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    string(13239) "From the humblest newsstand to a block-wide, six-story department store, the buildings on our commercial streets offer a wonderful and eclectic mixture of sizes, shapes, and architectural styles. Very often, tucked among them in the center of the block or boldly hugging the corner is the taxpayer building.

Long ago, investors and developers discovered the value of real estate in the city’s commercial corridors. The smart ones tracked development and transportation trends and were constantly figuring out which sites would be the most valuable and give them the most return on their investments. They would buy the property but often didn’t want to commit to a large speculative commercial building that they would have to fill. 

[caption id="attachment_523593" align="alignnone" width="1200"]taxpayer - a corner commercial building with an ornate pediment 765 Manhattan Avenue in Greenpoint[/caption]

[caption id="attachment_523594" align="alignnone" width="1200"]an urn and a shield ornament the pediment The ornamented pediment at 765 Manhattan Avenue[/caption]

They couldn’t leave it an empty lot and pay property taxes on non-producing real estate, so they underbuilt the sites with smaller buildings that generated enough income to pay expenses. A taxpayer, in the parlance of urban planning, real estate, and architecture, is a one- or two-story building constructed on a commercial site as a temporary revenue stream until the property could be developed as a larger building. 

These original taxpayers became an architectural type of their own. They can be found all over New York City as well as cities across the country. While many municipalities use the term to describe any one- or two-story commercial building from any era, true taxpayers were constructed in the first 30 years of the 20th century and share a set of common characteristics that give them their own unique charm.

Here in Brooklyn, they seem to be divided into two main types, the white terra-cotta clad buildings and the tapestry brick buildings. The white terra-cotta taxpayers are almost always two stories in height, often quite large, with large windows on both floors. Many of the tapestry bricks are built to resemble a longer row of individual buildings with separate addresses but are constructed as one long building. The taxpayers that are part of Restoration Plaza on Fulton Street in Bedford Stuyvesant are good examples of this construction.

All taxpayers share some common characteristics. They were very flexible in use. The ground floor could be divided into multiple storefronts, while upstairs was often a business that needed a lot more room – a dance hall, showroom, banquet room, beauty parlor, or a subdivision of offices. If necessary, depending on the tenants, the interior walls could be moved or removed, as they were generally not load bearing. The structures didn’t need expensive elevators, as the second floor could be reached by a simple set of stairs. 

[caption id="attachment_523440" align="alignnone" width="1200"]low scale brick buildings with businesses A row of brick taxpayers on Nostrand Avenue between Sterling Street and Empire Boulevard[/caption]

While often dismissed as cheap, almost disposable placeholders, the white terra-cotta taxpayers are so much more than that. Most are quite beautiful and are an asset to the streetscape. The white or light-colored glazed bricks give them an attractive and expensive Renaissance Revival appearance. The tile surface was especially suited for subtle Gothic patterns and ornamentation. Classical details such as decorative swags, cartouches, egg and dart molding, and ornate parapet walls are typical of the style. The taxpayer on the corner of Manhattan Avenue and Meserole Street in Greenpoint has one of the more elaborate Beaux-Arts facades and is heavily ornamented. 

This classical architecture extends down to the base of the building, with substantial ornate pilasters that serve as dividing lines, allowing the space to be attractively broken up into smaller units or provide more light to a larger business. 

The tapestry brick taxpayers have similar features and configurations. But instead of ornate terra cotta cladding, these buildings utilize different shades of brick to create diamonds and other decorative patterns on the facades. Many of these tapestry buildings also have decorative brick cornices and parapets, with Flemish curves, ziggurats, and crenellations. Several different designs are utilized in many of these buildings. Mid-block tapestry brick buildings abound, but the corner building with the chamfered corner entrance is also common, and generally occupied by a ground floor bodega or greengrocer. A row of windows lines the upper story on both sides. We pass them every day without a thought as to their origins or names.

Ever since taxpayer buildings began to proliferate, fire departments have been cognizant of them as their own separate category of building with unique features that are important to know as first responders. They were built simply with brick bearing walls and wood or steel beams. Firefighters knew that the interior walls could be temporary, but the danger to fighting fires in them was that the buildings have one common cockloft (crawlspace under the roof) and often one large cellar. A fire could easily spread via the cockloft from one end of the building to the other in a matter of minutes. Many also have only one rear door, which is sometimes barricaded or even bricked up for security purposes, making entry more difficult. 

Nostrand Avenue’s many taxpayers

The proliferation of taxpayers is illustrated by the Nostrand Avenue shopping corridor from Fulton Street to Eastern Parkway in Bedford Stuyvesant and Crown Heights North. Most buildings along that corridor are mixed use, some designed by prominent architects. Here stand elegant three- and four-story Renaissance Revival storefronts with apartments above, built at the turn of the century. They were constructed in the same way as local homes, complete with pressed metal cornices and other residential details. 

Also quite common were the slightly later, darker tapestry brick three-story mixed-use buildings dating from the ‘teens and early '20s. One major church, two former or present-day walk-up apartment buildings, and several bank buildings share the street with a multitude of taxpayers. Because most of the one-story buildings are completely covered by signage and siding, it’s difficult to discern exactly how many subdivided long buildings there are, but there are more than 40 one-story storefronts. Most are taxpayers, but a few are actually extensions of buildings behind the stores.

[caption id="attachment_523450" align="alignnone" width="1200"]a taxpayer with art deco terra cotta ornamentation 670-680 Nostrand Avenue[/caption]

[caption id="attachment_523451" align="alignnone" width="1200"]art deco ornament in green, blue and salmon Polychrome ornament at 670-680 Nostrand Avenue[/caption]

The tapestry brick two-story taxpayers are less common. One mid-block group contains five buildings and storefronts, and there are two corner buildings with multiple storefronts. The terra-cotta buildings are much easier to discern no matter how many storefronts they have: Their distinctive glazed parapets rise over any signage. There are seven along the route, all with multiple storefronts, including two very distinct ones. 

The building at 670-680 Nostrand Avenue between Bergen and St. Marks is a tan-glazed brick taxpayer with Art Deco polychrome ornamentation. The three-bay building is boxy and angular unlike some of the earlier white taxpayers, which are classical Renaissance in design. What sets it apart are the three large multi-colored friezes above each window, echoed by similar swirly motifs on the four pilasters. This building is a rare little treasure.

The second, at 713 Nostrand Avenue, is a tour de force of Baroque design. This is no ordinary taxpayer! It was built in 1929 and designed by Isaac Kallich, a prolific Brooklyn architect during this period. This polychrome fantasy is festooned with Venetian-style ropes of intertwined foliage and flowers above and around the arched windows on the second floor. The pedestals supporting the base of the large urns are called acroteria. Chastely draped cherubs look down from above on both the Nostrand Avenue and Sterling Place sides, sitting amidst acanthus leaves and flowers. A series of blind arches backed in a salmon colored tile also decorates the building.

[caption id="attachment_523456" align="alignnone" width="1200"]corner building with elaborate polychrome ornament The former Sterling Bowling and Billiard Academy at 713 Nostrand Avenue [/caption]

[caption id="attachment_523460" align="alignnone" width="1200"]polychrome ornament with urns and floral details Ornate details at 713 Nostrand Avenue[/caption]

This over-the-top ornamentation is reminiscent of the Child’s Restaurant Building on the Boardwalk at Coney Island, another fanciful polychrome confection. Different architects, but same result and from around the same time. The Great Depression was already sucking the joy out of the lives of New Yorkers, making this building something to smile at while in the neighborhood. It opened as the Sterling Bowling and Billiard Academy, with bowling downstairs and billiards above. There may have been some kind of snack bar or refreshment area as well. The building, which has a large footprint, has long been subdivided into smaller storefronts, but the second floor was most recently a nightclub/banquet hall space. 

We are fortunate this building is landmarked. It is the only landmarked taxpayer on Nostrand Avenue, and one of the very few taxpayers to be protected by landmarking anywhere in the city. These aren’t throwaway buildings anymore; they are part of the fabric of our neighborhoods. Unfortunately, one- and two-story buildings are seen by developers as easy targets for redevelopment with much higher buildings. As all our once-ignored neighborhoods continue to gentrify, we will lose more and more of them. Their original owners may have been right – they are temporary.

[Photos by Susan De Vries]

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    string(4180) "By Lloyd Mitchell & Kirstyn Brendlen

A tractor-trailer crashed into multiple telephone poles and ripped down power lines in Manhattan Beach on Monday morning, leaving hundreds of people without electricity. 

The details of the crash were not immediately clear, but Con Edison representative Alan Drury said the crash occurred at 1315 Oriental Boulevard around 10:30 a.m. on April 29. The truck — which appeared to have fled the scene — tore down eight telephone poles and at least two transformers, leaving the street littered with wires and debris. 

One downed transformer caught fire, according to the FDNY, and leaked hazardous polychlorinated biphenyls, or PCBs, into the roadway, drawing a response from 60 firefighters and paramedics. The fire was brought under control by 12:35 p.m. and one person was treated for minor injuries on the scene. 

[caption id="attachment_523786" align="alignnone" width="1200"]streetview showing downed power lines Photo by Lloyd Mitchell[/caption]

“This is insane and crazy, the truck was backing up, I heard a loud crash and suddenly saw wires everywhere,” said local resident Olga Ivanovich.

The crash left 382 households across four blocks without electricity. Con Edison crews were on the scene and hoped to restore power overnight. 

“This is wild, it is a perception matter,” a Con Ed rep told Brooklyn Paper by phone. “There are so many wires down, we’ll have to keep crews here overnight.”

Power was restored as of Tuesday morning, Con Edison representative Alan Drury later confirmed to Brooklyn Paper.

The investigation remains ongoing, police said Tuesday. The identity of the driver is still unknown.

Last spring, a tractor-trailer snagged a utility wire and pulled down a telephone pole in nearly the same location, at the corner of Oriental Boulevard and Langham Street, according to CBS News.

[caption id="attachment_523788" align="alignnone" width="700"]people ducking under police tape and power lines Locals dodged beneath downed lines. Photo by Lloyd Mitchell[/caption]

-- Additional reporting by Meaghan McGoldrick O’Neil

Editor’s note: A version of this story originally ran in Brooklyn Paper. Click here to see the original story.


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    string(5517) "This week, a look back at four of our featured listings from six months ago focuses on homes in East Flatbush, Midwood, and Bed Stuy. How did they fare?

In East Flatbush, an early 20th century row house has an attached garage. There are also parquet floors and arched doorways in the single-family. The former Open House Pick sold in March for $600,000, which was $30,000 under the asking price.

This standalone in Midwood is in estate condition. The single-family has five bedrooms and one full bath. This former Open House Pick entered contract in April. 

In Bed Stuy, a brick house has an idiosyncratic interior that has been opened up on the main floor and features exposed brick, a reclaimed wood ceiling, and wood lath walls. This former Open House Pick is still available for $1.3 million, a price cut of $35,000. 

Built in the 1890s, this row house in the Stuyvesant Heights Historic District has five units. The listing photos show some period details like wainscoting and a pier mirror. This former Open House Pick is still available for $3.15 million, a price cut of $15,000. 


[caption id="attachment_510302" align="alignnone" width="601"]living room with wood floor, niche in wall [/caption]

403 East 58th Street
Price: $630,000
Area: East Flatbush
Broker: Brown Harris Stevens (Traci Byers)
See it here ->
 Sold in March for $600,000

[caption id="attachment_510294" align="alignnone" width="600"]brooklyn open house - wood frame standalone [/caption]

1534 East 22nd Street
Price: $1.1 million
Area: Midwood
Broker: The Behfar Team (Cina Azarfar)
See it here ->
Entered contract in April


[caption id="attachment_510292" align="alignnone" width="600"]bed stuy interior with wood paneled ceiling [/caption]

551 Lexington Avenue
Price: $1.335 million
Area: Bed Stuy
Broker: Sotheby’s International (Nikki Beauchamp)
See it here ->
Still available for $1.3 million

[caption id="attachment_511316" align="alignnone" width="1422"]brownstone exterior with stoop [/caption]

278 Decatur Street
Price: $3.165 million
Area: Bed Stuy
Broker: Keller Williams (Keith Gauntlett)
See it here ->
Still available for $3.15 million

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    string(7476) "By Barbara Russo-Lennon, amNY

As if a 4.8 magnitude earthquake was not enough to shake things up in New York City, a new climate assessment released Monday says that the metropolis will be warmer and wetter, with plenty of rainy and hot days ahead — much of which can lead to intense flooding throughout the city.  

The New York City Panel on Climate Change (NPCC) announced its fourth full climate assessment report, dubbed NPCC4, confirming the city will be warmer with more extreme heat events. The report also indicates there will be growing risks from intense rainfall and inland flooding.

Flooding
Extreme rainfall events — also known as “cloudbursts,” when a large amount of rain falls in a short time — will increase in number and severity in the future, the report indicates. By the end of the century, the city is projected to experience as much as 30 percent more annual rainfall than today. 

As New Yorkers are all too familiar, flooding becomes a big issue with increased rainfall. Southeast and central Queens, southeast Bronx and Staten Island’s North Shore are areas most prone to extreme rainfall, the report says, due to factors including topography, historic stormwater flow paths, and land use. 

[caption id="attachment_523733" align="alignnone" width="1200"]people wait on a wet subway platform Flooding at a subway station in Brooklyn during a heavy rainstorm on September 29, 2023. Photo by Gabriele Holtermann[/caption]

Last year, parts of New York City were hit with a record rainfall from the remnants of a tropical storm. Some areas saw more than 8 inches of rain. 

Extreme heat
According to the report, the number of hot days and the frequency and duration of heat waves are expected to increase as sea levels are also projected to rise. 

Dramatic changes in climate can come with adverse effects for health and equity. Changes such as these can lead to health risks that become threats to all New Yorkers, especially those most vulnerable because of age, poor health, racial and social inequities, and social isolation, the report says. 

Additionally, heat waves are, on average, the deadliest type of extreme weather in NYC, according to the report. 

How will the city respond?
The NPCC, an advisory board appointed by the mayor, makes climate projections to help inform the city on climate changes and preparedness efforts needed for changes in weather. Scientists including professors of geology, ocean engineering, and environmental justice are part of the panel.

“As New York City responds to the impacts of climate change, we must be guided by the latest data, and the NPCC findings will be used by city agencies to inform our policy and programs,” New York City Chief Climate Officer and Department of Environmental Protection Commissioner Rohit T. Aggarwala said. “The panel’s variety of expertise, including in architecture, design, and demography, has been essential to creating this important work, and we look forward to many more years of collaboration.”

Flooding, one of the key areas of research within the report, can limit how people navigate the city. It can lead to closed roads, limited commutes, and transit disruptions. (Check out NYC’s stormwater flood map.)


With flooding becoming an increasingly important issue for NYC, the NPCC’s report says that “more grey and green infrastructure and natural and nature-based solutions are needed.” Grey and green infrastructure refers to a combination of natural landscapes as well as manmade approaches to combat flooding, including pipes and sea walls. 

Elijah Hutchinson, executive director of the Mayor’s Office of Climate and  Environmental Justice, said the report will “serve as a foundation” for city construction projects when it comes to infrastructure.

“The best available science on climate helps advance our goals to further environmental justice and improve health for all New Yorkers,” Hutchinson said. “This data will also serve as a foundation for city construction projects as we work to make our infrastructure more resilient.”

Since the high burdens of climate adaptation, including higher energy costs, insurance premiums and relocation, can affect people differently, the report also suggests a “a climate displacement and social vulnerability score to better measure the risks of climate displacement.”

“Excessive heat, rain, tides, and pollution threaten the foundational strength of New York City, a foundation critically necessary for strong housing, strong schools, and a strong economy,” Deputy Mayor for Operations Meera Joshi said. “We must rise to the occasion as a city, making sure every dollar spent towards infrastructure goes further, and every foot of grass, every tree, every brick, does double duty to account for rain and heat. Through daily discipline we will meet our climate goals and ensure the bright New York City future that our children and grandchildren deserve.”


Editor’s note: A version of this story originally ran in amNY. Click here to see the original story.


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Our house tour resumes this year: After a five-year hiatus, the Prospect Lefferts Gardens House & Garden Tour is BACK! It will be on Sunday, June 2nd noon-5pm. This is it’s usual “first Sunday of June” slot. The weather is usually excellent on this day. Regardless, the event is RAIN or SHINE. It will be PLG’s 50th house tour and it’s expected to be a “golden” experience for all. Eight sets of homeowners have stepped up to the plate to create a diverse lineup of interiors for you to enjoy. As the presence of house tours diminishes around Brooklyn, PLG’s is still going strong. This is a testament to the community-minded character of the neighborhood. It’s the friendliest tour around! When a break is needed, take advantage of the refreshment stop. “The Lefferts Lounge” will offer tourgoers a place to relax in a lush backyard, wet their whistle and enjoy some live entertainment arranged by PLG Arts. Take in a wine tasting or cocktail mixing demonstration. There’ll be something for everyone! $30 Advance Tickets are now on sale on Eventbrite.com. Click the link here. They can also be purchased at the following local businesses. Ix Restaurant – 43 Lincoln Rd Awesome Home – 653 Flatbush Avenue DRINK – 492 Flatbush Avenue Trixie’s Pet Food Supplies & Accessories – 575 Flatbush Avenue Little Mo Wine & Spirits – 1125 Nostrand Avenue $35 Tickets are available on tour day Look for the ticket table at Ix Restaurant – 43 Lincoln Rd Questions? Email us at leffertsmanorassoc@gmail.com

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