Prices rise...in neighborhoods where crime does, too

There's an interesting link in this morning's Brownstoner (courtesy of a New York Post story) about crime rates in Brooklyn for the first half of 2007. Murder rates in the Brooklyn North borough command area are up 34 percent, with a chunk of that coming in places like Bushwick; even in the tonier areas of BN (i.e. Brooklyn Heights), robbery, assault, and grand larceny have spiked. Brooklyn South, which includes PLG, has seen an overall decline.

Interestingly, Brooklyn North features many of the neighborhoods -- Fort Greene, Clinton Hill, Bed Stuy -- that have had a certain amount of frenzied real estate interest as of late. And while Brooklyn South has it's surging neighborhoods (Windsor Terrace, Ditmas Park, Sunset Park), PLG remains, even with the recent spate of activity, priced relatively below almost all of the other classic brownstone areas. (Judging from what's come on the market over the past several weeks -- check out the first three of Brown Harris's local listings, which you can do by clicking on the Prospect-Lefferts link -- that might not be true for long.) If anything, this reinforces my theory that services and acquaintances drive real estate in NYC as much as anything...including location. PLG, by dint of the one-family zoning in the historic district, curtails the waves of new denizens other neighborhoods have experienced, which therefore limits the overall demand for services. (Families, after all, are not going to be hitting the town as often as, say, single thirtysomethings.)

All of this could be changing; at least the development rumors seem to be pointing in that direction. And a half-year's worth of data is just that: a half-year's worth of data. But it is interesting.

(An aside: this was pretty much the only precinct map I could find. There must be better ones than that. Anyone have any idea where they'd be?)

This should be interested: seven-story condo to go up on Lincoln...maybe?

According to what would qualify as unconfirmed rumor out there in the, um, straight journalism world, a seven-story luxury condo is going up next to the Lincoln Rd. entrance to the B/Q. (That's the space where a storefront is currently being gutted/going through asbestos abatement.) This, according to someone who read something on the PLG Listserve, where someone said she'd talked to one of the workers at the site.

The beauty of this rumor is, like all good rumors, it makes a certain amount of sense. After several years of whispers of imminent development, a bunch of actual projects are actually in the works. There's also talk of other action -- like, for instance, at the homestand of the former, fearless PPLG leader, which was bought (by a developer, natch) for about a 30% above asking.

Of course, that rumor that everyone in the final scene of the Sopranos had been featured in previous episodes made sense, too...and that wasn't true. There also the fact that a workman may or may not be the best source. But if this is true, it certainly augers for big changes. Anyone investing that kind of scrap is going to look for a major retail presence to anchor the ground floor. And I'll bet dollars to donuts that that would bring a whole lot more action...

Transparency (and equal access in the...um, blogosphere?)

The discussion which began two weeks ago and continued last week over PLUS's application for a community redevelopment grant and the issues brought up therein continues, and we wanted to make sure we drew attention to the thoughtful post PLUS president and executive director Mark Dicus made in the comments section. Anyone interested in PLUS or the PLG community would be well served to read it.

All of this discussion highlights one of the things that's so great about PLG, namely the intense connection people feel towards the neighborhood and the dedication people show to improving it. We here at PPLG are huge proponents of getting involved on any level -- in your community, on a municipal level, on a national level, on an international level -- and it's extremely rare in NYC to see so many neighbors who feel so passionately about where they live. (An extraneous and tangential plug: all Brooklynites would be well-served by checking out -- and supporting -- 826NYC, an after-school tutoring program locating in the back of a superhero supply store. 826 is located at 327 Fifth Ave -- yes, the other side of the park -- but still, it's one of the most necessary and most wonderful organizations out there. Feel free to drop by, or to email planetplg@gmail.com if you're interested in more info. OK, tangent -- and for that matter, post -- over.)

New bar at the old Handyman? (This week's TILT SIP ProLeGs)

Charles just posted an intriguing comment in last week's post about the PLG commute (and how it compares to Williamsburg). I didn't want it to get lost in the shuffle, so here it is, in all its glory:

"There is a notice of a liquor license application on the gated storefront of what used to be The Handyman bar on Flatbush between Hawthorne and Winthrop." (The Handyman was at 673 Flatbush.) Any word/rumors/speculation about what's going on here? And while we're at it, let's fire up this week's TILT SIP ProLeGs -- or Things I'd Like to See in Planet PLG. My latest fantasy: some sort of performing arts space. Yes, this was prompted by this morning's Times story about Williamsburg's Galapagos moving to Dumbo. I think the Times overstated the effect Galapagos had on Williamsburg -- the hipster revival was already off and running (and you could argue this as a chicken/egg thing, too) -- and I think they're overestimating the effect it'll have on Dumbo. That said, there's nothing like a destination, whether it's a top-notch restaurant, an intriguing gallery, a new performing arts space, to help introduce a neighborhood to the outside world.

Being paid for community development and the makeup of PLUS: a follow up

Last Thursday, I posted some details of the Prospect-Lefferts application for a city grant and what that would mean for staff funding. I'd urge everyone to check it out -- not to read the post itself, but to read the spirited responses left in the comments section.

One clarification: in raising the question of what appears to be a $50,000 annual payment to a salaried executive director (a post which current Prospect-Lefferts United (PLUS) for Services Mark Dicus nominated himself) I wasn't trying to pass any sort of judgment...I was just raising the question. I'm one of those 'sunlight is the best disinfectant' folks, and I'm hard-pressed to think of an example where more transparency in any kind of public or civic organization is a bad thing. Maybe $50,000 a year is way too little money; I really don't know. But it can't hurt to talk about it.

What does bother me is what feels like an attitude of secrecy within PLUS. There is currently no way for community members to communicate regularly with members of PLUS. I've received several reports from people who've tried to get information from current members -- in order to discuss various suggestions and to learn more about the application for the city grant -- and were told that was not information meant for the hoi polloi. And it seems as if there's still no information regarding what happened at last week's board meeting. (As it is, the only reason anyone outside of PLUS even knows about the application for city funds is because of an email snafu whereby Mark sent out what was meant to be an email to board members to the entire PLG Yahoo board.) I'm well aware of all the good work PLUS has done, just as I'm well aware of its passionate commitment to PLG. I'm also of the mind that if a group wants to speak for the community -- and get paid by the city for doing so -- we'd all be better off if more information was made available and more participation was encouraged.

That's my two cents. Anyone else want to weigh in?

Revitalizing our community: how much should we be paid?

Last night was a PLUS (Prospect-Lefferts United for Service) board meeting. (It didn't seem like there was a huge amount of advance warning about the time or location, but maybe we're wrong on that count.) The meeting, according to an email sent around yesterday at 1:45 pm, was meant to discuss Prospect-Lefferts' application for an Avenue NYC grant from the city's department of small business services. (Here's the city's SBS website; PLUS doesn't appear to have a site that outlines its work or mission.) Communities that receive the grants are estimated to get around $167,000 over the next four years, although funding will ultimately be decided according to "successful completion of the preceding year's activities."

In the first year of funding, the lion's share of that money -- $50,000 out of a total of $66,000 -- is designated towards "personnel and fringe" expenses. That certainly ain't chump change. In yesterday's email, current board president and A&H broker Mark Dicus nominated himself to serve as PLUS's official, salaried executive director. PLUS has certainly been active in the three years since it formed. Any thoughts on this kind of funding for personnel? Reports from last night's board meeting? Feelings about PLUS's work with other community groups? Opinions about the best way to spend a city grant? Info from K-Dog or Enduro owners on what it was, exactly, that brought them to the area? Thoughts about having a city-funded local group given the authority to speak (and spend) in the name of the community as a whole?

Get your condos here! And...your yoga?

The weekend's almost here, which means this weekend's open houses are almost upon us, which means...it's real estate time, folks! Today brings another glowing(ish) PLG feature, this one in the Post. The story focuses on the recent condo development, all of which highlight one of the main attractions of the neighborhood: the prices, which remain less than half as much as those directly across the park in the Slope. There's the 2233 Caton Ave development, a six-story, 15-unit, elevator building; the condos feature oak floors, balconies, and access to the buildings roof deck. It sounds like these are mainly 2-brs, with prices ranging from $400,000 to $525,000 for between 800 and 1,000 sq-feet of new development goodness. (Twenty percent of the units are in contract; closings will begin later this summer.) There's also discussion of the Rogers/Lefferts Aves building; 850-sq feet 2-br units there are priced between $350,000 and $400,000.

Finally, story also quotes Prospect Lefferts United for Services' (PLUS) and A&H's Mark Dicus, who says there are plans to bring a wine shop, a lady-folk gym, and a yoga studio to the area. (Lord knows there's enough vacant retail space.) If those plans do pan out, I'd expect a big change here: the Ditmas exodus went from a trickle to a landslide once The Farm on Adderley, a high-end wine shop, a gorgeous furniture store, etc., joined the already-existing food co-op...

Lord knows there have been stories touting PLG as the next big thing for years (check out this Times story from 2004), but this really is one of the last remaining neighborhoods were single-family homes are available for a million bucks, and it's the only one within spitting distance from the Park (and on an express train). As for 2-brs in new construction buildings with nice appliances for under $500,000...well, try finding that anyplace else from Prospect Park South and points north (or west). The summer buying season should tell us a lot about what's to come. With prices at or above their 2006 highs, people hoping to wait out the boom are likely to wade back in before there's another double-digit increase in housing prices. And for people looking for some of the last bargains in the area...well, we're it.

The things I'd like to see in Planet PLG

And I'm talking about the entire neighborhood, not the website...

The last year-plus has brought some notable additions, with the just-redone K-Dog paving the way for Enduro and now, it seems, a revamped (or at least revamping) Papa & Sons. The CSA will add a weekly supply of delicious, farm-fresh produce.

But there's a lot left that's still be desired. I, for one, would love a restaurant that's a true destination -- the kind that would bring in outsiders and show off what PLG has to offer -- rather than an acceptable alternative; as thankful as I am that Enduro is here, it's hard to pitch it as anything more than your typical, standard-fare Mexican.

I could go on, but I'd rather hear from everyone else out there. Which is why I'm launching a new feature, TILT SIP ProLeGs. (Now there's a catchy acronym.) Write in with your deepest desires, and every week or so I'll put them all together in an effort to steer the conversation in one direction or another. Our ideal world is only as small as your imagination...

Hot or Not? Reading the tea leaves on the PLG real estate scene

There's been, to put it mildly, a lot of movement in the PLG (and environs) real estate market...and I'm not talking about those mint $1.2 million Brown Harris limestones on Midwood, either. In the past couple of weeks, two major developments -- which combined could add thousands of new local residents -- have come on the market: 123 Parkside (which is located just west of Ocean Ave) and a package of three sites down by the Club Medical, which is a bit east of PLG proper. (That link, to a Brooklyn Eagle article, is, annoyingly, pay only. For the life of me I can't understand why small papers alienate potential customers like this...but I digress.)

The three sites by Kings County Hospital, et al, make up two buildings, three vacant lots, and have 55,950 buildable square feet; they're on sale for a combined $11.8 million. At first blush, that seemed like a steal; then I realized that my predecessor got $1.2 million for his house -- located on a lot with, if I recall correctly, somewhere around 15,000 of FAR. All of which is to say I have no idea how to assess the relative costs of empty lots, especially in an area with as many variables as ours.

The Parkside property seems like much more of a sure thing -- and, I'd imagine, is going to cost a pretty penny more as well. That site has a whopping 220,000 square feet of buildable, residential FAR, and off the top of my head I can't think of any other significant and empty property adjacent to the Park. The Prospect Park improvements are only going to make this area more attractive, and the presence -- and hopefully proliferation -- of excellent restaurants like The Farm on Adderley in Ditmas (and excellent coffee shops like K-Dog in PLG) should help bring in Manhattanites who don't want to spend a million plus for a one-bedroom in Chelsea. It's hard to imagine a developer buying that site and not trying to maximize his investment by putting in high end condos, and with penthouses a couple of miles up the road going for upwards of $6 million, well, who's to say what a top-notch place could go for down there.

All of which raises a chicken/egg question: one of the main knocks -- as far as I'm concerned, the only knock -- on PLG is the lack of services. It is an issue, to be sure. But there seems to be a fair amount of vacant storefront property along Lincoln and Flatbush; will more forward-thinking/enterprising merchants take the opportunity to establish a presence when retail rents are (I'd guess) lower then they are elsewhere in Brooklyn? Or will it take an influx of new residents to get restaurants, etc., to follow?