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Restaurants & Food / MOVED: Gross Food Handling
« Last post by toddg on Today at 03:05:55 PM »
This topic has been moved temporarily to the Moderators Board for review
Restaurants & Food / Re: Oceanic Boil Restaurant
« Last post by CaptainFlannel on Today at 10:08:32 AM »
37th Ave between 85th & 84th St. Right next to Saw Shack.

The place doesn't have a website yet (a mistake when launching a restaurant and most businesses).
Real Estate & Home Improvement / Re: Washington Plaza
« Last post by lalochezia on Today at 09:58:51 AM »
Real Estate & Home Improvement / Re: Washington Plaza
« Last post by CaptainFlannel on Today at 09:53:26 AM »
It's almost like you think Simka there's some industry standard on what "luxury" means. There isn't. Or that Nu-Place has defined what "luxury" means to them. They haven't. They've simply used the term in their marketing copy. The word "organic" is probably better defined. It's for the market to decide if the apartments and building meet the market's understanding of what a luxury pre-war building should offer. That will be decided by how successful the realtors are in selling the units for asking price or above. Stayed tuned.

Luxury is by definition, as it's being used here, a marketing term. Claiming a 5 minute commute to Manhattan when that's impossible isn't "marketing" it's deceptive. Because it's a lie. Just like rendering in a golf course backing up to the building would be a lie. Calling a pre-war building, with high end finishes in newly renovated apartments, with nice appliances, crown molding, high end cabinetry, a gatehouse, renovated common areas, and a fitness center a luxury building isn't a lie. That's pretty much what the market expects for a luxury pre-war building. That you Simka expect differently suggests to me you might not be that familiar with many pre-war buildings that market themselves as "luxury." (Note, new "luxury" builds have different standards. Sure the market demands high end finishes, nice appliances, etc., but the standards for size are different, and modern conveniences like a washer/dryer in the unit, in-unit temperature control are expected).

Where I do think what the market expects in a pre-war luxury building and what the floor plans of the available apartments show don't match up might be the smallest units currently shown on the site. The floor plans show an 8 X 13 bedroom with one closet. That strikes me as a rather small bedroom for a one bedroom. The dining room looks a little small to me too, and kind of seems like an extension of the foyer. My guess is it would make a fine office space and to shift the dining area to space right by the kitchen with small wall left intact.

I know you've proven yourself immune to understanding this, but to me, that approach is laughable and misleading....But by patiently hanging in there and refusing to accept that I found the listings hilarious...
What part of your description of the marketing of this building as misleading and getting responses from me disagreeing with your stated assessment of the building do you find so hard to understand?No kidding you find it "hilarious." You also have stated it's "misleading." Synonyms for "misleading" would include deceptive. So you think it's misleading, state it's misleading, and then get up in arms with someone for disagreeing with your assessment of how the building is being marketing. And then trying to claim they fail to understand you? Get out of here with that.
Real Estate & Home Improvement / Re: 6 FAMILY RIDGEWWOD FOR SALE
« Last post by rhydewithdis on Today at 09:38:30 AM »

Address? How much? Rent roll? Expenses?
Restaurants & Food / Re: Oceanic Boil Restaurant
« Last post by homeowner on Today at 09:34:53 AM »
Can someone please post the location?
Real Estate & Home Improvement / Re: Washington Plaza
« Last post by Lilybell on Today at 09:23:16 AM »
Not to speak for dssjh, but this is just more of how Nu-Place is marketing the building versus reality. Simply using the word "luxury" on a sign or website doesn't make it so. They may be using some "luxury" finishes in the renovations (though they claim that the kitchen countertops are Caesarstone), but the building itself is not anywhere near what most people would put in the luxury class.

I think they are definitely aiming towards the luxury market with this building (or maybe the "almost-luxury" market if that's a thing that exists). The renovations I've seen (I haven't seen a completely finished apartment) are beautifully done and the finishes are high end. I know they are planning to renovate all of the lobby and hallway areas to match the renderings.  They will probably spruce up the outside as well - not the courtyard, I mean things like replacing the chain link fence on 73rd street with something nicer.

The May listing of sales has been posted in the lobbies: 1 apartment in contract so far. A few of us had heard that 3 have been sold - not sure if that was false or if they are still negotiating or if they fell through. I'm busting to know what the one in contract is selling for.

I completely missed a section in the black book that contains floor plans of vacant apartments. My floor plan is there and has been made into a full-two bedroom (it used to be the dining area; one of those rounded ones). It's no longer rounded (which was a neat look but wasted space), they built a wall there and knocked down another one to open up the kitchen.  They got rid of a dressing room to make a larger bathroom.  I love the changes - I've often said my apartment is too big for a 1-bedroom.  The thing that bothers me is that the massive reconstruction is not taken into consideration regarding prices.  The difference between the insider price I'd pay for a non-renovated 1 bedroom unit and the outsider price for it's  a conversion to a luxury 2-bedroom doesn't make sense. It might make more sense for me to make an offer on the renovated apartment instead.
Neighborhood Chat / Re: Mimi for Me Yoga is closing
« Last post by Liz on Today at 07:38:47 AM »
This is a true loss to the community.
It is pretty interesting. What I find most interesting is that it cuts off much of Queens and Brooklyn: no Forest Hills, Flushing, Jamaica, Sunset Park, Bay Ridge...not even all of Bushwick is on there. (No Staten Island at all, but no surprise there.)
Real Estate & Home Improvement / Re: Washington Plaza
« Last post by Simka on Today at 12:31:15 AM »
So, what we've established here is that a rental conversion to a luxury building isn't often the norm. And because of that you  (Simka) aren't familiar with the use of renderings, because you don't look at listings for luxury conversions very often. That means the criticism of use of renderings is moot.

You've only established that in your own mind. Yes, I said that if renderings like the ones Nu-Place is using for WP are used in noneviction plan coop conversions, I haven't seen them. But even if they're being used all over the place and I've just happened to miss them, I think the renderings are ridiculous and misleading, and since that's my opinion, you can't render it moot. So nyah nyah.

Now, you guys can disagree whether or not the building will be up to "luxury" standards. Remember, this is about the future state of the building and amenities, not the current. Why don't you go set up an appointment to see a unit, and then go to the sales office to find out about replacing the elevators or what's being done in the hallways beyond what is represented on the site?

It seems pretty clear to me based on the marketing, as well as the high asking prices and maintenance, the buyers they are targeting are people who don't mind spending more for services and finishes. Marketing it as a luxury building is a no brainer for the developer and realtor.

I also think based on what Simka describes as needing to be done to make it a "luxury" building, that Simka perhaps hasn't spent time in many buildings that describe themselves as "luxury." The older ones routinely have plain hallways that haven't been updated in 20 years. Even the new build hallways aren't anything to brag about. Industrial carpets and modern light fixtures, and walls with only one layer of paint. Wow, how luxurious.

I'm basing my interpretation of Nu-Place's definition of "luxury" on their renderings and copywriting and also just plain common sense. If I look around our common areas through the eyes of someone who's expecting luxury, I see things I normally filter out, like outdated, dinged-up elevator cabs and hallways with badly patched, scuffed-up paint and mailboxes that look like they were tumbled in a clothes dryer. Are you saying the sponsor can leave those things alone and Washington Plaza will still be luxury? Awesome!

Honestly, it sounds to me like you guys are just bothered by the first big harbinger of gentrification for the coop market in Jackson Heights.

I'm not a fan of gentrification, but that's not what prompted my criticism of Nu-Place's sales approach. I know you've proven yourself immune to understanding this, but to me, that approach is laughable and misleading. I hadn't thought much about the kind of buyers they're hoping to attract with their cheesy renderings and grandiose copywriting when I started to make fun of those things here. My attitude was just "WTF???" But by patiently hanging in there and refusing to accept that I found the listings hilarious, you've managed to call my attention to the kind of people my new neighbors are likely to be. So, um, thanks? 
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