110 West 123 Collapses To The Ground

A little after 4pm today Dan and I felt what I thought was an earthquake. Our whole building did a quick, but major shake. It wasn’t an earthquake – a building down the street form ours (110 West 123rd Street) collapsed to the ground – only about 15 minutes after Dan walked past the building…

building collapse

A permit to do structural work had been pulled a few weeks ago, and they had started work earlier this week. First a construction fence, and then I saw the ground floor was pretty much gutted. Given what I had seen I thought for a moment about calling 311 and asking that a structural inspector check out the job to make sure everything is safe. But I didn’t call. Lesson learned on that one. Guess there are times when being a meddlesome neighbor is a good thing.

There was an empty lot to the left (east) and the block association’s community garden to the right (west). The building was sold late last September for $600,000. The last two SRO tenants had stopped living there around November, and the new owner put it on the market for $1.1M in December.

I had taken a couple clients through the house back in December/January. There were serious structural problems evident in the cellar. Here are some pictures of what the foundation looked like…

bracing to support failing structure

In the picture above you can see that they had put bracing in to support the structure that was failing. You can also see that a portion of the foundation had failed and was patched with cinder blocks.

In the picture below you can see another part of the foundation that failed was patched with brick…

brick patch of foundation

One of the times I went through it our contractor joined us. He told us he was “scared of the building”. That it was the type of building that could collapse without warning if you messed with it. He wasn’t worried so much about the patches as he was about parts of the foundation where the mortar was missing…

missing mortar in foundation

All in all it was VERY spooky to be in that cellar. You could just feel trouble. It wasn’t just that it was dark and dank – I go through a lot of places like that. It was all the bracing and patching.

The problems with the building were evident even outside the building. We were in the community garden next door a few weeks ago and I snapped this photo of the corner of the building…

problems at corner

Stuff like that just isn’t good – especially when combined with a wonky foundation.

The extension you see in the picture above is actually interesting. It hadn’t settled, but the rest of the building had. So at one point the floor sloped rather dramatically – probably went up 9 inches over as many feet.

The origin of the problems is that the townhouse used to be part of a row of townhouses, but over time all but this one were torn down. It was never designed to be a freestanding house. To be a freestanding house it needed a lot of reinforcement.

Our contractor said it would be best to tear the place down and start over. If it had to be salvaged you’d have to cocoon it and put walls all around it. Problem is, the garden folks didn’t want to give up land, and the party wall on the other side was already 6″ over the property line. I’m not sure there was really a way to save this building. At most, the façade could have been braced and the rest of the building demolished.

I will say it’s unusually lucky that the workers had left the site when the collapse happened and the community garden was closed and locked. Apparently no one was even walking past. While demolition was most likely what was needed – there are cheaper ways to demolish a building. The City is going to want to get paid all the overtime for their workers. NYPD, FDNY, Parks Department, etc. Apparently right now they’re taking every piece of the building out, spreading it on the street to look for body parts and anything else that can help them in their investigation – how much is that going to cost?

Inside it was a grand townhouse – 20 foot wide. There were some incredible fireplaces…

great old fireplace

And a grand staircase…

The ceilings were really high, and on parlor there were some that had great plaster work…

In fact the ceilings were so high that the 5th floor could see over it’s neighbors to the south – all the way to midtown.

It’s sad to see buildings like this die, but alas, it happens…

Shell Coming On The Market South of 125

I know some of you who read the blog are looking to do a project similar to what Dan and I have done. The problem is finding shells south of 125 that aren’t ridden with problems (legal, structural, etc) is easier said than done.

Just today I found out about a place in the Mount Morris Park historic district that’s about to go on the market. It will need a total gut renovation – so it’s a similar sized project to ours. It’s a good sized place (I estimate it to be over 4,000 sq. ft.) so the asking price is a bit higher than some other shells, but it’s got the square footage to justify the price.

There is a Certificate of No Harassment in place, so financing is an option, but even so you’re looking at a total investment (purchase + renovations) of around $2M for moderately high-end finishes. While you could do the project for less, that level of finish will result in the place being worth a bit under $3M when you’re done (assuming the market doesn’t drop) – so the project should be profitable.

If you’re interested and want to know more, send me an e-mail – jay@beatingupwind.com

Change Requires Participation

“Beating Upwind” is sailing into the wind – it’s hard work, but there are times when it’s necessary to accomplish your goal. At one point I thought when the house was done we could relax and do some downwind sailing (so to speak). And yes, things will get more relaxed and less crazy once we’re settled, but as we get to know Harlem we realize there’s more work to be done. Harlem is at a cross roads – schools are starting to improve, more and more gentrification is happening, bars restaurants and shops are getting better, but there’s still more to do…

community board 10Along those lines my partner Dan has thrown his hat into the ring and is trying to get onto Community Board 10. As you can see in the map to the right CB10 goes pretty much straight up from Central Park – it quite literally is Central Harlem. Our neighborhood, Mount Morris Park is the in the lower part of CB10′s territory – around the notch on the eastern side.

The community board is pretty badly broken and one of the things in Harlem that needs to be fixed. If you go to a board meeting you’ll see just how big of a mess it is. Much of the thinking on the board seems to reflect the failed policies that have kept Harlem a depressed area with a relatively high crime rate, lackluster schools, etc.

To change things people have to get involved (problems rarely fix themselves). Dan’s running instead of me because he’s better suited to being on the community board than I am. Where I can be a bit standoffish until I get to know someone, people generally really like Dan when they first meet him. He’s also more of a consensus builder – he genuinely wants people to get along and see eye-to-eye. But when push comes to shove he’s got a backbone and when a line needs to be drawn in the sand, he draws it and stands his ground.

Dan Wong in a construction site

Here are some of the issues we’re concerned about… I say “we”, ’cause Dan and I agree 95% of the time and I’ve agreed to attend meetings with him to ease his misery.

  • Crime in Harlem is unacceptably high.  Specific things we’re disturbed by are:
    • The rate (per 100,00 residents) in Harlem is generally more than double what it is in Inwood & Washington Heights or even East Harlem south of 116. On top of that there’s been essentially no reduction in crime 10 years in Harlem, while other precincts have brought down the crime substantially during that time.
    • We don’t feel NYPD is aggressive enough in combating drug dealing – there’s always a drug dealer available somewhere in Harlem. Given the number of drug treatment facilities in the neighborhood, the combination of lots of addicts and readily available drugs has predictable outcomes.
    • We don’t feel NYPD is trying hard enough to get rid of the dirt bikes and ATVs that disturb the peace and safety in the neighborhood on warm days.
    • We’re not happy with NYPD’s relationship and interaction with the community – they haven’t built trust with residents.
    • We support Stop & Frisk, but are not happy with how it’s implemented. We want to see NPYPD use “Courtesy, Professionalism & Respect” when they stop people.
  • Development in the area needs to favor owner-occupied units and quality construction. Owners generally care more about their communities than renters. And if something is constructed poorly, people will treat it poorly. We want residents to have a sense of ownership and take pride in their homes and in their neighborhood. When people care it makes a huge difference.
  • Shops, Restaurants & Bars are needed to support the growing demand of the middle and upper income people moving into new condos, higher end rentals, and renovated townhouses.
    • You can never have enough high quality grocery stores, bake shops, coffee shops, etc.
    • The community board approves liquor licenses and some members of CB10 have been trying to have Harlem bars close two hours earlier than anywhere else in the City – which will really dramatically slow the growth of interesting places to hang out in the neighborhood.
  • Schools in Harlem need to improve. This is a bit of a touchy issue since there’s a high concentration of charter schools in Harlem. Dan’s actually a big advocate of public schools since many of his students at CityTech (CUNY) come from public schools. Part of his job at CityTech is evaluating high school graphic design curricula. He sees how hard the public school teachers work and understands that they need more support in order for them to improve. He even testified on behalf of The High School of Graphic Communication Arts which was one of the schools spared from the latest round of closures. At the same time I sort of like how the charter schools are holding public school’s feet to the fire – showing how miserably the public schools have failed some students – that the problem isn’t the students, it’s the schools.

There’s a lot of other issues I could go into, but those give you an idea of where we’re coming from…

It’s not like the community board will change over night because Dan gets on it – if he gets on he’ll be one of 50 people on the board. But CB10 won’t change at all unless people like Dan get involved. I’m sure there are already some great people on the board – there just need to be many more.

I, meanwhile, have already started working with some of the people from the Mount Morris Park Community Improvement Association on issues around our immediate neighborhood that require attention. More on that later…

So if you’re planning on moving to Harlem – think about how you can better the community once you get here. If enough of us participate, we can make things better.

127 & 136 W 123 Are Adding Floors

A year or so the Mount Morris Park Community Improvement Association began work to try to get the blocks between Lenox and Adam Clayton Powell landmarked. Currently they’re recognized by the National Register of Historic Places, but not by NYC’s Landmark Preservation Committee.

mount morris historic district map with extension shown

The gray area is the part that’s landmarked, the blue area is on the National Register, but not landmarked – that’s the part MMPCIA has been working to get landmarked.

Well, on our block it’s a bit too late… Two buildings on the block are adding stories – something they wouldn’t be allowed to do if they were landmarked. The two buildings are 127 West 123 and 136 West 123. I’m fine with 127 adding a floor, but I’m really disappointed to see 136 add a floor…

127 West 123rd Street

127 West 123rd Street is one of two old townhouses that are sandwiched between the two halves of the Windows on 123 condos. Windows on 123 maxes out the possible building height and sorta dwarfs the townhouses. So from my perspective it’s not horrible that floors are added to the townhouses… Here’s a photo right after they started adding the floor…

127 west 123rd street

I wish they had set the extra floor back a little, but given what it’s up against, it’s not horrible… Here it is again as a 3D drawing…

127 w 123 3D drawingActually, I’m a little surprised 75′ is the max height on a 60′ wide street – but that is what it is…

136 West 123rd Street

In contrast to 127, 136 West 123rd Street is one of 16 continuous brownstones that have not been altered. Adding a floor to it is a much bigger deal since it breaks something that still has the potential to be pristine…

Brownstones on West 123rd Street between Lenox and Adam Clayton Powell

I’m really disappointed that the view you see above is going to be marred by an extra story on top of one of those buildings. Not only are they going up a floor, but they’re pushing the back wall back to the maximum 65 feet with the minimum 30 foot rear yard…

136 west 123 street 3D drawingIf we had been landmarked LPC could have mandated that the additional floor be set back far enough that it not be visible from the street. At least there’s some set back (6′ 6″), but a 10 or 15 foot setback would have been so much nicer.

As sort of a side note, 136 W 123 was for many years the neighborhood hangout – mostly older (Belizian?) guys with who were pretty big into music. (We even bought a couple CDs off one of the guys – and they weren’t bad). There used to be a social club in the ground floor which had it’s ups and downs. The guy who lives behind them on 122nd Street still has a bullet hole in his window thanks to that club. When the club closed they just moved their socializing onto the stoop. They’re generally good guys, but their hanging out got pretty loud. Just the other day one of the neighbors I “met” due to the RCN incident told me she got only 4 hours of sleep a night during the summer because they were so loud. So 136 being renovated will really change the block since it was one of the remaining centers of the old culture on the block.

Back when MMPCIA started their push to get the blocks between Lenox and ACP landmarked, I wasn’t so keen on the idea. I still don’t think landmarking is warranted for the north side of our street which already feels like it has three zilliion styles of architecture. But as I thought about it, the unbroken row of 16 brownstones on the south side of the street was worth protecting – but once 136 gets rehabbed, that purity will be gone. We can never go back to what it used to look like.

The architect seems like he’s got it in him to do a decent job. I just hope his client is spending the money to execute a good design. If we’re going to have a visible addition marring the view – please, just let it be fairly well designed.

UPDATE:

I went to see the Windows on 123 lofts yesterday and looking down I could see that there were already additional floors added to some of the brownstones on the south side of the street. Here you can see that 132 West 123 has an extra floor added already…

132 West 123 additional floor added

That’s a rather large amount of “stuff” that was added and it’s fairly close to the edge – yet it’s not readily visible from the street, so I’m hopeful that the additional roof on 136 won’t be visible either. [136 is the one two doors down with the blue tarp.]

152 West 123 also has an extra floor, but it’s stepped back further and features a bigger/nicer roof deck off what I assume is the master bedroom…

123rd street roofs

I just find it really odd that they had the money to add an extra floor, but not enough to restore their cornice.

[In the picture above you can see our bulkhead in the distance. It looks pretty small compared to everything else...]

So seeing that there are already several with extra roofs added, I’m far less worried about roofs being added – though I’m hoping none get added on 122 that would block our view :)

Sylvan Terrace – Uptown’s Affordable Townhouses

Yesterday I went through one of the Sylvan Terrace townhouses with a client. They’re some of the smallest, and hence most affordable, townhouses you’ll find – and they’re really charming…

Sylvan TerraceSylvan Terrace is comprised of 20 wood frame houses built in 1882. Today they’re all Landmarked and in good to great condition. The narrow cobblestone street makes you feel like you’re on the movie set for a period movie.

Honestly I don’t know quite how they came to be. They’re said to be carriage houses for the Jumel Mansion (which is at the end of the street), but that doesn’t quite make sense. The Jumel Mansion is Manhattan’s oldest building – built in 1765 – before the War For American Independence. Why would someone build carriage houses 116 years later at a time when the street grid was being established? (Sylvan Terrace is a bit off the grid.)

Whatever the history, they’re completely charming, but they are tiny… Most of the ones on the north side of the street are 1,500 sq. ft (20′ x 25′ x 3 stories), while most of the ones on the south side are 1425 sq. ft. (19.5′ x 25′ x 3 stories) including the walls and stairs. Useable square footage is smaller yet – I’d guess it’s about 1,200 sq. ft.

Essentially you have one large room on each of the two lower floors and two adequate size bedrooms on the top floor (though I saw one that carved a 3rd small, double decked, kids playroom out of the top floor). Ceilings are quite high – especially on the top floor in the front.

While they’re small, they have sales prices that match their small size. Here’s a rundown of what places on Sylvan Terrace have sold for…

#14 – 9/25/2003 – $700K

#16 – 10/24/2003 – $321,600

#19 – 3/30/2004 – $590K

#12 – 12/31/2004 – $610K

#13 – 4/7/2005 – $482K

#15 – 10/5/2005 – $725K

#13 – 10/5/2006 – $1.05M

#15 – 2/23/2007 – unknown price

#14 – 12/17/2007 – $970K

#16 – 12/27/2007 – $990K

#5 – 3/11/2008 – estate – transferred within family

#18 – 4/3/2008 – $437K

The take-away is that the max price for one of these places at the height of the market was $1.05M and there have been no sales since the crash.

I’m not allowed to discuss other agents’ active listings, but I can talk about inactive listings :)   #2 – a larger, apparently nicely renovated end unit with more windows and better light – went on the market in November 2009 for $1.1M. It was finally taken off the market a few months ago. It’s final asking price was $800K. So it’s fair to say that the current market value of a nicely renovated Sylvan Terrace townhouse is below $800K.

sylvan terrace north side

The other item which should be mentioned is that, unlike most of the townhouses I discuss here, these houses are mortgageable with conventional mortgages. Most are legal 1 families, a few are legal 2 families.

When you think about the price you’d pay for a 1,200 sq. ft. 2 bedroom condo or coop, Sylvan Terrace could be a good deal – and you get a proper house in a charming little neighborhood with a small back yard (for barbecuing, etc.), and from what I hear the neighbors are nice and fairly close-knit. There’s also a subway stop 1 block away (the C train).

Feel free to contact me if you think Sylvan Terrace might be right for you…