Brooklyn Inside & Out

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    string(11837) "Brimming with the complex layering of patterns popular in the late 19th century, the interior of this Columbia County Italianate is a feast for the eyes for lovers of that era of design history. Lovingly restored by its owners, the house is a canvas for the major style movements of the 1870s and 1880s. There are reproduction papers by William Morris and A. W. N. Pugin along with encaustic tiles, Lincrusta, and other lush details. 

Perhaps it's not surprising that a skilled hand was behind the transformation of the wood-frame house on the market at 75 Factory Road in Germantown. It was a passion project of a Brooklyn Museum curator, and he detailed the process behind the design decisions for Antiques Magazine before his death in 2018. 

A backstory was created for the 1870s dwelling with the imagined owners experiencing the 1876 Philadelphia Centennial Exhibition and a Grand Tour with an itinerary that included England and Italy. Those travels introduced them to the Aesthetic Movement and influenced their collecting of porcelain, plaques, and other decorative souveneirs.

[caption id="attachment_522181" align="alignnone" width="1000"]view to double front doors with etched glass and a foyer with encaustic tiles [/caption]

[caption id="attachment_522180" align="alignnone" width="1000"]dining room with William Morris wallpaper, wood floor and robins egg blue trim [/caption]

While the furnishings aren't mentioned as part of the sale, they are included in the listing photos, which allows a glimpse into the evocative interior as it was intended to be experienced. The parlor has the A. W. N. Pugin-designed wallpaper, a Gothic Revival chandelier, an American pier mirror, and mix of antique and modern furniture. 

In the dining room a working fireplace was added with a new marble surround. An ebonized period overmantel mirror was installed above. William Morris "Fruit" wallpaper, designed in 1864, covers the walls, and the trim is picked out in robin's-egg blue. While many of the rooms have period-inspired carpets, here the wide planked floor boards are on view. 

[caption id="attachment_522186" align="alignnone" width="1000"]kitchen with straw yellow cabinets, a center island and a door to the garden [/caption]

While the interior is awash in the 19th century, it isn't lacking in more modern amenities, including a generously sized kitchen with a center island. Stainless steel appliances are tucked amongst straw-yellow Shaker-style cabinets. Bead board covers the ceiling and the walls of a dining nook. 

There are four bedrooms in the roughly 1,700-square-foot house. The primary bedroom has bold William Morris patterns on the walls and wall-to-wall carpeting. A picture rail is highlighted in bright pink. Among the furniture in the room is an 1880s dresser by the noted New York firm Herter Brothers.

Two full baths both have period-inspired design with bead board, pedestal sinks, and black and white tiles. One has a shower while the other a tub set in an arched niche. 

The exterior of the house communicates its own simple charm with neutral clapboard enlivened with pops of blue and oxblood on the shutters, door, and restored original windows. The dwelling sits on an acre of land that includes a garden, according to the listing. It isn't shown in the photos but there is a glimpse of a garden shed.

Listed with Kate Wood of Patricia A. Hinkein Realty, the house is priced at $890,000.

[Photos via Patricia A. Hinkein Realty]

[caption id="attachment_522184" align="alignnone" width="1000"]entry with encaustic tile, beadboard, and wallpaper [/caption]

[caption id="attachment_522182" align="alignnone" width="1000"]entry with original stair and newel post, encaustic tile sand wall and ceiling papers [/caption]

[caption id="attachment_522188" align="alignnone" width="1000"]kitchen with straw yellow cabinets, a center island [/caption]

[caption id="attachment_522189" align="alignnone" width="1000"]kitchen with straw yellow cabinets and a breakfast nook [/caption]

[caption id="attachment_522191" align="alignnone" width="1000"]upstairs hall with original stair and wall and border papers [/caption]

[caption id="attachment_522178" align="alignnone" width="1000"]bedroom with patterned wallpaper and carpet [/caption]

[caption id="attachment_522177" align="alignnone" width="1000"]bedroom with wall and ceiling papers, beige carpet [/caption]

[caption id="attachment_522179" align="alignnone" width="1000"]bedroom set up as a den with wall and ceiling papers, beige carpet [/caption]

[caption id="attachment_522192" align="alignnone" width="1000"]upstairs hall with wall and ceiling papers and view into bathroom [/caption]

[caption id="attachment_522176" align="alignnone" width="1000"]bathroom with beadboard, white subway tile and a tin ceiling [/caption]

[caption id="attachment_522173" align="alignnone" width="1000"]bathroom with tin ceiling and black and white tile floor [/caption]

[caption id="attachment_522175" align="alignnone" width="1000"]bathroom with marble sink, walk in shower and black and white tile floor [/caption]

[caption id="attachment_522174" align="alignnone" width="1000"]bathroom with marble sink, walk in shower and black and white tile floor [/caption]

[caption id="attachment_522183" align="alignnone" width="944"]germantown - exterior of the wood frame italianate with teal shutters and oxblood trim [/caption]

[caption id="attachment_522187" align="alignnone" width="1000"]germantown - exterior of the wood frame italianate with teal shutters and oxblood trim [/caption]


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    string(15969) "Locals called for proportional and contextual development in Windsor Terrace -- rather than high-rises that could set precedent for the neighborhood and beyond -- at a heated community meeting on a proposed 13-story development on Tuesday night. 

More than 200 residents from Windsor Terrace and surrounding neighborhoods packed Shepherd’s Hall at Holy Name of Jesus Roman Catholic Church for the two-hour meeting on a proposed rezoning for the Arrow Linen site at 467 Prospect Avenue. The proposal would allow a large residential complex as high as 13 stories to wrap around a row of three-family homes.

It was the second such meeting held by the newly formed group Housing Not Highrises, and for the first time group members proposed what they would like to see built on the site: a five- to seven-story and at least 50 percent affordable development. 

Organizers cited the nearby seven-story Bishop Boardman affordable housing complex as a good model. They also said the existing row of apartment houses, which are not owned by Arrow Linen, should be left out of the rezoning application to protect the rent-stabilized tenants who live in them.

[caption id="attachment_509897" align="aligncenter" width="2200"]arrow linen view of the low scale brick buidlings of arrow linen Arrow Linen's Prospect Avenue site in December 2023. Photo by Susan De Vries[/caption]

[caption id="attachment_509890" align="aligncenter" width="2200"]view into the parking lot at arrow linen [/caption]

While organizers were largely met with applause from the crowd in the hall when they talked about contextual and proportional development and “a reasonable compromise” for the area, a handful of folks booed talk of reducing the rezoning plans from the 13 stories proposed. 

The group also cheered any mention of building more housing to address the housing crisis. At least a couple were members of pro-housing lobby group Open New York. Housing Not Highrises member Kate McCabe said the group’s goals actually align with Open New York’s stated goals of wanting more housing in all neighborhoods that is contextual. 

(Open New York called for "contextual" upzoning in historic districts in Soho and Noho in a 2019 article, and the group's 2024 platform supports "contextual" upzoning in the mayor's proposed City of Yes program.)

The effect on renters

Windsor Terrace resident Melissa Olsen said as a renter in the neighborhood for more than 10 years, and many years before that in Park Slope and Prospect Heights, “I've seen the same thing, the same phenomenon every time: When high-rise buildings go in, the original tenants in the area get pushed out so the landlords can remodel.”

She said Arrow Linen’s proposal is being framed as a way to help renters, but said with her experience she is concerned “that won’t be the case,” and instead the rezoning will have a domino effect of increasing high-rises across the neighborhood and surrounding areas, and subsequent displacement. She added that she feels a sigh of relief every time she leaves Manhattan and steps off the subway in the area to be met with open skies and low-rise buildings, a statement met with rowdy applause.  

[caption id="attachment_510262" align="aligncenter" width="2560"]massing of two towers The proposed massing[/caption]

[caption id="attachment_510261" align="aligncenter" width="1858"]massing of 13 story buildings The with-action condition as viewed from Prospect Park West showing the two proposed 13-story buildings[/caption]

Longtime Windsor Terrace business Arrow Linen is the owner of the site and is trying to rezone the property to maximize its value, sell it, and move their unionized workers and laundry operations elsewhere — perhaps to its second facility in Garden City, N.Y., on Long Island. 

The firm is asking for the u-shaped site – and the privately owned three-family houses it surrounds – to be converted from R5A to R7-1 zoning, allowing for taller residential buildings to be developed on the already residential-zoned land. The linen company is proposing two 13-story towers with 244 apartments.

Under the Mandatory Inclusionary Housing program triggered by any rezoning, 25 percent of the apartments (61 units) would have to be income restricted to those earning 60 percent of Area Median Income, or 30 percent (73 units) would have to be restricted to those earning 80 percent of AMI, depending on which option developers choose. With either option, the units would be rent stabilized.

[caption id="attachment_522485" align="aligncenter" width="1200"]a "housing not highrises" sign outside the meeting location A sign on Holy Name church on Tuesday night. Photo by Anna Bradley-Smith[/caption]

At Tuesday’s meeting, Housing Not Highrises member Jack Walsh said Arrow Linen had not engaged with the community, and instead had hired a lobbyist to communicate on its behalf and get the rezoning pushed through. People called out that it was a cynical proposal, that Arrow Linen is just trying to maximize profit, and a few called the company greedy. Walsh said the community wants to work with Arrow Linen to downsize the proposal so it fits in with the neighborhood and provides what New York City needs: truly affordable housing. 

Unless developers are able to acquire land at a low cost and tap into city funding for extremely low income or senior housing, they rarely (if ever) are able to offer deeper affordability than what MIH requires because they would likely lose money on the project. At this stage, there is no developer for the site and city records show Arrow Linen is still the owner.

Walsh said Housing Not Highrises is working to get the rezoning application’s Uniform Land Use Review Process (ULURP) paused to wait for the City of Yes for Housing Opportunity zoning package to go through the same process first, given, he said, the City of Yes changes would add an additional two stories to Arrow Linen’s proposal, bringing it to 15 stories.

Spot rezonings in question

The group has been trying to lobby local pols to help them negotiate the rezoning, but Walsh said Borough President Antonio Reynoso and State Senator Zellnor Myrie haven't been receptive, and Community Board 7 hasn't been very responsive. A rep from the board did come to Tuesday’s meeting and said she looks forward to hearing more from locals at community board meetings.

Assembly Member Robert Carroll, who has no real impact on the rezoning decision given it's a city issue, has been supportive of the group’s efforts and dialed into the meeting from Albany. He told the crowd that while some people may disagree with him, he thinks six to eight stories is an appropriate height for the development.

[caption id="attachment_510259" align="aligncenter" width="2560"]site plan with two, 13-story buidlings The proposed site plan[/caption]

[caption id="attachment_510260" align="aligncenter" width="1864"]massing of three story buildings The no-action condition viewed from Prospect Park West showing two three-story buildings[/caption]

“We can all agree, I hope, that New York does face a legitimate housing crisis and that our neighborhoods are never set in stone, and that we do have to adapt and evolve as our neighborhood and our city changes,” he said. “That being said, of course, we should not allow for one landowner by fiat to propose rezonings not just for his or her land, but for other people's land and not expect for the community to want to meaningfully engage.”

Carroll, whose comments were met with applause, said spot rezonings should “at a bare minimum” be contextual, and developers should be ready to balance community needs.

One member of the public, who said she is a lifelong Windsor Terrace resident and has served New York City under four administrations, said what she and many of her neighbors object to is “what we see as an egregious abuse of the spot zoning permit.”

“That state law was intended to convert community and citywide benefits, not benefits to an individual property owner,” she said, adding any deal Arrow Linen entered with the community would likely disappear when they sold the property. “Why are we entertaining the idea of a spot zoning permit change without a developer at the table?”

Community Benefits Agreements

Despite what other pols say, the person with the most power in the room is Council Member Shahana Hanif, whose stance will likely inform how the City Council votes on the proposal. Hanif, who spoke at the meeting, said she would ensure the development will not be 15 stories, and that it will not go through ULURP before the City of Yes. But said she wouldn’t try to reduce the height from the proposed 13 stories. The statement was met by loud claps from a small group and boos from others. 

[caption id="attachment_522484" align="aligncenter" width="1200"]person speaking at a podium to a seated audience Council Member Shahana Hanif addresses the crowd. Photo by Anna Bradley-Smith[/caption]

She said, instead, she would be working with the community and Arrow Linen to ensure the apartments achieve maximum affordability through a Community Benefits Agreement. As it stood, she said, there is a high need for housing, Windsor Terrace residents have a low displacement risk, according to city indicators, and local schools are currently facing under-enrollment. 

“What's about to happen in Windsor Terrace will be so good for the future of our city, not just Windsor Terrace,” she said. “I'm going to work with all of you, that is a commitment. We may not see eye to eye on all of the various facets of this project but there will be so many parts of this proposal that we will be aligned on and as your council member I am committed to, one, showing up as many times as I can.”

Walsh and others questioned whether a Community Benefits Agreement made with Arrow Linen would be transferable when the property is sold, which Hanif said she would look into. In what seemed like a moment of agreement, Hanif and members of the public said Arrow Linen should have to find a developer the community can work with. Other issues raised at the meeting concerned parking, flooding, and infrastructure.

[caption id="attachment_509895" align="aligncenter" width="2200"]brick exterior of arrow linen supply The Arrow Linen building in December 2023. Photo by Susan De Vries[/caption]

[caption id="attachment_509892" align="aligncenter" width="2200"]sign for arrow linen supply company The Arrow Linen building in December 2023. Photo by Susan De Vries[/caption]

While most spoke out in favor of the Housing Not Highrises plan rather than what Arrow Linen has proposed, one speaker said he is in full support of the development as conceived at 13 stories. 

“My daughter goes to P.S. 10 and our school is in danger of losing funding because it's under-enrolled, and that's because families can't afford to live in this neighborhood anymore,” he told the crowd. 

“Personally, I'd like to see this proposal approved because we need new families…My question is, how are we going to get hundreds of families to move to our neighborhood, if we don't build hundreds of homes for them to live in?”

Housing Not Highrises reps told the crowd they would stay in touch as the rezoning application moves through the ULURP process and urged everyone in attendance to show up to local meetings and public hearings as they are scheduled. 

The application has not yet officially entered ULURP, which takes around seven months. Arrow Linen submitted its environmental impact statement on April 9, city records show. 

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    string(14055) "It's a modest Crown Heights house, one of a stretch of brick dwellings with tidy front yards, but its owner in 1972 had a bold vision for change. Brooklynite Shirley Chisholm, already the first Black woman elected to Congress, launched her bid for president from the house in 1972.

Purchased by Shirley and Conrad Chisholm in December of 1968, the house at 1028 St. Johns Place is one of several in the neighborhood linked to Chisholm from the time of her childhood through her political career. Her campaign for president was run out of this house, according to Suzanne Spellen's deep dive into Chisholm's time in Crown Heights. While she announced her run from an elementary school, the house was the site of strategy meetings as she fought her way to the primary.

The house the couple purchased was built in 1912 by the Kings & Westchester Company as part of a development that included the firm's Kinko Duplex houses facing Brooklyn Avenue and a row of single-family homes around the corner on St. Johns Place. Known as the Hathaway Group and designed by Mann & MacNeille, the houses were advertised early in 1913 as "old English" in architectural inspiration, but with amenities for a modern family. That included private garages for each of the single-family homes.

The circa 1940 tax photo shows the house before an awning was added to the front door and a bay window to the first floor. A look at the 1980s tax photo shows those alterations were made after the Chisholms sold the property in 1973. It has been in the hands of the same family since that sale. 

Although the house is 16.5 feet wide, the layout packs in a generous amount of space with living, dining, powder room, and kitchen on the main level. Above is a full bath and two large bedrooms, one with an attached sleeping porch. The third floor holds another full bath and three more bedrooms. 

On the main level, original details are mixed with 1970s touches like faux wood paneling. In the street-facing living room an Arts and Crafts mantel has a later faux stone surround with mirrored wall above. That same faux stone ornaments a wall in the stair hall. In the dining room, set up in the listing photos as another living room, the original coffered ceiling is still in place. 

At the rear of the first floor the windowed kitchen is narrow with stainless steel counters and vintage metal cabinets. A door leads out to the rear yard. 

In the bedrooms the listing photos show a dropped ceiling in one and what might be water damage in another. All the bedrooms shown have wood floors. The bathrooms all have colorful mid century wall tile -- two pink and one blue. The location of the laundry is not shown on the floor plan.

A paved rear yard has room for dining and access across the alley to the garage. 

Listed with Duran Doughlin of Highline Residential, the house is priced at $2.6 million. The listing has popped up on the market just weeks after the premiere of a movie about the trailblazer's life. What do you think?


[Listing: 1028 St. Johns Place | Broker: Highline Residential ] GMAP



[caption id="attachment_522391" align="alignnone" width="599"]living room with wood floor, mantel and bay window [/caption]

[caption id="attachment_522393" align="alignnone" width="599"]street-facing living room with mirrored wall above a mantel [/caption]

[caption id="attachment_522377" align="alignnone" width="267"]stair hall with faux stone wall [/caption]

[caption id="attachment_522392" align="alignnone" width="599"]former dining room set up as a living room with beamed ceiling and orange walls [/caption]

[caption id="attachment_522394" align="alignnone" width="599"]former dining room set up as a living room with beamed ceiling and orange walls [/caption]

[caption id="attachment_522387" align="alignnone" width="599"]narrow kitchen with stainless steel counters [/caption]

[caption id="attachment_522386" align="alignnone" width="599"]windowed kitchen with stainless steel counters and a door to the rear yard [/caption]

[caption id="attachment_522396" align="alignnone" width="599"] [/caption]

[caption id="attachment_522374" align="alignnone" width="599"]bedroom with blue walls, ceiling tiles and access to the sunroom/sleeping porch [/caption]

[caption id="attachment_522375" align="alignnone" width="599"]bedroom with blue walls, ceiling tiles and access to the sunroom/sleeping porch [/caption]

[caption id="attachment_522398" align="alignnone" width="599"] [/caption]

[caption id="attachment_522376" align="alignnone" width="599"]bedroom with yellow walls and a picture rail [/caption]

[caption id="attachment_522379" align="alignnone" width="599"]bedroom with wood floor [/caption]

[caption id="attachment_522378" align="alignnone" width="599"]bedroom set up as an office [/caption]

[caption id="attachment_522373" align="alignnone" width="599"]bathroom with pink wall tiles [/caption]

[caption id="attachment_522372" align="alignnone" width="267"]bathroom with white fixtures and pink wall tiles [/caption]

[caption id="attachment_522371" align="alignnone" width="599"]bathroom with blue floor tiles [/caption]

[caption id="attachment_522382" align="alignnone" width="599"]view from the rear alley showing the paved rear yard and the second floor sunroom [/caption]

[caption id="attachment_522383" align="alignnone" width="599"]paved rear yard with view of orange rear facade of the house [/caption]

[caption id="attachment_522384" align="alignnone" width="599"]row of garages [/caption]

[caption id="attachment_522380" align="alignnone" width="599"]brick exterior of the row house [/caption]

[caption id="attachment_522385" align="alignnone" width="1067"]floor plan showing kitchen on the first floor with two floors of bedrooms above [/caption]






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    string(6734) "An affordable housing lottery has launched for 95 apartments in an under-construction contemporary-style building curving along Machate Circle/Park Circle in Windsor Terrace across from Prospect Park and the Parade Grounds. Dubbed One Park Point but with an address of at 11 Ocean Parkway, the 13-story, 375-unit complex is one of the largest residential developments on the southwest side of Prospect Park and went through a spot rezoning to be constructed. 

Of the 95 one- and two-bedroom apartments in the lottery, all income restricted and rent stabilized, 76 could be deemed truly affordable. Those are for families earning 40 to 60 percent of the Area Median Income, with limits set between $33,806 and $152,500 for households of one to five people, according to the listing.

There are 54 one-bedrooms going for $874 and $1,372 a month, and 22 are two-bedroom apartments for $1,031 and $1,631. The remaining units in the lottery are for those earning 100 percent of AMI, including 13 one-bedrooms priced at $2,375 a month and six two-bedrooms going for $2,832 a month.

[caption id="attachment_522408" align="alignnone" width="1071"]rendering of a kitchen with gray lower cabinets Rendering via NYC Housing Connect[/caption]

[caption id="attachment_522363" align="aligncenter" width="1056"]rendering of a bathroom with a tub Rendering via NYC Housing Connect[/caption]

Designed by INC Architecture and Design, the mixed-used structure will include a gym, dance studio, outdoor areas, children’s playroom, package lockers, garages, electric car charging stations, bike storage, a dog washing station, green roof, and high speed Internet. The building is smoke free and pet friendly, but pet restrictions and amenity fees apply, according to the listing.

Apartments will have washers and dryers, dishwashers, energy-efficient appliances, air conditioning, and hardwood floors. Tenants pay for electricity, including electric stoves and electric heating.

Renderings show a checkerboard facade created by vertical stripes of beige brick over dark brown horizontal bands and large windows. Tufts of green -- rooftop plantings -- spill over the top. While renderings don't depict nearby buildings, One Park Point will be about twice as tall as its six-story neighbors on the circle. Interior renderings reveal pale wood, beige tile, and stainless steel finishes.

The new-building permit approved by the Department of Buildings says the development will have 101 covered parking spaces, 301,903 residential square feet, 5,346 square feet of commercial space, and 3,501 square feet of community space.

[caption id="attachment_522395" align="aligncenter" width="1610"] The school building at 11 Ocean Parkway in 2019. Image via Google Maps[/caption]

[caption id="attachment_522362" align="aligncenter" width="1024"] The site at 11 Ocean Parkway in 2007. Photo by Kate Leona for PropertyShark[/caption]

According to city records, 312 Coney Island Avenue LLC entered a ground lease with the International Baptist Church Inc. in 2017 for $5.43 million to develop on the church’s land. The document shows the lease expires in 2071 with an option for the developer to extend for another 49 years. Israel Bobby Dweck, a principal for Focus Property Group, is the signatory for the LLC on the lease agreement. Sometime between late 2021 and 2022, a three-story brick building that was used as a school by the church was demolished, Google Maps shows. 

The development benefits from a spot rezoning that requires affordable units under the city’s Mandatory Inclusionary Housing Program. It might also qualify for the now-expired 421-a tax exemption program.

The One Park Place lottery closes on June 4. To apply, visit the listing on New York City’s Housing Connect website.

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