The first thing that was rejected was the energy review. Our architect did this complex analysis using a web-based program provided by the federal government where you enter all the characteristics of the building including wall types, window types, light fixtures, etc. and it confirms compliance with the 2010 standards that are in effect for New York State. But the plan examiner rejected it because NYC is still on 2007 energy standards and the 2010 standards aren’t being phased in until later this year. They literally told us to come back in 24 days, on July 1, since they’ll accept our architect’s energy analysis on that date. So we got rejected for showing compliance with a more demanding standard that they’re going to use in less than a month. Go figure.

Second major item was the sprinkler system (again). This time the plan examiner wanted documentation that there was sufficient pressure in the water main to support the sprinklers being on the domestic water supply despite the fact that the code specifically states that sprinkler systems with 30 or fewer heads can feed off the domestic water supply. He also wanted all the pipe sizes and sprinkler heads specified, but that’s typically done when the sprinkler system is certified - it doesn’t need to be done at this point and requiring it now is just being difficult.

The biggest issue that he raised is that he’s insisting we do a pressure test on the water main to do the calculations to determine the sizes of pipes that are required for the sprinkler system. It takes 4 to 6 weeks to get DEP to do a flow test, so that means we can’t go in for a plan review until that’s done. Again, the flow test is typically done after DOB approves the overall plan - he’s just being obstructionist IMHO.

At one point the plan examiner insisted that we needed 2 hour fire rated walls around the stairwell, not 1 hour walls. Our expediter stuck to his guns and then it took the plan examiner 10 minutes of searching the code to realize we were right and he was wrong. Why do they have people doing plan exams who don’t know the code? If the code is just horribly complicated then why not have plan examiners specialize in certain building types? If we had someone who really knew the code issues for townhouses then maybe they’d know the code well enough to do their job properly.

Then the plan examiner was telling our expediter that he saw errors in the “I-Cards” for the building. I-Cards were the predecessor to Certificates of Occupancy, which came out in 1938. So in other words, he was holding us responsible for errors previous building owners made dating back to 1938 or before. I mean please… The whole point of our rehabbing the building is to bring it up to code and get a C of O. How can inaccuracies on the old I-Cards matter when the point of the exercise is to make them obsolete by getting a C of O?

Next time Dan and I will go to the plan review to prove the point that we’re not some nefarious slumlord trying to build a crappy substandard building. We’re just regular guys. Plus, with the enormous workload that DOB is under right now I just don’t understand how it’s productive for them to keep having us come back over and over again for stupid little things.

Now imagine if we were trying to purchase the place with a rehab loan and needed to get approved plans to close the loan. Obstructions like this can really hamper redevelopment of blighted buildings - for no good reason because they can tank deals. And it’s the reason why it can take FOREVER to close when the buyer needs financing to purchase. I’m sure more than a few deals have gone bad because DOB took too long and the contracts expired.

During our search we went through the one 2 doors down - 7 West 119th Street. It was fully renovated with some high end finishes (Sub Zero fridge, but just “better than rental” cabinetry). It wound up selling for $1.0983M. It’s hard to figure out the square footage of #7. Officially it’s 2,794 sq. ft. so it officially sold for $393/sq. ft. However, the City has it’s length at 47′ when all it’s sibling neighbors are officially 38′. I don’t remember it being pushed out in the back and the permit they pulled said no enlargement was proposed. It’s on a lot with a diagonal back line - one side it’s 54′ deep, the other it’s 58′ deep. I remember the back yard basically being a small deck, but it the short side was definitely more than 7′ feet long. So I really think the square footage of #7 is smaller and more inline with it’s neighbors. On top of everything else they did a double height living room so it was probably under 2,000 of real square feet. If it were 2,000 sq. ft. then the price per square foot would have been $549/sq. ft. which is way over what the other comps support. By comparison the incredible one on Strivers’ Row went for $505/sq. ft.

11 West 119th is a SMALL townhouse that shouldn’t be made into more than a single family home (#7 was made into a 2 family with a tiny studio apartment and I think it was a mistake). It’s not not in a historic district (though it is literally adjacent to a one). It’s steps from East Harlem where values are somewhat lower. It’s across the street from (relatively nice) public housing. So I’m not seeing how the property commanded $188/sq. ft. But with both #7 and #11 selling way over what the comps support — apparently they’re smoking really good over at that end of West 119th Street! 

No matter - this is a great comp for those of us who own townhouses. Be happy! And for the new owners of #7 and #11 West 119th Street - the values will go up in the coming years and they’ll still make money when they sell.

But honestly - if you’re looking to buy a Harlem townhouse shell - get a damn good real estate broker and a subscription to Property Shark that includes comps and really get to know what things are actually selling for (as opposed to what they’re listed for). A Property Shark membership is WAY cheaper than overpaying for real estate.

The longer we search the more we see see what really makes places valuable…

• Being in a large, established, historic district like Hamilton Heights / Sugar Hill
• Having a certificate of no harassment, or not needing one at all.

If you click on the blue dots you get a quick synopsis of what we thought about each place.

View Townhouses We’ve Seen in a larger map

It’s really quite simple… That car has 4 doors. The “legend” of the GTI is that it’s supposed to be an inexpensive sports car and sports cars just don’t have 4 doors - they have 2 doors and a good engine.

That’s not “the return of a Legend” - it’s the return of a huge mistake they’ve made before - watering down the GTI and making it a Golf/Rabbit with a few extra features. The GTI needs to be distinct from the Golf or else it’s not a GTI.

Personally, I don’t really like it. I mean, it’s nice enough and better than a lot of their competitors, but I don’t know that it’s an improvement over the Mk 5 Golf/GTI/R32…

Here’s a Mk 5 GTI…

The Mark 5 “face” just has more attitude. The Mk 6 looks more pedestrian. The Mk 6 front end would be fine if it were a Golf/Rabbit, but it doesn’t look sporty. It looks like they’re watering down the appearance of the GTI, which is never a good idea - that’s what the Golf/Rabbit is for.

Oh well, it is what it is. I didn’t like the Mk 5 when I first saw it either, but it grew on me and now I love our Mk 5 R32… We’ll see what I think in a year…

Nice looking car though…

Please, if you understand straight people - explain that photo to me!

Nevertheless, we did manage to put about 10,000 miles on it the first year and had a great time with it. Initially I was driving to Norwalk, CT a couple a times a week on the Merritt Parkway, which is a blast with all the curves and whatnot. And on Memorial Day I drove single-handed to Chicago with a stop in Cincinatti both directions.

I haven’t gotten enough pictures of it, but here is one from the Chicago trip - this one is taken in Oak Park, near the Frank Lloyd Wright house…

Gas mileage isn’t all that great with it, but with a 3.2L, VR6, 250hp engine you don’t really expect it to be. I get about 24 mpg on the highway driving “comfortably fast”, which isn’t bad in my book. If I slowed down, I’d get better gas mileage, but that’s not why I bought an R32. (Do make sure you have a good radar detector).

One of my favorite things about the car is when Dan drops off something at the front door and then drives away to go park it in the garage. The sound (or should I say growl) of the car is just perfect. I get this big grin on my face and think “yeah, that’s my car…”

Would I get another R32? Absolutely, in a heartbeat…

You’d think the nav system is completely wonderful, but I’m on a trip right now in Chicago and I gotta say there are times I love the nav system, and times I wish I had a map on me. What you lose with navigation systems is a sense of place and location. With a map you get a big picture and see things in relation to each other. Coming into a new city I feel a bit lost using a nav system to get me around. Sure it does a good job, but I don’t really have a clue where I am, and I miss that. I want to understand the city and the nav system doesn’t do that for me. I tried Google Maps and that helps a little, but for really getting and understanding a big map with lots of information density will beat Google Maps any day.

In other words, if you’re traveling through New York and don’t have a radar detector that detects Ka band radar - you’re dead meat if you like to drive as fast as I do… And I should mention our Valentine One did really well - I’d recommend it to anyone who’s looking for a good radar detector.

It is pretty much loaded:

• VR6 (6 cylinder) engine
• Leather seats
• Climate control (set a temperature and forget it)
• Auto dimming rear view mirror
• Rain sensing wipers
• Front and side airbags
• Alloy wheels
• Premium sound with CD player

It has just over 67,000 miles, has a 5 speed manual transmision, is in great mechanical condition, and has NO RATTLES!

In addition it has mud flaps (to keep the car cleaner), a trailer hitch (you can tow up to 1,500 lbs), and a VW roof rack.

Asking Price: $7,900 (priced below blue book value for a quick sale)

Contact me at jay@slicksurface.com or 917/447-2572 if you’re interested…

Update: The car has been sold. There was actually a bidding war for the car (nearly everyone who saw it wanted it), and it wound up going for more than the asking price.

But the funniest thing was taking it to the local dealer - Yorkdale VW. When we were there over Christmas we saw a black, low-profile roof rack on a GTI which looked a lot better than the standard, chunky thing that VW sells. The dealer here in the US didn’t know how to get one so I figured the VW dealer in Toronto could get one…

So I get this guy in the parts department who tries to help me, but he’s junior and looking at all the wrong pages in the catalogs. So he goes and gets help from the more senior guy who’s on the phone. He asks what type of car I have and I say an ‘08 R32. “You have a 2008 R32 here?”, “Yeah…” I say… “I’m creaming my pants right now…” he responds…

He comes out to the car to take a look, and while we’re walking through the shop he tells a couple guys there’s an ‘08 R32 outside… When we get out there there’s already someone looking at the car (probably a sales guy or manager). The parts guy and I take a quick look at the car and then head back inside. We look through the computer to see if we can find the low profile roof rack, but can’t find one - even for an ‘07 GTI.

On my way back out to the car I see a bunch of guys looking at it. The manager says, “I could make a $100 if you stayed here another 15 minutes - just in charging the guys to look at the car.” Later I think it’s more like he’s losing a $100 since they’re not working…

I get out the car and there’s at least 8 guys standing around looking at it. One of them asks me to pop the hood, I do… They ask how much horsepower it has - one guy thought it had 280 - I say 250. They talk about how VW could fit a 3.6 liter engine in there and make an incredibly fast car. I didn’t correct them (the 3.6 liter won’t fit in there). The funny part was how respectful of the car they were - it was like they were afraid to touch it. I wouldn’t have cared - I even left it unlocked when I went back in with the parts guy figuring some of them would want to look inside, but no one did…

I barely had enough time to get home and change for Dan’s grandmother’s funeral, so I excused myself, closed the hood and left… Too bad I didn’t have more time. I really wanted to get some of their dealer plates and a pic of it in front of their showroom so I could do fake “look, you can get R32s in Canada” post… But I didn’t have the time…

I think the drama last week was due to a number of factors. First, it was the last day of the month and they wanted to close deals. It seemed like every sales guy (and their dogs) were at the dealership making it a bit of zoo. Second, there was just simple miscommunication (things were on the wrong line of the invoice, etc.) Then there were a few jerks around there, and unfortunately our sales guy shared an office with one. And lastly, they mishandled the financing. Their first offer was for 7.5x% through VW Credit, then they went down to 6.89% through some bank whose name I didn’t recognize (we wound up getting 6.49% through our bank - Chase).

But he made up for it last night. I’m thinking he must have read my rant on VWVortex ’cause we went into another office (away from the rude guy), and he was pretty meticulous. It also helped that the place was quieter and calmer…

We’re doing a road trip to Toronto this weekend, so we’ll have pictures of the car early next week…

Knowing I was just going to stick it in the parking garage for a few days, we drove around last night. I took it pretty easy since I was just getting used to the car and it’s still in it’s break in period - not to mention that I’m a bit petrified of potholes with the 18″ rims…

All in all, it’s a pretty slick car. Sounds great, seems really solid (critics would say it feels heavy). The few times I pushed it a little it felt really surefooted. However, while I’d read someone who said it felt go-cart-like, it didn’t. The Mini Cooper S felt like a go-cart, the R32 feels too big and substantial for that… Then again the Mini was too much work to drive and I used to like to get back into the GTI and feel real power and more pampering… The R32 is like our old GTI, only on steroids…

• 1985-1986: A rusted out yellow 1974 VW Super Beetle I got from my brother-in-law
• 1986-1988: A copper 1980 Honda Accord LX
• 1997-1999: A black 1997 VW Golf GL
• 2000-2007: A silver VW GTI VR6 GLX
• 2003-2005: A black 1995 VW Passat GLX
• 2006-2007: A dark silver 2003 Mini Cooper S
• 2007-?: A candy white 2008 VW R32 (on order)

Of those 7, 5 have been VWs… Initially it was just ’cause I needed a cheap car and my brother-in-law had one, but now it’s a lot more than that…

The 1980 Honda we bought used and it was a nightmare. I was in college in Austin and the thing kept breaking down and it was out of warranty and the repairs were expensive and my parents just didn’t understand how much of my money the car was eating up… When someone rear ended me while I was sitting at a red light and the car was totaled I was actually pretty happy not to have the expense of a car.

After that bad experience I wasn’t exactly running back to Japanese cars even though my parents had always had good luck with Toyotas. The ‘97 Golf I bought ’cause I wanted an inexpensive car that looked decent… I test drove the Golf and a Jeep Wrangler and the Golf was a lot more fun to drive, so I got it. I liked the car well enough that I was pretty sure my next car would be a VW…

Then Ellen DeGeneres came out on TV. You might not think that it would have an impact on car buying, but for gay men (like me) it definitely did. Ellen’s coming out was a huge deal. Gay people didn’t have the visibility back then that they do now and advertisers were scared and started pulling their ads from her show.

So what did VW do? They took the spot right after her character came out and started a new ad campaign with the following ad:

The straight world didn’t really think too much about it, but gay men and lesbians took notice. It wasn’t enough to get lesbians away from Subaru (who’s had the lesbian icon Martina Navratilova as their spokesperson), but it solidified gay men’s love for VW.

Yes, there are bumps along the road, like when a sales guy from Potamkin (the VW dealer in Manhattan) woke me up one morning and proceeded to call me a “fucking faggot” and then hang up on me after I told him I didn’t think much of his dealership because when I tried to buy the Golf from them in ‘97 they refused to tell me the details of the financing until after I had signed the document to purchase the car (VW customer service had the sales manager at Potamkin call me to apologize for the sales guys comments).

And we’ve had at least one really frustrating problem with our GTI - a plastic part in the door kept breaking which would drop the window into the door meaning the car wasn’t wasn’t secure and couldn’t be left in anything other than an attended garage. It happened 3 or 4 times and was always hugely inconvenient. They did eventually figure out how to fix it and it hasn’t been a problem since.

And the Passat we never should have bought… It had constant problems and they were really expensive to fix. We would have spent less if we had bought a new car. But what I didn’t appreciate at the time was how hard of a life it had had - which isn’t something I can hold against VW.

But all in all I love VW. The design of their cars is still pretty good (though not always the best), and I like the level of fit and finish, and I feel like you get a really solid car for the money.

And of course the R32 is just special… It’s going to be a blast to own and if anything serious ever happens to it (knock wood), I’ll be really upset.

But other people are saying that VW will be holding the cars at port and not releasing them until August since they want to do a proper ‘launch’ for the car and not have the cars trickle out one at a time… While I’m not happy the car will be sitting in the hot sun for the better part of a month, at least we should get it early in August… Hopefully we’ll be able to take it to Canada when we go up to renew Dan’s visa in mid-August…