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Press
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New York City Seeks to Turn Condos Into Affordable Housing |
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http://online.wsj.com/article/SB124710107390415651.html
New York City announced Wednesday a pilot program to turn empty or stalled condominium developments into affordable housing, an idea consumer advocates have been pushing for years.
The program, which aims to convert as many as 400 units, is designed to provide grants to real-estate developers and lenders to subsidize the completion of developments if the owners agree to turn the building into rental units for middle-income families, which in New York means an income of up to $126,720 for a family of four.
The pilot project will be funded with $20 million of city funds, but could be expanded at a later date if initial results proved successful.
"It's not going to solve all of these problems by any means but it allows us to throw out a net and see what we pull in," said Marc Jahr, president of New York City's Housing Development Corporation. "We see an opportunity here to really capture affordability at a relatively inexpensive price to the public and to do it in a timely manner."
The move comes as cities nationwide are struggling to deal with the glut of empty and unfinished construction projects that are threatening to destabilize some communities. New York City has more than 140 stalled construction projects, said Marc Jahr, president of New York City's Housing Development Corporation.
Nationwide, about 51,000 condos were looking for buyers in May and more supply is on the way. Some 93,000 new condo units will be completed nationally this year, including more than 12,000 units in New York and northern New Jersey, according to Reis Inc., a New York real-estate research firm. In downtown Miami, nearly 23,000 new units have been added since 2003, but only 13,000 are occupied, according to Condo Vultures LLC.
Other cities will be watching New York's effort closely as they deal with rising numbers of developments that are heading into foreclosure. Housing advocates say that several cities are considering similar programs using funds from a federal grant program designed to restore abandoned homes and complexes.
City officials said New York's effort would target neighborhoods that are being hard hit by the condo construction bust, including Harlem in upper Manhattan and New York's outer boroughs. The program is designed to speed along the completion of developments such as 23 Caton Place, a 107-unit luxury condo complex in Brooklyn that stands unfinished after the developer filed for bankruptcy and the lender moved to foreclose on the project.
"It's a blight and an eyesore," says Brad Lander, a senior fellow at the Pratt Center for Community Development who is running for city council. Residents met with city officials earlier this year to see if they might be able to recruit a developer to finish the project as a mixed-income housing development. "People here feel like their neighborhood was made worse by the boom and then by the bust," Mr. Lander says.
Write to Nick Timiraos at
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Second Life: Locals look to nab foreclosed condos for affordable housing |
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Matt Chaban from The Architect's Paper has been following our efforts to re-purpose 23 Caton Place. See his May 7, 2009 article below:
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Brooklyn Eagle News Coverage |
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For Riders and Mounts, Rough Going in Prospect Park |
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By KAREEM FAHIM Published: June 2, 2008
A mustang named Benny suffered a stone bruise. Dave, a Peruvian Paso, slipped and gouged his ankle. A thoroughbred named Sham, a former show horse, now needs regular hock injections for his stiffening joints. Fran Levy, their owner, said that Benny, Dave and Sham, along with countless other horses, have suffered injuries while trotting on the bridle paths in Prospect Park in Brooklyn, parts of which are badly degraded and look less like a riding path than like a rocky, dried-up creek. Ms. Levy has kept her horses at the Kensington Stables, the only stable that routinely serves Prospect Park. She has been an instructor there for the last 11 years, but she intends to move her four horses on Tuesday to a farm in the Finger Lakes region, to save them, she said, from any further injury. “This is the hardest decision I’ve had to make,” she said. Thousands of riders come to Kensington Stables every year, according to Ms. Levy, for riding lessons or just to see Prospect Park from horseback. Since the closing last year of the Claremont Riding Academy, near Central Park, Kensington Stables is among New York’s few remaining urban stables.
But the riding trails in Prospect Park have become the subject of a dispute between riders who use the stable and the park’s administrator, Tupper Thomas. In the meantime, said the stable’s owner, Walker Blankinship, the horses are struggling. Some complaints about the Prospect Park trails seem to reflect the ever-present realities of urban horseback riding. Joggers and even bikers wander onto the bridle path. Dogs, which can run around off-leash during the mornings, have chased the horses, causing injuries to both horses and riders. And there will always be pavement to cross: The route from Kensington Stables, on Caton Place, to the park requires crossing Coney Island Avenue, and then busy Park Circle. But Ms. Levy and others who ride and work at Kensington Stables say the parks department has not done enough to maintain the more than three and a half miles of historic bridle paths in the park, or a riding ring near the south end of the Long Meadow, where the stable offers lessons. Ms. Thomas, the park’s administrator, said parts of the path had been restored by the parks department. “We restore the bridle path during any major capital project near the path,” she said. “We try to do major repairs when there is a washout.” The most recent restoration work was done last year, in the park’s Midwood section and on a part of the path near Lookout Hill. Ms. Thomas, who said that maintenance of the paths needed to be a collaboration between riders and the park, said it had “never been very clear” whose responsibility it was. And she blamed a lack of communication for the confusion, adding that she was confident that the path would be fixed. At least one other park in the city has had better success maintaining its horse trails. In 2002, the bridle paths in Forest Park in Queens were restored, with new drainage systems and erosion controls, as part of a $1.7 million park improvement. Joseph Sinopoli, the owner of Forest Equine Center, said that his and another stable held regular fund-raisers or contributed their own money to maintain the paths, and organized rock-removal parties. “Instead of complaining,” Mr. Sinopoli said, “we go out and do it ourselves.” Kensington Stables did raise $12,000 to fix the riding ring, but the work has barely begun. And Mr. Blankinship said he had repaired the trails with his tractor in the past. But fixing the recurring problems on the bridle path would require money from the park, he said: “There’s no funds unless we do it ourselves.” The problem at Prospect Park is complicated, those involved agree. The path, especially a stretch near the Vanderbilt Street Playground, is prone to flooding and could require an expensive drainage system in any true restoration. The problem is not new. An 1887 editorial in The New York Times could have been written by Ms. Levy and her colleagues today. “The soil of Prospect Park is not favorable to the formation of good bridle roads through the unaided and unchecked operations of nature,” it read. “This fact does not seem to be fully understood by the current managers of the park. It is excessively rough, very soft in places, and the loose sandy soil of which it is composed is thickly mixed with small stones, on which a spirited horse may easily lose his footing or become lamed.” Ms. Thomas said in a recent telephone interview that she was committed to making sure riding could continue in the park. There has always been a bridle path there, though its route has been altered over the years. Ms. Thomas said, “When you go on a horseback ride, there are different ways you see the park,” views that Frederick Law Olmsted and Calvert Vaux intended when they designed it. To preserve those views, riders from Kensington Stables are trying to raise more money from somewhere, anywhere, to restore the paths. Ruth Moore, a rider, wrote a letter to Shelby White, the philanthropist who donated $10 million to the park last month, urging her to earmark some of the money for the bridle paths. “We read that she used to ride in the park when she was a child,” Ms. Moore said. On Sunday night, Ms. Levy, reached by telephone, was sitting at a bar near the stable drinking a beer with her colleagues after an emotional few days spent consoling children who have come to love her horses. Ms. Levy said that if real money was spent to make the paths better — to make them safe — she might bring her horses back. Original article is here: http://www.nytimes.com/2008/06/02/nyregion/02stables.html |
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NYTimes article on the history of horseriding |
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New York Times Article on the history of horseriding in the area.
Special thanks to Emily for convincing and encouraging the Times to do
the piece. When the Horsemen Passed By
THE VOICE; When the Horsemen Passed By
By PAUL BERGER
Published: June 11, 2006
YOU can smell the horses before you can see
them, although if you're walking off the overpass that straddles the
busy Prospect Expressway in East Windsor Terrace, Brooklyn, the pungent
odor of hay and manure seems out of place among the warehouses,
semidetached row houses and passing cars.
Kensington Stables,
at Caton Place and East Eighth Street, is the last stable remaining at
an intersection that was once home to several such enterprises. In
their heyday, at the beginning of the 20th century, hundreds of horses
were stabled there. But the Depression and the automobile transformed
horseback riding from a necessity into a hobby, one soon overtaken by
other leisure activities.
No one remembers exactly when the
changes started to take place -- around the 1930's or 40's, old-timers
suggest. The first stable to disappear was converted into a
roller-skating rink, which later became a warehouse. The second was
converted into a bowling alley, which later gave way to a giant church,
the Calvary Cathedral of Praise. A third stable, known as the Little
Gray Barn, was torn down last year and is being replaced by
condominiums.
Because stables may change their name as often as
they change owners, it's hard to say how many such businesses have come
and gone. Kensington Stables, too, is struggling with the challenges of
maintaining an agrarian sort of business in a crowded urban setting. A
recently formed group called Stable Brooklyn is trying to preserve
remnants of the neighborhood's equestrian past and to resist high-rise
development in the area.
Residents past and present recall
long-departed landmarks like Prospect Park Stables, Harry Goldstein's
and Jimmy Seelandt's. Those were places to which New Yorkers traveled
from throughout the city to ride in nearby Prospect Park, places where
local children would feed and exercise the horses in exchange for a
dollar or, even better, a free ride.
Art Goldberg, 57, a
retired subway union executive, grew up on Cortelyou Road in Kensington
and now lives in Pennsylvania, in the Poconos.
''During
the early days in the 1950's, all they had on television was cowboys,
and I identified with the loneliness and the hard work they did. I
began saving money to buy a pony when I was 5 years old. I started
working at Harry Goldstein's stable in 1960 when I was 12, taking care
of the horses and taking people out in the park. I was paid a dollar a
day for that.
''In those days there were 150 horses down there,
or more. With the bowling alley and the roller-skating rink, it was a
real gathering point for hundreds of people. There was also the bridle
path from Prospect Park to Coney Island, and people could ride horses
down Ocean Parkway.
''The horses more and more became the
center of life, and it was a real alternative to some of us who felt
there really weren't too many options. It was a real ego boost and gave
us something to look forward to: taking care of the horses and being in
charge of something. It gave us a focus, and it helped a lot of lost
kids.
''We were inner-city kids. Many came from the downtown
area, and we didn't have too much opportunity to experience animals or
to be around a park. So being out with the horses and being in the park
was like being in another world.''
Joel Vincent, 69, a guide at Kensington Stables, grew up in Midwood, Brooklyn, and lives in Manhattan near Gramercy Park.
''I
would get the trolley to the stables with my aunt and uncle from Coney
Island Avenue. I would go riding maybe 10 times in a year, so it was a
rare treat. They had a system of guides that would take you into the
park, just as I take people in the park today.
''When people
ask how did I fall in love with horses growing up in Brooklyn, that's
always a puzzle for me. Maybe it's just they were more observable in
the street. Because of the war and rationing, there was a lot less
driving going on, and they were using horses more for doing work like
pulling delivery wagons and milk wagons. And somehow or other, these
big, fascinating creatures intrigued me.''
John Davenport, 74, a retired security director, grew up in Windsor Terrace and still lives there.
''The
trolley used to end over here, and we used to get off and come down
here to make a little bit of money. The owners would bring their horses
back from the park all lathered up, and that's where I would make my
tips, by walking the horse up and down the block until he got his
composure back and started breathing right.
''I would come home
all sweated up, and we didn't have air-conditioning in those days. My
mother used to make me take my clothes off and leave them in the hall
after a day down here.''
Walker Blankinship, 37, the owner
of Kensington Stables since 1997, grew up in Prospect-Lefferts Gardens,
Brooklyn, and still lives there.
''For the first few years
after I took over the barn, quite a few people would come in telling
stories, but now they're all gone. Usually the stories were tragedies,
like the one about a fire here in the late 40's. One man who used to
live around here said that when they put a horse down, they would use
it for anatomy classes. He remembers sitting on a dead horse right
outside here eating a sandwich while they dissected the legs for a
lesson.''
Muriel Bissell, 74, a homemaker, lives in the Windsor Terrace house where she grew up.
''The
police stabled their horses here, and they used to line up like
soldiers all in a row every morning and go down to different areas of
the city. My sister used to bring the horses apples every day.
''There
was a terrible fire once, and I saw the horses being shot because they
were all badly burned. I was a kid, and all I remember is hearing the
sound go off and the horse falling. They had to take them out on
garbage trucks. It went on for days.''
George Bissell, 74, a retired banker, moved to Windsor Terrace from Flatbush in 1959, when he married Muriel Ferrari.
''I
really miss the police horses. We used to see them in action, and the
guys always had a few yarns to tell. There was one guy who chased a man
who had committed a robbery. The robber was in a car, and this police
officer was on horseback chasing him down Parkside Avenue and taking a
few shots at him. Just like the old West.'' |
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