Two Northside Piers

@persla et all: Re.the condo meeting. Please let's avoid discussing confidential building matters in this public forum. Persla, if you are an owner you should have received already an invitation letter. If not,you should contact the building manager or please email me at skiearch@gmail.com for a private chat, I'm happy to help.

als, My recollection from doing residential construction in Brooklyn, is that there would need to be four layers of sheetrock between you and your neighbor (2 on each side of the studs separating the units)along with the insulation. The four layers aside from helping dampen the sound transmission is a fire code requirement. Are you suggesting that there is only one layer of sheetrock on each side of the studs and therefore only two layers total between units?

inthehunt, I checked again. You are correct it is actually 2x sheetrock > insulation > 2x sheetrock. I did a test with my neighbor with loud TV, could hardly hear it.

otherwise I was going to use Green Glue and another layer of sheetrock http://www.greengluecompany.com/

A few more questions for any existing owners who may have parsed this out with their lawyers before signing: With regards the interrelationship of ownership of the various condo owner associations of the three planned towers and use of common areas/common amenities - once NSP tower 3 comes online will it also share in the ownership and use of the same common areas/common amenities and will we have access to common areas/amenities of tower 3 such as an additional lounge area with outdoor deck? Do we as owners of NSPT 2 have access the the small roof deck on the top of tower 1?
Also, do the renters in the lower block of the existing tower 1 and future renters in the lower block of future tower 3 (if that becomes a reality) have access to common areas/common amenities?
Could a condo association board vote to allow renters to use these areas at a certain fee if they at present are excluded from the use of these areas?

martintop:

I agree. (Sorry I brought it up!)

Inthehunt:

From what I was told by the brokers, all 3 buildings will share their amenities. I think NSP3 will have a pool as well. NSP2 residents can access the NSP1 common areas including the roof deck.
The "affordable rental housing" residents do not have any access to the amenities. I don't think NSP3 will have any "affordable housing" in their building.

The entire project now approved for financing. Just in case anyone wanted to know. sunny.hong@bankofamerica.com

Does anyone know if the piles for tower 3 have already been driven? If they have it would be a blessing not to be living in NSPT 2 while they are performing their version of a King Kong disco sound track. I guess one can live through anything. And most of us New Yorkers who have been around more than a decade or two probably already have.

Tower3 construction hasn't started at all, piles are not drilled yet.
Nobody knows for sure if NSP3 will be built as in the renderings or with some modifications.
Since many new developments are scheduled in the area, the entire Tower3 could be even canceled if the developer wishes, for instance if TB decides to invest in other areas in the city. Same thing for the second tower at Edge.

martintop - in that situation, where TB decides not to build tower 3, is there then the possibility that any property developer can buy that land and build whatever they wish? i'm assuming so as it is rezoned already and ready for development...

Hi guys, I'm looking into the K line apartments, and am being told that most of the units have been sold with the exception of two. However, looking at the "streeteasy insider pages" which disclose selling price, etc, nearly none of the units have posted as a completed sale (with price and all).

Is there anyway to tell whether the units are "off market" because the developer has pulled the listing to increase demand, versus the units actually being in active contract/negotiation?

Thanks in advance all.

Northsidepiers2, I imagine that TB (Kent Avenue Property 2 LLC) has the right to sell the site (where NSPT3 was to go) to another developer if they choose not to build there. Having a foundation in the ground by a certain date (which expired several years ago) was one of the requirements for the 421a tax abatement. Martintop has stated no piles/foundation are in place so the scale and design nature of a third tower is totally up in the air. The original developer certainly had a plan in mind for tower 3 which must have been presented to the city when the entire scheme was being considered. My understanding is that tower 3 was put on hold when the financial collapse occured in '08. So certainly if TB sells the land to a new developer they would have to renegotiate everthing with the city including height, footprint, and whether or not they are required to build a percentage of the project as affordable housing. But given what the existing zoning allows and given that a new development in the orinally planned NSPT 3 site would have very little chance of obtaining a tax abatement. . .the city would have much to gain income wise with taxes at market rate by approving construction of the largest "allowable" structure.

Jib:

They have certainly held units off market in the past and haven't admitted it. However there really is no way to find out. I get the feeling the market has definitely changed. So there is the possibility there may be only 2 left. A broker who owns in NSP2 has been asking owners of 1BR's on the north side of the building if they are interested in selling to one of his clients because he claims there is only 1 line of 1 BR's left on the north side ("Y" line) and all others are SOLD OUT!

inthehunt:

I doubt Toll will sell the property as the NYC/NJ condo market has been their strongest selling segment nationally. My guess is we will see NSP3 sooner than most expect. You are correct about the tax abatement and it is a good question whether or not NSP3 will have a 25 year abatement, if any at all. This is one reason we pulled the trigger on NSP2. It is possible that they will consider NSP1/NSP2 as having had the foundation laid for all 3 buildings as of the deadline (which was 2-3 years ago) so that NSP3 may still qualify for the abatement. We'll see.

I was told that NSP3 will probably get 15 yrs abatement from their sale office. (emphasis on "probably")

This is a great forum! Thinking of purchasing in NSP 2 and was nervous about the various "stories" about construction quality etc, but now we feel like we know what the real scoop is. Keep it up! Have scanned back through these pages and have not seen any mention of NSP2 P line (North west facing) floors 21-30. Did they only just come up for sale? Anyone know?

One quick question for NSP2 residents. I was told that Wells Fargo bank has already approved NSP2. Is this true? What other banks have already approved the building? When they say that the condo has been approved, does this mean that the bank is willing to give us a loan regardless of its occupancy rate? I notice that some banks want 70% in closing.

We have this building approved and will lend today based on their current pre-sale. sunny.hong@bankofamerica.com

any F line 12-19 fl owners? how's the view working out for you? I can't find a good placement for a bigger Tv. http://img.streeteasy.com/nyc/image/61/3060861.png
another question, what should I expect from my attorney?

guys what should I expect from my attorney?

Lvy, A healthy bill . . .and besides that a thorough reading of the offering plan with explanations of the particulars given your specific circumstances and certainly, the ordering of the title search/title insurance.

Speaking of the F line, can anyone comment on the discrepancy between the recent sales of 14F@ 555 and 11F at 469 (same floor plan) and the current listing of 19F at 645? Is this a stale listing price or do they really think they are at that point to charge 40% more for the same thing?

@pier45 Difference = Balcony.

To the owners and tenants:
Has anyone experience strong sewage vapours coming from your toilet? It happens occasionally whenever someone flushed from above. But, now with more tenants living in the building, the vapours are getting worst.

Thanks dewyagi. My eyes sort of blank those out because I don't smoke and don't need it. Aside from that, it's my favorite layout in the building.

EDGEvsNSP2: I highly doubt that.

have you spoken to management?

I havent noticed any bad smells in NSP 2 tower and there are people in the apartment above me.

Does anyone know if the A line will be blocked when tower 3 is built? I am contemplating buying a unit at NSP2. Love the finishing

Based on the current design (and nobody knows if that will be the actual design), the A line up till about the 8th floor will have partially obstructed views. The South view will be blocked from the living room and the West view will be blocked up till the pier. What that probably means is that you will see midtown from some of your living room windows on the West side and your bedroom view will be unobstructed. 8th floor and above looks like you'll see the entire skyline from the West side, but you'll still have a partially obstructed view on the South side.

@EDGEvsNSP2: Have someone check out your toilet bowl seal for this bad smell. This is not a general problem.

hey NSP2 - so the 'Contractor White' walls just wasn't doing it for me or my wife. I asked around and found a few great painters to bid on painting our entire apartment. Via a recommendation of a friend who is a GC, I found Feke (pronounced Fay-kah). He is an awesome painter and REALLY nice man. Feke painted our entire apartment, repaired some of the rough base molding work, paid super close attention to details (stuff I didn't even notice like paint lines around the edges of the windows), and kept everything clean and under control. I DEFINITELY recommend him.

Feke Tetaj
info@tetajpainting.com
917-348-0150

I am very glad that I chose NSP2 over Edge. Who wants to pay 15-20% higher monthly maintenance fees for the amenities that you won't even use---I do not play golf for instance. To anyone who has recently closed in NSP2: what items did you find in your final walkthrough that you put on your punchlist? I would appreciate your input. Thank you in advance.

vocalizethis: see page 10 - 9th entry down by LookPied which give a very good summation of what to test and look for. Other than some of the common afflictions which I have read about here such as scratched and gouged flooring there are probably a lot of individual issues specific to each unit such as GFI's that don't work etc. The sewer smell issue debated above is almost always an improper venting of a fixture which causes the trap to be siphoned out and smells to come in. So try flushing the toilet several times and running the bath tub and sink at the same time and see if any bad odors come in. But, LookPied's idea of taking masking tape and an electric outlet tester with you sounds like a great idea. I might take a skill saw with me as it draws a good 11 - 13 amps when it kicks on (similar to what a refrigerator can draw when it kicks on) which I think would be a very good test for all the outlets. All of the outlets should be able to handle that load without throwing the breaker. And that's another item - test the breakers: shut them off and see if the circuits they are assigned to shut off.

Speaking of outlets, is it a complicated procedure to change the wiring of the switches so they activate different outlets rather than the ones they're currently wired to, short of calling an electrician?

Yes, it can be a pretty big deal as it often means pulling wires through the wall and in some cases opening up walls to do the work. Once in a while you get lucky and can do the necessary work by simply opening up the box behind the switch plate and/or the box behind the outlet. Absolutely, engage an electrician. I had a tenant once, a very smart professor of math, specialty in nanotechnology, who decided to rewire a few of my switches. Well a few weeks later he approached me to confess that the outlets were not working in several of the bedrooms. I went in and had to confront him as someone other than me had redone the switches with 3-way switches in locations where 2-way switches were called for. AND he failed to properly ground the boxes. I was more than a little disturbed that he had taken on something which, despite his intelligence, he lacked to experience to accomplish safely.

The literature says that NSP2 is wired for multi-room audio already. Is this true? And if so how do you locate the speaker wires and where do they originate from, ie, where would the amp and speaker switch box be located?

Hobie, the units are NOT wired for multi-room audio - they cut it from the offering plan. Not the biggest deal however because a Sonos or Apple Airplay type system would provide multi-room audio wirelessly.

als. Thanks. Great excuse to get a whole new sound system!

I just got Sonos and it is a great system. It offers so much more flexibility than a wired system and it isn't that expensive to get started. It can hook up to your existing stereo or work as a stand alone system. It pulls from your itunes library, internet radio and music services like Pandora.

www.sonos.com

we got a unit under a LLC name, but we are not able to buy homeowner insurance for it. Does anyone know where we can buy insurance. Thanks!

Does anyone know where we can buy homeowner insurance under LLC name?

We just saw units in the NSP2. We do not know much about the neighborhood so I was wondering if somebody can tell me weather there are any good elementary and middle schools. When we visited we saw a lot of people with kids, but most of them were young, preschool age. Where are all of you planning on sending your kids to school?

i would be interested in the same information as tabletop

FYI
http://streeteasy.com/nyc/talk/discussion/25798-schools-in-williamsburg

tabletop - we're in the area, zoned for 17 - just like you. we have a kid in the spanish dual language program at 84. it's a magnet school at Grand and Berry, so you don't need to be in their zone, which you wouldn't be. 80 met is however. divider is metropolitan. has a terrific principal now - been there about a year and half, and great things are happening to the school. it's the closest elementary to nsp2, so convenient. always had a great prek and k, and now, the new principal has sent teachers in for re-training, and brought in a significant amount of tutoring. also added lots a wonderful new programs for the whole school like community word and visual thinking strategies. LEAP which is an excellent arts based afterschool program is free for kids K-5. other options are 31 which is a magnet also in greenpoint or the G&T program at 132. 31, 34 and 132 all have great reputations altho considered very traditional. 84 is going to be the more progressive of the bunch, and has the nicest facility - private playground, large auditorium, 2 art rooms, big science room and beautiful computer room. has a growing new library, a small gym and is getting a fitness center next year. there'll be a fundraiser from 11-3 on June 18th. every sunday afternoon there's an informal open playdate for 84 families. wonderful people, and the principal is very accessible and includes parents. we've been extremely happy sending our child there. don't worry!

Does anyone know a good carpenter who has experience of building a bookcase in Williamsburg area?

What internet/TV/and phone provider is used by people on the upper floors?? I will be moving to the 23rd fl. I am interested in a FIOS/Verizon Triple Play Bundle....I understand the there have been some "issues" with FIOS service above the 14th floor. Any word?

Zness, can you elaborate on the issues of Fios above the 14th floor? I am on the 9th and have noticed that sometimes my (awesome) internet slows to a crawl and a modem reboot is in order - is this what you mean?
Otherwise Fios in NYC is the only way to fly.

I will be able to get FIOS. The Triple Play. I was misinformed. You are right about FIOS. So glad to get rid of Time Warner!

als: I'd like to see Feke's work if possible...please email me (I sent a post on building link yesterday)

Thanks!

Hi everyone, we were wondering if anyone has any feed back on shade installation. We've purchase them from The Shade Store and had our measurements done by M&N, their preferred company. The quote we got for the installation is quiet expansive as they charge by the foot instead of by the window regardless of how long it takes. If anyone here has used the Shade Store I was just wondering if you also used M&N for the installation and if you would recommend them and feel that it's worth the extra money... Otherwise if you have used someone else for the installation that you would recommend I would appreciate if you could give me the info.
Thanks!

Wondering if anybody has installed a ceiling fan in their unit and can recommend someone for the job? If so estimated cost?
Second question would be has anybody installed a 'California closet?'

Thanks!

I used Belmont electric (recommended by Ron) to install ceiling fans. We ran the electric on the surface of the ceiling with wire mould as opposed to trying to channel through the concrete. It looks ok if you don't mind a slightly industrial look. You can paint over it to have it blend in. They did a pretty good job, but here's what you can expect. They will punch holes all over the apartment to run new wiring through the wall. They will then patch it roughly. You may have to have someone a bit more detail oriented sand down the patches and paint over it. Slightly traumatic during the work, but alls well that ends well. Our fans look great and work fine.

Has anyone had issues with their a/c now that summer's started?

yes the compressor quit in our MBR. it smelled sort of moldy before, perhaps too much water in the pan and then the compressor went.

Our compressor worked well once, now its' quit as well.

And now we're not even 11211 anymore!

Is that true the property is not going to be 11211 anymore? I haven't gotten a notice about it via mail...

See articles below regarding the change in zip code:

Williamsburg Residents Riled Up Over New Zip Code: http://gothamist.com/2011/06/02/williamsburg_residents_riled_up_ove.php

Hip ZIP ripped! Williamsburg waterfront goes from 11211 to 11249:
http://www.brooklynpaper.com/stories/34/23/wb_zipcodechange_2011_06_10_bk.html

I read those articles but I have to ask, has anyone in the building gotten a USPS change of zip notification? I haven't.

Yes

Anyone tried the new ferry service?

it is great

really great, and it goes to Governors Island on the weekend, game changer.

The ferry is fast and fun, especially since we haven't used it for work commute. It's great to travel on the water and see our building from a different perspective. Hopefully it will catch on with commuters. The challenge is getting people to their office after the ferry ride. At the Midtown terminus there is a free circulating bus from 35th St to 6th ave to 48th st then Lexington Ave. Plus the M34 bus loads up right at the ferry pier. But if people need to catch the subway or other buslines from here, I don't think they'll go for it. It may be a good intra-Brooklyn transportation option.

I caught it this morning. It's really great, even made it after seeing it approaching from the window. The downside is the traffic in the morning on the shuttle bus.

I know people in both NSP and the Edge have been looking for window treatments. We just had Nick from Superior Interiors do one of our rooms in NSP and they look awesome and it wasnt as expensive as all the other quotes we had. Also there was a slight manufacturing fault in one of the blinds (tiny hole in the fabric) and Nick is having the manufacturer replace the whole blind. Very good quality installation that doesn't mess with the warranty on the NSP windows. And he came round several times to consult on types of blinds, fabrics, etc and was very patient. We will definitely be using him for the entire apartment. Contact Nick on 718-343-6600 or 516-317-5091 and mention this post and he'll be very helpful.

Does anyone know what the parking rules are for the streets around the edge and NSP? Is there alternate side parking, certain time restrictions, etc?

NSP2, check here... http://www.primospot.com/spots/search

@ Northsidepier2, do your windows open inward? I assume the shades ended up being outside mount.

The windows do open inward and the blinds are attached to the ceiling, had to be that way to avoid voiding the warranty.

Re.the Ferry service, be aware that there are major delays at 34th street ferry service in the evening.
Yesterday there was a 1-hr wait to board the ferry after 5pm. A 30minutes commute Midtown-Williamsburg turned into a 1.5 hr odissey. Hopefully it will be better when the free trial period is over.

Anyone knows of a good and reasonable upholstery ?

Martintop: Do you know the most efficient route from the 34th Street ferry stop to Grand Central? My office is on 42nd and Madison (near Grand Central). I looked at the shuttle route and it appears it is a very round about way to get to my destination. I know this is a bit off topic, but thought I would inquire.

@BillyRes. You have 2 options: (1)get off at 34th and Madison then walk north to 42nd. Keep going with the bus to 48th street and get off at 48th and Madison and walk down.

Anybody else having any issues with surface de-lamination of their bathroom vanities where they touch the floor?

I live on the front side of the of NSP2 in the middle of the building. I can hear the ferry coming and going every morning. Its awful. If you have the windows open you can smell it. Its like a diesel 18 wheeler pulling up to the building every 15 min. When the ferry goes it leaves a giant trail of gross yellow water. So I don't like it. I guess if you don't have to look at and hear it everyday it could be cool..

I have to change my comment from before, and agree with Ns2sAF, the ferry turns out to be LOUD when it pulls in and out. They gotta figure something out because it is crazy loud.

I suggest that everyone stop writing negative issues about the building on this site. Eventually, when we go to sell our units, the buyers will use all of these negatives to drive the price down. If you have something negative to say, just use the building link. Plus, 99% of complaints on here can't be fixed - and if they can, posting isn't the way to get it done...

Just a suggestion.

Well I will say that I still like the building, Toll, management, location, neighbors very much. But this blog helped me to decide about buying at 2NSP, and I read some negative stuff too, but overall the good outweighed the bad. Unless you have something like $5M+ to spend there is always some sort of trade off, so I don't think anyone here would expect to only hear good things all the time.

Unless the experience is truly bad and you want to move immediately I would hope people aren't worrying about the perceived impact of message board comments on the resale value of their apt within a year of closing in a brand new building.

I agree with bknewbie. Let's use the building link.

I've been relatively quiet on the board but want to address comments of others about my recent post.

I love the building. I think it was a GREAT investment. I'm not moving for a few years. There's currently only a single building in the area it can be compared to - the Edge - and only time will tell whether the difference in cost turns out to be the better investment for Edge buyers.

However, (and to my point) if people continue to discuss negative building issues on these boards, it will certainly impact price at a later date (if not directly in negotiations, through a general negative idea of the building which I feel is completely unwarranted and nothing short of irresponsible of negative posters). One thing to keep in mind is that when we purchased - there was little (if any) negotiating. So when the "good outweighed the bad" we all purchased. It will be entirely different when we sell - the bad will be used to negotiate. To think otherwise is naive.

To add color to my point (and not to single out any one negative poster), the ferry provides a GREAT alternative to the L train. Of course it has its service related drawbacks (lack of transfer on either side, etc) but overall its great. The last thing that we need however is for potential (albeit future) buyers to think is that the building is noisy and smelly from the ferry. For one thing, my unit is not at all such. For another, what exactly do you propose be done about this? I can't imagine that anything could or would be done other than having the ferry slow down (won't happen) or having new ferries built w/ lesser emissions (won't happen).

In closing - I love the building. Toll, management, and the doormen are great - neighbors are great and the building doesn't seem cliquey like some other condos. A suggestion - and to end on a positive note - if you're upset about anything - building, work, kids, anything - open a beer or a bottle of wine and look out your window because it doesn't get better than our building. And if you're still upset (about a building issue) post internally and maybe we'll get something done about it...

Thanks all

does anyone know if you can see the july 4th fireworks from the building ?

@bknewbie Once again, I agree.My apartment is not affected at all by the ferry and I take it every morning to go to work. After living for many years in Manhattan,I'm impressed by how quiet the building is.I think the quality of the windows is very good, excellent sound and thermal insulation.Almost no need for AC if you
have solar blinds and are confortable with 78F, standard temp set by law.

Does anyone have a bathtub enclosure/glass door company to recommend?

I love Lineaaqua http://www.lineaaqua.net/- great customer service and I have purchased 3 tub enclosures from them directly- much cheaper than going local and you can get your own handyman to put it up. The only model I've gotten is Zambi 50 x 55 Bath Tub Enclosure w Swing Door and Towel Rack- Love how they look!

Does anyone know where the roof terraces/cabanas are clearing, i know the prices the sales office are quoting but what are people really paying?

For solar shades, drapes and sheers I suggest Horizon Window Treatments. Great service. Their price is 30% less than the price I was given from the Shade Store. Their representative Yaron Sabag came to the apt. He measured, gave great suggestions, and a great price. Yaron@horizonnyc.com

How much have P units sold for? Where can I find public data for past sales of P apartments on 2 NSP? Street Easy doesn't list any sales info on the P line. Thanks.

There hasn't been a P-line sale yet.

Dear all--I'm a bit late in responding to this, but the loud ferry service can be a bit worrying if you even hear the noise on higher floors. I'm still deciding between buildings and the Edge has very high quality double-paned windows in case that is a consideration for anyone. Not sure what Northside is using. In the end, it will be a matter of preference, but I am definitely looking for well-insulated walls and windows and if Northside doesn't have that, then that's a tough sell.

OnTheHunt -- make sure to test the sound insulation in both developments. You will find that they are very similar in this respect. Having said that, the ferry is much closer to the Edge.

The sound insulation seemed fine at the Edge, I was actually quite impressed because I saw a number of ferries go by while I was there. And I really like that it is near the ferry, especially if there aren't issues with the sound. Anyway, I'll keep on looking and see where I end up.

I think P are selling. The only ones left are 27, 29 I think. Going for close to the incentive price the sales office are quoting.

Hobie:

There are no recorded closings on the P line on ACRIS. Certainly some of the apartments may now be under contract, but be aware that the Sponsors does hold off on releasing all the apartments. Lower floors may be available in the future.

OnTheHunt:

I live on the southside of NSP2 and cannot hear the ferry as it approaches the dock. The window sound and thermal insulation are pretty good at NSP as well.

I live on NPS2 south side, windows have an excellent sound and thermal insulation. The apartment is extremely quiet and I never use AC or Heat for more than 1 hour/day after I'm back from work,just to cool down or warm up the rooms.

Thank you NWT and LookPied for responding. I was wondering if the sale prices listed on StreetEasy (or ACRIS) reflect the sale price prior to any incentives the sponsor may be giving (e.g., covering closing costs, etc.) or is the sale price net of any incentives? For example, if a unit sold for $1,000,000 and closing costs were $50,000, however, the sponsor gave the buyer an incentive of $50,000 to cover the closing costs is the sale price on StreetEasy (or ACRIS) $1,000,000 or $950,000? I guess this may depend on how it's structured, however, any insight would be helpful.

@NoSleepTill. It's difficult to reach such level of precision like if the final price is 950,000 or 1 mil. It's only 5% difference and at that level there are things like storage space and closing costs that are not shown on ACRIS but part of the negotiation.

Can anyone comment on the service that Penmark provides in Tower 2 at Northside Piers, is it a good service, what is the super like, etc? I like both the Edge and NSP, but I hear the service isnt great at NSP.