbacks will finally pay off for its owner. Just recently, the brownstone been listed by Halstead Realty for $9,895,000 as an investment property. That sicker price may be a record for Carroll Gardens.
According to the listing, 132 Second Place is:
"setting a new tone for investment properties is this fully renovated energy efficient 5-unit brownstone. The buildng has undergone a thorough and extensive high end renovation, has 5 high income producing apartments and will be delivered vacant. Building measures 25x50x14x14 on 5 floors and the lot is 100 feet. Each apartment has their own HVAC air/heating unit, hot water heater, K6 wiring, washer/dryer, high end appliances, custom finishes and much more. Includes: Garden level duplex w/Rec Room and landscaped backyard; Apartments 2-5 are 3 bedroom, 2 bath w/Terrace and 5th floor includes a private roof deck. Prime Carroll Gardens location and conveniently located to public transportation, schools, playgrounds and local neighborhood shops and restaurants. Estimated rent roll and set up available upon request."

Back in 2005, the building was sold for $1,850,000 to Mohegan Holdings, Co. LLC. In 2007, the deed to the property was transferred from the Mohegan Holding Company, LLC to a Henry Azcue for $1,825,000. Zillow indicates yet another sale for $8,500,000 in 2007.

In the recent past, the individual apartments were either listed as rentals or as condos. However, none of the units were ever occupied, and per the Halstead listing, the building will be delivered vacant.

It is worth pointing out that 132 Second Place is right next to the elevated F train tracks. And perhaps it is an oversight, but the Buildings Department site does not indicate that a Certificate of Occupancy exists for the building.

So what do you think? Is this more real estate folly or do you think the seller will get his price?

It's Taken A Long Time, But 132 Second Place's Make-Over A Bit Closer To Completion

132 Second Place back in 2008

Losing its stoop in early 2011

Construction of cinderblock wall surrounding front yard, Spring 2011

New cornice, summer 2012

The conversion of the four-story brownstone at 132 Second Place to a five-story (presumedly condo) building has taking a long time, but it now looks as though at least the façade is complete. In the process, it has lost a stoop, but gained a cornice.

It all started in 2005, when the home was sold for $1,850,000 to Mohegan Holdings, Co. LLC.
Shorty afterwards, work began on a vertical and horizontal addition. That's when things quickly turned into a comedy of errors. First, the NYC Department of Buildings issued a violation for demolition work done 'without proper permits'. Then, after proper permits were filed in the fall of 2006, the back wall collapsed into the neighbor's back yard. Construction stopped and the windows were bricked up. The building languished in limbo for the next few years.

In 2007, the deed to the property was transferred from the Mohegan Holding Company, LLC to a Henry Azcue for $1,825,000. New work permits were issued by the NYC Department of Buildings in 2008 and work finally resumed, but then stopped again.

It wasn't until the spring of 2011 that construction seemed to finally move along. However, progress has been sporadic at best and I was told that the inside looks as though it still needs lost of work

Over the last year and a half, a fifth floor was added, the rear extension was completed, and a new brownstone coat was applied. In the last few weeks, a cornice has been attached.

It's only too bad that the brownstone lost it's stoop. The new entrance definitely makes it look more like an apartment building. And the new aluminum awning just accentuates this.
And have you noticed that t is crooked?

Reader Dinah sent the photo below and wrote:
'Pardon me for asking, but is this "rooflet" supposed to be crooked? I got gestures and attempts to explain in English, but English was not the workers' first language, so I took my picture, shrugged, and moved on.'

photo credit: Dinah G.

After More Than Five Years, 'Remuddling' of 132 Second Place Almost Complete

132 Second Place as it looked back in 2008

In early 2011, after the stoop was removed

Existing iron fence being replaced by cinderblock wall in May 2011

132 Second Place just last week with new cement scratch coat on façade

Extension on back of building

Construction at 132 Second Place, between Smith and Court Streets, has been going on for such a long time now, that it seemed it would go on forever. However, after a few months of steady work, it appears that sometimes soon, this condo conversion may finally be completed.

It wasn't until the spring of 2011 that construction seemed to finally move along.

A fifth floor was added, the rear extension was completed, and a new cement scratch coat was applied to the façade (which hopefully, will be followed by a layer of brown cement shortly.)

Unfortunately, the old brownstone lost its stoop in the process and an unsightly cinderblock fence now replaces the original iron fence.

One can't argue that the original brownstone was one of Carroll Garden's grandest homes before this 'remuddle' started. It had lost its cornice long ago, but this hundred year old building still had some wonderful detail on its façade.

What replaces it is devoid of any character or charm. How very sad.

What's your opinion?

More Indignity For Brownstone At 132 2nd Place

132 Second Place back in 2008

In late March 2011, after the stoop was removed

And now...

Granted, the old brownstone at 132 Second Place was never one of Carroll Gardens' grandest homes. It had lost its cornice, but after more than a hundred years, it still had some original details above its windows and above the front door.

That, however, changed in 2005. And things have gone downhill for this century-old row house ever since.

A major vertical and horizontal enlargement of the building quickly turned into a comedy of errors. Numerous DOB violations and stop-work orders were issued. Add to that a change in ownership and a time in limbo after the Carroll Gardens Wide Street Text Amendment and Contextual Rezoning, which all contributed to long delays.

New permits were approved in March 2011 and work resumed in ernest. By that time, the building's stoop was removed to make an entrance on the lower garden level. In addition, some of the façade's details have been hacked off. I am sure the rest will be removed as well.

In the last week, the fence surrounding the front yard has been removed and workers have been erecting a very high, unsightly cinderblock wall, which interrupts the lovely flow and openness of the street's signature front yards. One of my reader calls it "the wall of shame."

I couldn't agree more.

Could things get any worse for this 'former' brownstone?

With The Loss Of Its Stoop, 132 Second Place Remuddle Is Complete

Pardon Me For Asking: Work Resumes At Long Boarded Up 132 Second Place

With The Loss Of Its Stoop, 132 Second Place Remuddle Is Complete

132 Second Place back in 2008

Photo taken last week

132 Second Place with extra floor, but stoop was still there...

and on Monday this week, after stoop was hacked off.

The last five years have been unkind to 132 Second Place, a four story brownstone between Court Street and Smith Street. What started in 2005 as a vertical and horizontal enlargement, quickly turned into a comedy of errors, DOB violations and stop-work orders. Add to that a change in ownership and a time in limbo after the Carroll Gardens Wide Street Text Amendment and Contextual Rezoning, which all contributed to long delays.

But more than anything, it was the shoddy work that dragged this construction out so long.

First, in 2006 , the structure's back wall collapsed into the neighbor's yard.

After some stop-work orders, work resumed and a fifth floor was added to the existing structure.

Recently, new permits have be re-issued and work has resumed. In the last few days, crews have filled a dumpster with debris.

On Monday, the crew took a sledgehammer to the stoop and whacked it off, completing this old building's re-muddle.

More optimistic minds might say that a new stoop will be added. That could be, of course, but given the recent history of the building, I doubt it.
That's one less nice old brownstone in the neighborhood and one more poster child for land-marking the neighborhood.

°°°°°°°°

With Scaffolding Finally Down, 360 Smith Street Now Fully Revealed

KSQ Architect' design for 360 Smith Street/ 132 Second Street

As seen from Second Place

As seen from Smith Street at First Place

In the last few months, the controversial Carroll Gardens development at 360 Smith Street/132 Second Place, once known as 'Oliver House', has slowly risen to an imposing 70 feet. Now, the scaffolding has finally come down, revealing a rather uninspired building that is not only out of scale, but out of context with the rest of the brownstone neighborhood.

The building was designed by Armand Quadrini of KSQ Architects. Developer Bill Stein hired Quadrini after firing controversial architect Robert Scarano whose proposed asymmetrical, modern design for the lot at the intersection of Smith and Second Place met with loud opposition by the community.

Construction started in 2008, but came to an abrupt halt in July of that year, when developer Bill Stein's "Oliver House" was slapped with a Stop Work Order immediately after the City Council passed the Carroll Gardens Wide Street Zoning Text Amendment, which limits permitted building density in Carroll Gardens.

Developer Stein promptly took his case in front of the Board of Standards and Appeals, that oh-so-contentious board that grants developers exemptions in cases such as this.
In order to be able to continue, Mr. Stein had to prove that a significant portion of the project's foundation had been completed before the Stop Work Order went into effect. Though inspectors from the NYC Department of Buildings determined that only 20% of the foundation had been completed, the BSA gave Stein what he wanted at a hearing in November 2008. The Stop Work Order was lifted. He was now free to proceed. By September 2009, construction resumed.

How unfortunate for historic Carroll Gardens. The one block stretch on Smith Street between First and Second Places, with the bright orange stuccoed Hannah Senesh School building on one corner and 'Oliver House' on the other, is now rather fuggly.

Time to landmark, folks!

360 Smith Street with Hannah Senesh School building in the foreground

360 Smith Street Gets" Bricked"

KSQ Architects' design for 360 Smith Street/ 132 Second Street

All spring long, construction at the controversial building at 360 Smith Street, at the corner of Second Avenue, progressed steadily. By the middle of June, the new building had reached 70 feet (plus bulkhead) and was towering over the neighboring brownstones on Second Place. In the last three weeks, crews have been applying a dark brick façade to the building and most of the windows have been installed.

The design by Armand Quadrini of KSQ Architects seems to adhere closely to what was presented to the community back in February 2008. During that presentation, many local residents expressed their objection to the height and design of "Oliver House" and urged developer Bill Stein to, in particular, rethink the 70 foot glass tower at the corner of Smith Street, right above the former F train subway station. It was felt that it made the building look too industrial. However, it is unlikely that any changes were make to make the building more contextual with the neighborhood.

I suppose it could have been way worse. Originally the developer had retained the services of Brooklyn's 'Bad Boy Of Architecture', Robert Scarano. Below was his vision for that corner of Carroll Gardens. Mercifully, developer Stein and Scarano parted ways before construction started.