Supersize those stairs. Mayor Bloomberg may be against big drinks and fries, but he wants stairs to be more visible in new construction. He issued an executive order this week to city agencies to design more prominent staircases that will supposedly encourage people to stay out of elevators. He also plans to introduce two bills to modify private development. The first bill will require that building owners give occupants access to at least one, clearly identified stairway in the building; and post signs that prompt stair use near elevators.  The second bill increases access to and the visibility of stairways by permitting the use of hold-open devices in the doors of one stairway per building, for a maximum of three consecutive floors.  Hold-open devices automatically shut in emergencies. It is all part of the Mayor’s plan to promote active design to improve our health.

If you passed 4857 Broadway in April you might have seen the start of construction of a seven story building with 28 apartments and ground floor retail. Next week, you could see it finished. Or, you could just watch a time-lapse video of the modular construction in a minute and a half. Including factory time, the project will have taken about ten months start to finish and, along with new modular apartments planned for Atlantic Yards, it may represent the future of construction in the City.

The EDC and Port Authority are requesting expressions of interest to develop 80 acres at the Teleport site on Staten Island. Half the site already has tenanted office development, and the request is wide open for purchase or lease of the site and development ideas.

J-51 was officially renewed and extended, Monday, with benefits for converting commercial buildings to unsubsidized rentals eliminated. Unsubsidized co-ops valued at more than $30,000 per unit  are no longer eligible either.

I hope you like Hunter Green. That is the new required color for all construction fences, according to requirements adopted this week. A split rail fence also has the benefit of not blocking any of the natural beauty of the land. The mayor signed legislation that also calls for Plexiglas viewing windows every 25 feet and detailed new signage specifications for fences and sheds. The signs have to have a Pantone 296 (blue) background and include a sketch or rendering of how the work being done will look when finished. Call your artist.

If you run across any Mayoral candidates this summer, you may want to give them a link to this Real Deal  blog explaining how renters in New York City are hurt by property taxes too. Or just show them this chart showing the taxes on apartment buildings in New York are more than double the average for major metro areas.

Who says they are not making any more land? Expect the rush to rival the opening of the Cherokee Strip when .nyc urls go on sale later this year. Start planning your building and business website names now.

Yes, you can enjoy the heat at the ABO Summer Celebration from 6-8 p.m. Thursday, July 18th at the Water Club. Reserve now or call 212 385-4949 for information.

The Fiscal 2014 New York City budget passed early yesterday morning increases the anticipated property tax levy by more than $1.2 billion, or about 6.2 percent, despite nominal rate changes.

Property owners won a victory at the Supreme Court this week in a 5-4 decision that may lead to more successful challenges against impact fees and community agreements. In Koontz v. St. Johns River Water Management District, a developer wanted to build on 3.7 acres of a 14.9 acre parcel and take conservation measures on the rest. The Water District said they would deny the permit unless he reduced the development to one acre and installed more costly mitigation measures, or followed his original plan and spent an indeterminate amount  improving District owned land miles away. The Court said that denying a permit could be a taking, and that the Florida Courts had to consider if the conditions proposed were proportional — i.e., bore a relationship to the possible wetlands damage — and whether there was a nexus between the development and the proposed mitigation measures miles away.

While the Supreme Court defended property rights Tuesday, the New York City Landmarks Preservation Commission added 220 buildings to the 150 already in the West End-Collegiate Historic District on and around West End Avenue in Manhattan between 70th and 79th Streets.

The MTA has issued an RFP for a 99-year lease on its current headquarters at 341-347 Madison Ave. The blockfront  between 44th and 45th includes at least 376,575 developable sq. ft. as of right, and potentially almost 200,000 more.

Associate Members: Looking for more ways to support ABO and build your business? Place your message in the upcoming issue of ABO Developments to promote your company to the entire ABO membership. For information on advertising, click here to view the media kit or contact SaraCatherine Goodwin at sgoodwin@naylor.com or 770-810-6977. Click here to view the digital edition archives of ABO Developments.

Everyone: Join us for the ABO Summer Celebration from 6-8 p.m. Thursday, July 18th at the Water Club. Reserve now or call 212 385-4949 for information.

The Rent Guidelines Board approved one and two year renewal guidelines of 4 and 7.75 percent last night, for leases commencing October 1, 2013 thru September 30, 2014. The complete RGB Order number 45 should be available at the above link later today. The media highlighted the largest percentage increases since 2008, but owners have to remember that many of the leading mayoral candidates have called for a rent freeze…and, according to the Fed, a little inflation can be expected in the next four years.

An RFP for a residential, commercial or community facility  development of a 26,000 square foot lot at 280 Cadman Plaza West was issued on behalf of the Brooklyn public library yesterday. The project has to include a 20,000 square foot replacement for  an existing library at the site.

The State Legislature in Albany is rushing to a close of session.  At this writing, it seems they will pass Gov. Cuomo’s Tax Free NY plan, renamed Start-Up NY, which will allow tax free business development at five CUNY campuses in economically distressed neighborhoods, to be identified by a State board. And, it also looks like the Hudson River Park Trust will be allowed to sell air rights up to one block east of the park in order to fund improvements at Pier 40 and elsewhere.

Meanwhile, NIMBYs had a big week as Manhattan Community Board 5 voted against Mayor Bloomberg’s Midtown East rezoning plan;  the Board of Ed backed down from public/private plans to redevelop P.S. 191 and 199;  and Queens Community Boards 3 and 4  are expected to endorse the down-zoning of East Elmhurst to prevent multifamily development that was attracted to the area.

You knew that foreign buyers were propping up the New York residential sales market, but did you know the zip codes  foreigners know? According to real estate listings site Trulia, 28 percent of the searches in zip codes 10013 and 10007 — Tribeca/Little Italy and World Trade Center/City Hall — are made from abroad.  27 percent of searches in 10019, the West 50s and 26 percent in 10065, the  East 60s come from overseas. Most other Manhattan zip codes are below 20 percent, and the outer borough zips are all below 10…most less than 2.5 percent.

Join us for the ABO Summer Celebration from 6-8 p.m. Thursday, July 18th at the Water Club. Reserve now or call 212 385-4949 for information.

SAVE THE DATE: ABO SUMMER CELEBRATION

COCKTAILS AND MORE AT THE WATER CLUB

JULY 18TH, 6-8 P.M.

Both HPD and the New York City Housing Authority are planning to cut Section 8 tenant subsidies by tens to hundreds of dollars a month as a result of the federal budget sequestration, according to Crains. Neither agency has issued any official guidance yet and how the courts might treat tenants who do not pay the difference with contract rent is undetermined…but unlikely to satisfy anyone.

As torrential rains hit the City this week, Mayor Bloomberg issued two major reports on resiliency and emergency preparedness. First he talked about dealing with new FEMA flood maps that doubled projected flood areas with measures ranging from sea gates to insurance limits. Among other things, the plan would make $1.2 billion in loans or grants available to building owners to complete flood resiliency measures, including: elevating or protecting critical building equipment, fire protection systems, electrical equipment, heating; upgrading foundations; and reinforcing exterior walls to flood-proof buildings.

Continuing the theme yesterday, the Mayor announced related building code amendments. In existing commercial buildings, for example, any toxic materials on premises would have to be stored in watertight areas; in existing multifamily buildings, toxics would need to be stored safely, a water tap would have to be installed in a low level common area — in case water pressure is lost –and buildings would have to develop complete emergency plans.

Meanwhile, in Albany, the Legislature is near winding up its session with the Governor’s proposal to create tax free development zones at and around State University campuses. The bill was modified this week to include five unnamed City University campuses, limited to one per borough, at campuses in the census tracts with the highest poverty rate for any campus in that borough.

ABO is still looking for shared office space for three people  in Manhattan. All suggestions welcome. Just call Dan Margulies at 212 385-4949.

There are still a few seats for ABO’s June 12th luncheon at noon at  the Princeton Club featuring Barry Rudofsky, Managing Member of Bronstein Properties, on the topic:

Family Money to Institutional Money and Back

The evolution of multifamily finance in New York

Please join us. Buy tickets here, return the invitation sent by regular mail, or call 212 385-4949 to reserve.

More than 750 fellow NAHB members worked the halls of Congress on our behalf this week, lobbying on issues ranging from low income housing tax credits to immigration.

NAHB armed the members with issue papers and videos through an iPhone and Android App, NAHB Advocacy, available free through the Apple App store and Google Play. Even though the meetings are over, the App will be updated so members can stay informed on what is happening and new issues that arise. It is a great resource for analysis of the mortgage interest deduction, the future of Fannie Mae and Freddie Mac, and many other critical subjects for the real estate industry that are in the headlines, while other financial resources to calculate percentages from sites as https://www.percentagecalculator.co.uk/ are useful to calculate profits of any business. Continuing to work on the issues at the NAHB Spring Board meeting in Washington, D.C. this week, multifamily owners followed up on the congressional meetings with discussion of tweaks to housing credit  programs and approaches to issues such as fair housing that address concerns raised by legislators and courts in ways that can spur more development.

Congratulations to Aaron Sirulnick, newly elected chairman of the RSA Board, and thank  you to outgoing chair Arnold Goldstein for 28 years of service.

ABO is still looking for shared office space for three people  in Manhattan. All suggestions welcome. Just call Dan Margulies at 212 385-4949.

Let’s talk about shirts, specifically why it’s time to consider swapping your cotton button-down for linen shirt. Sure, cotton is a classic choice—comfortable and reliable. But let me explain why linen is making waves and why it’s more than just a fleeting trend; it’s a wardrobe game-changer.
Linen: The Cool New Favorite

Linen has traditionally been associated with high-end fashion, but it’s now becoming more mainstream, and for good reason. This natural fiber is a lifesaver in summer, acting like wearable air conditioning. Its unique structure allows for maximum airflow, keeping you cooler and drier than cotton. Additionally, linen excels at absorbing moisture, ensuring you don’t feel clammy or sticky on those hot, humid days.

But comfort is just one aspect of linen’s appeal. It’s also a style icon. Designers are increasingly drawn to linen for its effortless chic. From relaxed fits to vibrant colors, linen shirts are everywhere. They perfectly capture the breezy, laid-back style that is so trendy right now.
Linen: A Smart Investment

You might be thinking, “Linen sounds amazing, but isn’t it pricey?” Well, here’s a pleasant surprise: linen can actually be more affordable than premium cotton. While there are luxury linen options available, there are also plenty of budget-friendly choices. Linen is incredibly durable and improves with age, developing a soft texture and a charming, lived-in look. So, while the initial cost might be slightly higher, you’ll save money in the long run because linen lasts longer.
Who Should Consider Linen?

Linen is for everyone! Whether you’re a fashion-forward city dweller, a relaxed beach enthusiast, or someone simply looking for comfort, linen has something to offer. If you live in a warm climate, linen is an obvious choice. However, even in cooler areas, a linen shirt can be a stylish layering piece for spring and fall.

So next time you’re shopping for shirts, consider giving linen a try. Your body (and your wallet) will be glad you did.

There is still time to reserve your seat for ABO’s June 12th luncheon at the Princeton Club featuring Barry Rudofsky, Managing Member of Bronstein Properties, on the topic:

Family Money to Institutional Money and Back

The evolution of multifamily finance in New York

Buy tickets here, return the invitation sent by regular mail, or call 212 385-4949 to reserve.

The Council has approved vacancy decontrol…well, it was the Borough Council in Little Ferry, NJ, but still.  Moving to gradually deregulate more than 1300 units the Council  decided that regulating rents depressed apartment property values. That, in turn, unfairly raised property taxes for homeowners. Someone must have paid attention in Econ 101.

Have any old electronic devices lying around? You know you do, and so do your tenants. Buildings with more than 10 units can now sign up to get those old phones, CRT televisions and other potentially hazardous e-waste taken away with e-cycleNYC. Depending on the size and type of building, a City contractor might make a one time pickup or maintain a collection bin on premises…and keep your hands out of there, you have enough junk already.

Superstorm Sandy is over, but the need for thousands of emergency housing units is not, and may occur again. The City Office of Emergency Management and the U.S. Army Corps of Engineers have selected a modular design to be developed for future urban disasters. The winner is a three-story row house. Units are 12 x 40 with an exterior stair  and three one bedroom apartments expandable to three bedrooms with additional modules alongside. The units comply with New York City building codes and construction takes almost no time. A prototype building is going up soon in Brooklyn.

The New York City Department of Housing Preservation and Development  is seeking to identify developers to participate in rebuilding 1-4 unit homes that were destroyed or substantially damaged by Hurricane Sandy. Responses to a request for proposals are due by June 5th.

The City Water Board late last week adopted the 5.6% rate increase proposed by  the Department of Environmental Protection, effective July 1st. Not coincidentally, the Mayor this week noted that the City had spent $20 billion on water infrastructure since 2002.

A strike, Wednesday, by about 100 attorneys and 60 paralegals employed by Legal Service of New York will likely lead to court delays. The last strike, in 1993, lasted for a month.

If you have an older building with past fire code violations you will be more likely to be reinspected as the City moves from cyclical Fire Department inspections to a risk based model.  The new model automatically tracks, scores, prioritizes, and then  schedules a building for inspection. Currently, the risk model contains characteristics including the building’s construction material, whether or not the building has a sprinkler system, the height and age of the building, last date of inspection and occupancy. The system also captures and tracks violation history and then reschedules follow-up inspections.

Thanks to Labor Law 240, the City is still potentially liable  for the 2008 crane accident on East 91st Street. The site was leased by the City to the Education Construction Fund, which, in turn, contracted with a private developer for development of apartments over a school. The City claimed it was not an owner in control of the property under the law and that damage claims against it should be dismissed. The State Supreme Court denied summary judgment, noting that the City had retained some approval of agreements entered into by EDC. Under Labor Law 240’s absolute liability standard, that might be enough to establish that the City still had control of the property. Reforming Labor Law 240 is the New York State Builders Association’s top legislative priority in Albany this year and it is getting some consideration by legislative leaders because it will likely add up to $400 million to the insurance cost of replacing the Tappan Zee bridge.

Don’t forget to reserve your seat at ABO’s June 12th luncheon at the Princeton Club featuring Barry Rudofsky, Managing Member of Bronstein Properties, on the topic:

Family Money to Institutional Money and Back

The evolution of multifamily finance in New York

Buy tickets here, or call 212 385-4949 to reserve.

The State Division of Homes and Community Renewal has proposed significant changes to the Rent Stabilization Code, gutting the four year statute of limitations on  rent overcharge complaints by creating multiple exceptions, including a random hunt for fraud. The Division also wants to eliminate the requirement for tenants to complain to owners about service problems first, before a formal DHCR complaint can be docketed. Apparently the current administration has forgotten the backlog of pointless tenant service complaints that burdened the agency and owners before the notice requirement  was originally adopted. A hearing on the code amendments is scheduled June 10th.

RFPs for the redevelopment of the sites of two municipal facilities in the Bronx, one currently 48,000 sq. ft.. And one 78,000, were issued by the City Economic Development Corporation. Both the Oberia Dempsey and Hunts Point Multi-Service Center sites are zoned R-7.

The deadline for filing Local Law 84 Energy Benchmarking reports was postponed from May 1st to May 31st because the EPA Portfolio Manager website where the reports have to be filed was down at the deadline.

A Queens owner will have to pay $75,000 in compensatory damages and a  $125,000 fine for refusing to  provide handicapped access to a tenant’s apartment  according to a State Supreme Court decision in Marine Holding v. NYCCHR. The case was dragged out for  four years and included a recommendation  in the owner’s favor by an administrative law judge who found both that  installing the ramp was structurally infeasible and that the tenant had refused relocation. The Human Rights Commission then overruled the ALJ.

Builders and apartment renovators have until May 24th to file for rebates on stuff they have already bought under the manufacturers rebate program sponsored by the NYS Builders Association and ABO. ABO members who buy  Delta Faucets or dozens of other common products and don’t file are leaving money on the table.

Space Wanted

ABO is looking for new office space and is willing to share. If you have space available for our three staff members, please give us a call…preferably in the Grand Central area but all possibilities are open. Thanks.

Save the Date: Next ABO Luncheon June 12th.

Invitations will be out soon.