An overflow crowd estimated at more than 400 people packed a town hall meeting about high-rise development in Prospect Lefferts Gardens last night. Borough President Eric Adams, who lives in the area, State Senator Kevin Parker, Council Member Mathieu Eugene and Deputy Borough President Diana Reyna listened to comments and questions from the audience following a presentation by the Prospect Park East Network, which convened the meeting.

PPEN called for a temporary halt on new development exceeding nine stories while they pursue a lawsuit and downzoning of the area, in process since 2008, “before it becomes a moot point,” said presenter Suki Cheong.

“I don’t have anything against construction because it creates jobs, but this building is too big,” said a resident whose bedroom window overlooks the construction site at 626 Flatbush Avenue where an as-of-right 23-story tower is planned. Another speaker, a resident since 1964, proposed hiring a full-time community organizer, which the neighborhood had in the 1960s. A representative of small business owners said they were concerned that increased land values due to high-rise development were already causing increased rents and shorter leases.

Many residents said they value the friendly, integrated community and don’t want to see it disappear. Many said landlords are trying to increase rents and push out regulated tenants. “Prospect Lefferts Gardens is the most densely populated part of the borough,” said a lifelong resident. “We’re not asking for special treatment, just fairness. We’re asking for the same treatment Mayor de Blasio’s side of the park gets,” he said, referring partly to the 80-foot height limit on construction there.

Click through to the jump to see more photos. Did anyone else attend? (more…)

This lovely three-bedroom, three-bath townhouse in Prospect Lefferts Gardens includes attractive details and a big backyard. There is a coffered ceiling and wainscoting in the dining room and original parquet floors throughout the house.

The 2,700-square-foot pad also has a modern kitchen with a dishwasher that leads to a deck and the backyard. And there’s a large den and laundry room in the finished basement. Do you think the price is right at $6,000 a month?

214 Maple Street [Brown Harris Stevens] GMAP


Community group Prospect East Network has arranged a town hall meeting with Brooklyn Borough President Eric Adams about high-rise development near Prospect Park in Prospect Lefferts Gardens.

PEN has said it wants Hudson Companies to lower the height of its planned 23-story tower at 626 Flatbush to nine stories, which it says is “the current zoning limit for new development in all the other neighborhoods surrounding Prospect Park,” and make 30 percent of the units affordable. They also want to downzone Flatbush and Ocean avenues so new developments would not rise higher than 80 feet.

When we stopped by a week ago at 626 Flatbush, above, the site had been cleared but construction had not yet started. The planned development is as-of-right, which means it complies with existing zoning and does not need any variances.

The meeting will take place from 7 to 9 pm on Monday, April 7 at the John Hus Moravian Church at 153 Ocean Avenue. Locals are also planning a prayer vigil before the meeting, at 6:15 pm in front of 626 Flatbush Avenue. Click through to the jump to see the meeting flyer and another photo of the building site. (more…)

Well, this has to be one of the cutest houses we’ve seen for sale in some time. It’s 25 feet wide and located on a corner at 118 Rutland Road in Prospect Lefferts Gardens, so it gets a lot of light from windows on three sides.

There are two entrances, simplified late-Victorian-meets-Craftsman wood details, lots of bead board, built-in bookcases, eight bedrooms and a garage. The dining room is particularly charming with its wood panelling and coffered ceiling. So are the bay windows and the porch with Ionic columns.

It was a Rental of the Day in 2012. Do you think they will get their ask of $2,995,000?

118 Rutland Road [Corcoran] GMAP

03/26/14 11:30am


PLG Arts, a community arts organization that started in 2005, is adding literature to its varied lineup of cultural programming. On Sunday, we attended a PLG Arts recital by cello and guitar duo Duo Anova in the home of PLG Arts Vice President and frequent Brownstoner commenter Bob Marvin.

The neighborhood is full of artists, and PLG Arts has helped welcome them as well as others who simply appreciate art to the neighborhood, said PLG Arts Co-President and musician Rina Kleege at the event. Two buildings at 75 and 99 Ocean Avenue are fondly known in the area as the “jazzy dorms” because of the large number of musicians living there. (more…)

Developer Hudson Companies is back in action in Prospect Lefferts Gardens with a new building application for an eight-story, 170-unit development at 1295-1299 Nostrand Avenue, first spotted by BuzzBuzz Home. The project near the corner of Nostrand and Clarkson Avenues is just a few blocks from Hudson’s planned 23-story, 254-unit high-rise at 626 Flatbush.

Jonathan Kirschenfeld Architect is designing the building, which will be 145,456 square feet and include 8,388 square feet of ground floor commercial space. The development will also have bike storage, enclosed parking for 85 cars, a gym, yoga room and roof terrace.

The sale hasn’t hit public records yet, but CPEX listed 1295-1299 Nostrand and 306-310 Clarkson for $10,000,000. The four separate lots add up to 36,430 square feet and allow for up to 145,720 buildable square feet, according to the listing. 

The original version of this post included a rendering originally used to market the property and is not reflective of the design of this project or the project architect.

Hudson Companies Tackles Another Prospect Lefferts Gardens Project at 1299 Nostrand Avenue [BuzzBuzz Home] GMAP


Demo has started at 111 Clarkson Avenue, the singular Victorian house in Prospect Lefferts Gardens whose style the AIA Guide once described as “berserk eclecticism.” A demo permit was issued March 14. When we stopped by Sunday, a fence had gone up, the interior had been gutted, windows had been removed, and holes chopped in the roof.

As reported, owner and developer Seth Brown from Aspen Equities plans two rental buildings of 22 and 28 units each. The interior of 111 Clarkson Avenue was lavish, as 1970s photographs by Dinanda Nooney revealed, but over the years the exterior had been altered and the house was rotting from years of exposure to the elements.

Click through to the jump for more photos.

Two Rental Buildings to Replace “Berserk Eclectic” House at 111 Clarkson [Brownstoner]  GMAP (more…)

50 clarkson prospect lefferts gardens 1312014

Prospect Lefferts Gardens is now “on the map” of developers, noted a story in The New York Times about the 10 or so apartment buildings going up there now. While the neighborhood has welcomed most of the new developments, even the one at 111 Clarkson that will replace the berserk-eclectic house, the community has been asking for a rezoning to “prevent noncontextual development” since 2008.

“We’ve taken it to the community board, and they’ve taken it to City Planning, but they keep saying they don’t have enough resources,” the story quoted Quest Fanning, the vice president of the Prospect Lefferts Gardens Neighborhood Association, as saying. The story mentions the lawsuit against 626 Flatbush, where Hudson Companies plans a 23-story building in a mostly low-rise area.

The relatively low cost of land plus tax abatements make PLG inviting to developers, said Hello Living’s Eli Karp, who estimated new apartments there would sell for about $600 a square foot, vs. $1,000 per square foot in other neighborhoods.

Above, in January, three houses at 50-54 Clarkson Avenue being torn down to make way for an eight-story, 48-unit apartment building. The developer plans a second phase of building there, for a total of 96 units, said the Times.

Prospect-Lefferts Gardens Is “On the Map” [NY Times]

260 midwood street prospect lefferts gardens 22014

How adorable is this Prospect Lefferts Gardens brownstone? We are swooning for the simple transitional Victorian-meets-Craftsman details, especially the dining room with its built-ins, panelling, and coffered ceiling. But the original front doors, simple parlor, parquet floors and green tile mantel are great too. What’s more, it’s “only” $1,050,000, which to our jaded ears is beginning to sound like a bargain.

However, it is only a one-family and “needs some TLC,” according to the listing. No bathrooms are shown, which is not a good sign, but we think the kitchen would do just fine with a new counter and some paint. What do you think they will get for it?

206 Midwood Street [Corcoran] GMAP

Three houses at 50-54 Clarkson Avenue in Prospect Lefferts Gardens are being demolished right now to make way for an eight-story residential development. The plan exam application for the new building was first reported by BuzzBuzz Home. Nataliya Donskoy will be the architect on this project, which will have 48 units and 24,600 square feet. The 85-foot building will have parking for 24 bikes, a laundry room, two recreation rooms and an elevator.

Public records show an LLC bought 50 Clarkson Avenue for $760,000 in December 2012, and building permits reveal that the developer is Joseph Hoffman of Bushburg Properties. The other two houses were also purchased the same month, for $445,000 and $545,000. Donskoy, who previously worked for disgraced architect Robert Scarano, designed the unusual looking building at 146 South 4th Street in Williamsburg, which recently started leasing.

This new building happens to be just down the street from 111 Clarkson, where developer Seth Brown is planning two seven-story buildings with 50 units. At a meeting Wednesday about plans for 111 Clarkson, neighbors were complaining that the three buildings above had been left half demolished. The demo was stopped after the DOB issued a violation last November, and workers told us this morning that demolition resumed yesterday.

111 clarkson avenue prospect lefferts gardens 122013

Last night, developer Seth Brown from Aspen Equities presented his plans for 111 Clarkson Avenue to neighbors at a meeting in a house on the block. He plans to demolish the crumbling “berserk-eclectic” Victorian house there and build two seven-story rental buildings in its place. He said that he would have loved to save the house, but it had become too decrepit and structurally unsound. “It has essentially been wet for 30 years,” Brown said. However, the details, like the windows and staircase, have been removed by an architectural salvage company.

Brown didn’t show any pictures, but described his plans: The 70-foot buildings will have 22 and 28 units each, and there will be a parking lot with 25 spaces between the two buildings. Both buildings will extend to the property line on either side of the 50 by 242 foot lot, with a driveway on each side of the lot, allowing for parking lot access from Clarkson and Parkside Avenues. Architect Joseph Spector will design the rentals, which will be mostly one- and one-plus bedrooms with a few two- and three-bedroom apartments mixed in. Most units will have balconies, and there will be a washer/dryer in each apartment. Both buildings will have an elevator and roof terrace.

Aspen Equities filed an application for a demo permit in December. A crew should begin taking down the 116-year-old house within the next month, as soon as the DOB issues a permit. Construction should begin by the summer and finish in a year, Brown said.

111 Clarkson Avenue Coverage [Brownstoner]


Australian investment firm Dixon Advisory set a record Monday with its purchase of a single family brownstone at 36 Rutland Road for $1,850,000, Fillmore broker Louis Belisario told us. He and Fillmore broker Howard Witz handled the sale.

As BK to the Fullest, which was the first to write about the sale, pointed out, 111 Clarkson Avenue sold for more — $2,800,000 — but it was sold as a development site. Pushing up the price of 36 Rutland Road is the fact that it includes an extra side lot and a garage. In July, a more recently updated house at 55 Rutland but without the extra property closed for $1,825,000.

The previous record was held by a limestone at 52 Midwood, which sold for $1,665,000 in 2007.

PLG House in Contract for $1.85 Million [Brownstoner]
Photo by Fillmore