The Former Hans S. Christian Kindergarten, One Of Carroll Gardens' Sweetest Buildings, May Soon Be Altered Forever

Drawing of the building from The Brooklyn Eagle, November 21, 1897

The Hans S. Christian Kindergarten at 236 President Street today

Carroll Gardens Contextual rezoning map

Screenshot above via Google.

Who has not stopped to admire the small beige brick home at 236 President Street, between Court Street and Clinton Street here in Carroll Gardens? It's ornateness and size make it quite unusual for the neighborhood.

The two-story, stand-alone structure was designed by Hough & Duell and built in 1897 as the Hans S. Christian Memorial Kindergarten in tribute to Hans S. Christian by his widow. A Norwegian immigrant, Christian lived at 231 President Street and owned a lime and brick factory on Second Street in Gowanus.

The building's uniqueness was mentioned in a November 1897 article in the Brooklyn Eagle, which covered the Kindergarten's dedication. "It is the only building of its kind in Brooklyn, so far as known, and one of the very few in existence in the City."

Though built exclusively as a kindergarten, complete with cloak room, teachers' parlor, matron's quarters, pantry, janitor's room and sun-filled classrooms, the building was transformed into a residence decades ago.  

The current owners listed 236 President with Alex Calabretta of Douglas Elliman in June for $5.399 million. The price was eventually lowered to $4,950,000. According to the web site,  a contract has recently been signed.

One can hope that the new owner will love and appreciate the home's uniqueness and history, but the structure may be in real danger of being torn down or altered forever.

Here is why:

When Carroll Gardens was Contextually Rezoned in 2009 by NYC Department of City Planning, most of the neighborhood was given an R6B zoning, with height limits of 50 ft.  However, City Planning rezoned some pockets of Carroll Gardens, notably along Clinton Street and Court Street, as R6A, since the agency felt that many of the buildings on those blocks  already exceeded bulk and height compared to the rest of the other neighborhood. R6A allows for 70ft. height.

Unfortunately, 236 President Street, sandwiched between a row of very large buildings, is now zoned R6A, which means that someone could add 5 stories to the existing 2.
A listing for the house on Trulia makes reference to that fact:
"Live in this truly unique home while developing a project that could fund your retirement. This extremely sturdy, 2 story structure could potentially support an additional 5 floors of living space totaling over 10,000 sq. feet. With possibly up to 16 dwelling units this property could provide a sellout of over $15,000,000 at today's market prices for new condos in the area. Bring your Manhattan developers looking to dip their toes into coveted markets - Carroll Gardens."

Apparently, neighbors on the block are worried about exactly that scenario. Whether the house has been bought by a developer who will turn it into a 70 ft multi-unit luxury condo still remains to be seen. One can only hope that the new buyer appreciates history."

It would be unfortunate to lose another piece of Carroll Gardens history. Too bad the building was not landmarked long ago, together with more of the neighborhood.

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New 17-Unit "Boutique" Condo Building To Rise At 145 President Street

New 145 President Street development. credit: Avery Hall Investments

Avery Hall Investments, a New York real estate and investment firm which is currently developing or completing luxury residential buildings in Cobble Hill, Boerum Hill and Columbia Waterfront District,
has filed construction permits for a 7-story, 17 unit condo building at 145 President Street, between Hicks and Henry Street.

The site is zoned R6A, which has a 70 foot height limit, designed, according to New York City Planning Commission, "to be compatible with older buildings found in medium-density neighborhoods."

From Avery Hall Investments' web site:

Avery Hall Investment, in partnership with Allegra Holding and ARIA Development Group, is developing a 50,000 gross square foot boutique residential development in the heart of Carroll Gardens. The project will be composed of 17 condominiums, a fitness center, resident storage, both common and private terraces and on-site secured resident parking. 

According to New York Yimby, which first reported on the new development this past August, the new building will not only fill an empty lot, but will also incorporate two old four-story brick buildings right next to it.  Apparently, Avery Hall Investments has also acquired air rights from 151 President Street, just a few doors down.

It would seem that demo inside the two small townhouses has already begun and construction fences have been put up.
Completion is scheduled for 2018.

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You Are Invited!: Opportunity To Preview Carroll Gardens 'Significant' $9 Million Townhouse

181 President Street Floorplan

Advertised as "most sophisticated new construction townhouse in Carroll Gardens", the one-family, four-story brick home at 181 President Street has an impressive price of $9 million dollars. What do you get for this hefty sum? 5, 351 square feet of interior space, 5 bedrooms, 3.5 baths, two private outdoor terraces, amenity floor, and a multi car garage.

The home was designed by Ramy Issac of Issac and Stern Architects, PC and is being marketed by Halstead Property Development Marketing, which is currently inviting interested buyers to a private tour for a 'final preview opportunity'. 

If you have that kind of money and are looking for that unique 'one-of-a-kind' home right here in Carroll Gardens, you may want to click here.

Do you think the price is realistic for a one family home in this neighborhood?

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Aesthetic Or Just Weird? New Building At 210 Pacific Street Reveals Custom Brass Tile Façade

"The future of the city of Brooklyn begins here," Nava, the developer of 210 Pacific Street, a 7-sory residential development currently under construction, states on the building's web page.

Located between Court Street and Boerum Place in Boerum Hill, the building does include some state-of-the-art environmental features that apparently will cut energy consumption by about 75%, but it is its unusual façade that makes it seem rather futuristic. If that is what the future of Brooklyn buildings looks like, it may be a far cry from the pleasing architecture of this borough's past.

Located in a historic (but not landmarked) neighborhood, the new building sure sticks out amidst some of its older neighbors, like the beautifully maintained brick firehouse right next to it.

Still surrounded by scaffolding, one can only glimpse portions of 210 Pacific Street's façade, but there is no doubt that the building will be shimmering from a distance.    The reason? The front and sides are clad with over 13,000 custom brass tiles handcrafted in the USA.

"This contemporary, yet conscientious aesthetic illustrates architectural sensibility that NAVA brings to all projects," the developer explains on the web site.

Not all in Brooklyn will agree that this is a poor example of "architectural sensibility." 

Do you?

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"Dear Neighbors": This Week At The Lightstone Group's Construction Site In Gowanus

Get ready for more noise this week as pile driving begins at the Lightstone Group's 700-unit development project at 363-365 Bond Street between Carroll Street and Second Street adjacent to the Gowanus Canal.
Geto & de Milly, Inc, the developer's public relations firm, just issued the following update:

Dear Neighbors,

I’m writing to provide you with a construction update for Lightstone’s Gowanus project, located at 363-365 Bond Street.

This Wednesday, February 18th Lightstone’s construction team will commence the full and final installation of piles on the project. The pile driving will take place at the 363 Bond Street site between Carroll and 1st Streets. While general construction activity at the site will begin at 7:00am, Lightstone will continue its commitment not to drive piles prior to 8:00am. The construction team will utilize all available noise mitigation measures and as always, the site and the surrounding neighborhood will be comprehensively monitored using vibration monitors and other devices. Pile driving is expected to be completed within approximately 30 working days.

If you have any questions or concerns regarding this work, please contact me by phone at (212) 686-4551 extension 744 or via email at jhendricks-atkins@getodemilly.com.

Regards,
Julie Hendricks-Atkins
www.getodemilly.com

Lightstone has been issuing occasional updates to the community since promising more responsiveness to the noise and health concerns of nearby residents.

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It Was Bound To Happen: Lee Brothers Auto Repair Shop Now Development Site

Corner of Smith Street and Third Street, looking North

Lee Brothers Garage at 375 Smith Street

from NYC Department of Buildings

New development at 360 Smith Street, which is located directly across the street from Lee Brothers Garage

Back in early January of this year,  Lee Brothers Auto and Body Repair shop  at 375 Smith Street at the corner of Third Street in Carroll Gardens was closed "until further notice."  Though the shop reopened a few days later, many residents wondered how long until the one story building housing the garage would be torn down to be developed into residential apartments.  After all, the garage sits on one of the most desirable lots in one of the most coveted neighborhoods of Brooklyn.

Well, it would appear that the moment has finally come and that the Lee Brothers are developing the site.  NY YIMBY reported last week that permits for a new mixed-use structure have been filed with NYC Department of Buildings.

NYMBY writes:

The proposed four-story building would include a 3,300-square foot retail space on the ground floor, topped by 11 apartments. The units would be spread over 9,800 square feet of residential space, for an average apartment size of nearly 900 square feet. (Confusingly, the Schedule A filing indicates 12 apartments, or four per floor above the ground level.)

The project would include a sizable amount of parking – 13 spaces – reflecting the increasing wealth necessary to live in new construction in South Brooklyn neighborhoods, as demand rises while supply remains nearly stagnant.

The developer – whose listed phone number was not accepting new calls, and whose email address is invalid – is Jimmy Lee with 375 Smith Street, LLC, and the architect as SHV Designs, led by John C. Haskopoulos.

According to the Carroll Gardens contextual rezoning, which was approved in 2009, the site is in an R6B zone, with a height limit of 50 feet and a commercial overlay fronting Smith Street
The Carroll Gardens community pushed for the contextual re-zoning and height limit in part because of the opposition to 360 Smith Street, the 70 feet building right across the street.

Though the Lee's building is rather run down, it was once the Court Theatre, a neighborhood movie theatre. Some details of its past are still visible on parts of the façade. Here is a link to an old tax photo from 1928 that shows the theatre.
Sometime in the 1940, the structure was changed into a gas station. In the 1980's the pumps were taken out, but the repair garage remained.
More on the building's history can be found here.

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Construction Update For Lightstone Group Project In Gowanus

Rendering of Lightstone Group's Gowanus project

Get ready for some tough weeks if you live anywhere near Bond Street between Carroll And 2nd Street.
Community Board 6 has sent around a notice above from Lightstone Group regarding their 12 story, 700 unit rental project on the shores of the Gowanus.
In the next few weeks, excavation, soil boring and removal, as well as pile driving will move forward.
Pile driving has already started and the noise on Bond Street was deafening.  The pounding noise actually reverberated all the way to Smith Street and could be heard in front of PS 58 and in Carroll Park.
Odd that the notice doesn't mention "environmental remediation" anywhere, especially since the site is still contaminated.  After all, the developer has recently applied for tax monies under the NY State Brownfield remediation program.

Below is a poster that was pasted recently along the construction site. I think it expresses what many in the community feel about the project and the changes in Gowanus.

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