« Development Watch: Northside Piers House of the Day: 392 Waverly Avenue »
February 1, 2007
Condo of the Day: 188 15th Street
We first wrote about 188 15th Street back in May 2005 noting the great deal of unused FAR on the three story brick building and then again when it sold in March 2006 for about 10% less than the asking price of $1.4 million. So we were interested to get an email this week from the guy who bought and is developing the building into a six-unit condominium to be known as The Modern Townhouse. Designed by Kutnicki Bernstein Architects, this is a very modern take on the townhouse form. And while it's not exactly our style on the outside, we suspect that the interiors will be very nicely done in a very modern kinda way. Perhaps more importantly, it's nice to see an example of a small developer doing a project in the South Slope with pride about the project and concern for the legacy he's leaving his neighbors. So far three of the listings are up on the Corcoran site, ranging in price from $495,000 for a one bedroom to $899,000 for a two bedroom, or about $675 a foot. The construction is about 60% done now and occupancy is targeted for May. How are people on the block feeling about this one?
188 15th Street, Apt. 200 [Corcoran] GMAP P*Shark
15th Street FAR Play Closes Well Under Ask [Brownstoner]
Mid-Sloper with F.A.R. Out The Wazoo [Brownstoner]
Trackback Pings
TrackBack URL for this entry:
http://www.brownstoner.com/mte/mt-tb.cgi/438
Comments
"....it's nice to see an example of a small developer doing a project in the South Slope with pride about the project and concern for the legacy he's leaving his neighbors"
Totally agree (assuming it's as good in the flesh as in the renderings). Take note, all you apologists for schmucks like Bricolage, Brody, Katan et al; it can be done!
John Ife
Posted by: John Ife at February 1, 2007 12:37 PM
Listing says it's a five minute "stroll" to Prospect Park. If you can do that "stroll" uphill in five minutes, you should try out for the Olympics.
Fifteenth St. isn't as nice as the streets leading up to it. Fewer trees, much more industrial feeling. Good for them if they can get it -- just wish they'd be more honest in their descriptions.
Posted by: west at February 1, 2007 12:59 PM
note that there is a giant, open pit next to this lot, and will be for a long time, that 15th street gigantor that got shut down last year. (foundation? can't remember) So ignore the nice looking neighbor, you'll be living next to a construction eyesore for a while, and the 4th floor's views are temporary.
That said, this isn't an awful idea for maximizing square footage. Prettier than whatever will eventually go up next to it.
Don't know what folks will see at the open house -- this thing is gutted right now, and c-c-c-cold.
Posted by: dbrown at February 1, 2007 1:32 PM
I think this looks great. As much as I love my 1870s house, it is not 1870 any more, and I'm soooo bored with developers (and customers) who want their new houses to look like it is. This house is appropriate in height, it lines up with its neighbors at the lot line, it has interesting ornament--hell, I even like the wraparound balcony (and I normally don't like balconies on the front).
Posted by: anon at February 1, 2007 1:42 PM
dbrown is correct. the site next door, 182 15th St (you all remember the "Katan Towers," Mr. B, a link here?) which "was" going to be an 11-story building, but got slammed at the BSA over the summer due to all the illegal activity and that they did not have a completed foundation. While Katan is appealing the ruling, this will be a pit for a while...
Aesthetics aside, we know the old owners. They sold, in part, due to the developer next door. is this a good addition to what was a nice three story brick...my opinion NO. The FAR is maxed out to every inch and it is not appropriate to the block.
But what is these days with all the dev on 15th & 16th.
Happy they did knock down the building, always pleased to see reuse, but a big old "yucky" from yours truly.
And at $899K for the view of a construction fence (not to mention those mosquitoes from the pit next door during the summer) I'd put my $$ into a full house on a near by block for the same price (for a fixer-upper) or a bit more for a flip.
Posted by: lostinbrooklyn at February 1, 2007 1:57 PM
Lostinbrooklyn,
You are another selfish brooklynite who will have your selfishness and avarice brought back to you in time. How many people are living in squalor because of selfish tools like you?
You are a disgrace to the very concept of civility.
Posted by: Eryximachus at February 1, 2007 3:09 PM
As a long time South Slope resident, I'd like to commend the developer for putting up a nice looking addition to the neighborhood. The building to go up on the vacant lot next door will only have a 50 foot height limit, and the footprint is setback substantially from the property line, thus preserving the panoramic views from the terraces of these condos.
Posted by: bklynite at February 1, 2007 3:17 PM
Oh come on, Eryximachus, who but a lottery winner will be moving from squalor to a $900,000 condo?
Posted by: John Ife at February 1, 2007 3:18 PM
i used to live on 17th street- what a nabe it was then. architects can make great renderings but the 'scale figures' they use go from abstract to awful. always white folks, why? and what the heck is that guy doing- picking his ear? on his cell? why is he looking at us? maybe that lady will mug him...
Posted by: jim mcauliffe ra at February 1, 2007 3:29 PM
Eryximachus is convinced that low density housing (as opposed to knock it ALL down and put up crappy tower buildings) is keeping the poor of New York living in shanties made of recycled garbage dump materials, like you see on those "save the children" commercials .
Eryximachus has no respect or interest in historic Brooklyn or it's architecture and is just a troll to be ignored.
Posted by: Anonymous at February 1, 2007 3:30 PM
Eryximachus,
You are for once correct!
I truly am "another selfish brooklynite" who cares about my 'nabe, my community and God forbid, has a opinion.
"How many people are living in squalor"
Huh? You got me on that one babe.
Posted by: lostinbrooklyn at February 1, 2007 3:50 PM
This is the kind of tasteful development and re-purposing of existing housing stock that we should encourage more of in the non-landmarked neighborhoods of Brooklyn. Check out their complete website at www://themoderntownhouse.com. Quite impressive!
Posted by: Park Sloper at February 1, 2007 4:08 PM
bklynite,
"footprint is setback substantially from the property line, thus preserving the panoramic views from the terraces of these condos."
Actually you are wrong. The original foundation, for the 11-story building, was set back. R6B stipulates that new construction align with adjacent property. So, the balcony, nice to have, will be for street views only.
The final "buildings" on the adjacent site, in character and context" (height, mass, back yards) will be similar to this building.
What kind of style? Who knows...
Posted by: lostinbrooklyn at February 1, 2007 4:08 PM
lostinbklyn
you are correct but I think they would get to use the existing foundation under some hardship provision. Either way there will still be panoramic views from the front and back due to the distance between buildings and the fact that the future building @ 182 15th street will not take up the whole entire lot.
Posted by: bklynite at February 1, 2007 4:21 PM
Nope, no hardship. They lost at the BSA. While they may be able to adapt some of the foundation, most will have to be ripped out.
I was there for the hearings...
There will be at least 10, 5 story buildings on the 182 15th St lot(s) along between the 15th /16th St. sides (5 on each block, backyards in the rear) by my guess. Makes no sense to put up a big shit box and have to supply parking.
I agree, it's a heck of a lot better for the block :)
Hopefully it will be a good example of new contextual housing (not with Katan at the wheel, so hope he sells). I do miss the cool winery, though :(
Posted by: lostinbrooklyn at February 1, 2007 4:40 PM
Well certainly a thousand times better than the standard fedders, BUT... the front balcony thing really is obnoxious, nice for the owners, but ugly for everyone from the street... these front balconies are turning up all over... some kindof beach condo aesthetic? So that's a shame. Then there's the entrance... hey you've come this far, how about a nice door and basement entrance? And perhaps most egregious, what's with the garden state brickface cinder block on the rear (and the side?). Looks like a prison.
Posted by: SeamusMacD at February 1, 2007 6:05 PM
the cinderblock looks much worse in person!
speaking of 15th street, the old Polish church and rectory further down the street were sold a while back, I heard, but finally closed in January. Demolition won't be far behind, I imagine. I don't know whether the developers have the Strauss auto property, too, to make a super-humongous New-4th-Ave-style building that wraps around, or if they only have the 15th street lots. Big lot, in any case.
Posted by: dbrown at February 1, 2007 7:11 PM
Is this a tear down or a renovation?
If its a renovation, given what they propose, they should tear down the old facade. As it is, they are stripping away the cornice and the front door surround, and taking out all of the window lintels and sills (for a rather small increase in window area). So they are in effect creating a relic, rather than working with what they have. In the process, they are taking a rather textured facade and turning it into a flat wall.
If its a tear down, why bother with a few gratuitous gestures to the old building (and the next door neighbor)?
The axon rendering of the addition also really makes clear how much floor area is being crammed into this site. Not that I blame the architect or developer (nor should anyone else, as far as I'm concerned).
And I don't like the balcony either.
Posted by: Halden at February 1, 2007 8:27 PM
The funny thing about front balconies is that nobody ever uses them. Except maybe for storing bikes and strollers. They're like the Jacuzzi tub of the late 90s--they seem to be attractive to buyers, but nobody wants to hang out there. Come to think, maybe if these geniuses put Jacuzzis on today's front balconies, people *would* want to use them. And naked, too. There, you can have that idea, gratis.
Posted by: anon at February 1, 2007 11:04 PM
The thing about balconies in Brooklyn is that you look down onto all these ugly tarpaper roofs, with satellite dishes. It's not like you are in Florence with beautiful ceramic tile roof tops.
Posted by: Anonymous at February 2, 2007 9:27 AM
Everyone is SO right about the balconies. Nobody uses them.
What stinks about new developments is there isn't enough experimentation with building materials. Maybe because of pressure to blend with old buildings? There's an ultra modern, new house in Park Slope that's made of cedar that I LOVE. The cedar totally looks harmonious among the nearby brownstones. More so than new brick, which doesn't age as well as old brick. Or what about something like copper siding? Try something fresh, totally different, and thus perhaps it will actually look better with the brownstones.
Posted by: Anonymous at February 2, 2007 11:25 AM
Copper siding? sounds expensive...and dangerous during thunderstorms ;)
I do like corrugated stainless steel, though. There's a really cool row house on 7th ave in Greenwood Heights (maybe around 22nd?) that has metal siding, along with a super-cool multicolored paneled front door. And the cornice is painted wild colors to match the door. It's fresh yet it works with the existing stock.
Posted by: Anonymous at February 2, 2007 6:18 PM
OOPs balcony in the side yard. Naughty, Naughty. Wonder what else is wrong. Only time and a full audit will tell. Hold on for the ride.
Posted by: The Shadow at February 6, 2007 11:52 PM
Post a comment
Please be patient while your comment is published. It may take a moment.