Two Northside Piers

no issues so far.

Can ayone tell me if they were able to purchase condo insurance under a LLC? If yes, please provide a number and name of the carrier. Thank you!!

Hi, Can someone tell me if they were able to purchase homeowner's condo insurance under a LLC? I have my condo under a LLC and it appears to be difficult to obtain one.

Hi

Anyone know of inexpensive monthly options for parking in and arnd northside piers.

Any info would be appreciated

Thx

there are many issues with the common areas, ac, insulation, and water. toll brothers still controls the board and has not been very helpful to solving these issues. until a condo board is formed nothing will be done in the interest of quality of life in the building.

I live in 2 Northside Piers and I am extremely happy with my apartment and the building. Based on my experience, the building staff is respectful, very responsive and helpful. I looked at apartments in the The Edge as well. Northside Piers had better views, nicer apartment features and lower cost/square footage. With any new construction there will always be issues that need to be addressed. Toll Brothers is one of the reasons I selected 2NSP over the Edge. TB is a publicly traded company with a vested interest in living up to a standard of quality.

We really like our apartment at NSP2. We are on the north side of the building and have a great view. However, overlooking the Edge during the summer is like living in Cancun during spring break! Is anybody else annoyed at the loud music played at the pool as if we were all back on spring break.

why would you move there then??to complain?

Has anyone else seen the following article? Would be great for the neigborhood.

"Whole Foods could replace W'burg art center":

http://therealdeal.com/newyork/articles/whole-foods-could-replace-monster-island-arts-center-at-210-kent-avenue-owned-by-chetrit-group

I too think Whole Foods would be a big draw, although I like Tops. People will complain that Bburg is not what it used to be, but the fact is it already isn't what it used to be. That's fine with me too.
I think the Brooklyn Flea and Smorgasburg have given Williamsburg and the condos along Kent great exposure. I can't think of a better marketing event.

LookPied, I agree. I'm not always thrilled about the crowds shuttling to and from the Flea/Smorgasburg, but there's no doubt it was kind of a genius move by the Edge guys. I believe that building is 75% in contract at this point. As for Whole Foods, I'll believe it when I see it, but if it happens, I hope they manage the delivery truck routes so that there's minimal disturbance to residents nearby. Having lived near the Fairway on the UWS, as well as Madison Ave, I know what it's like to have loud delivery trucks rolling nearby at night.

Tops is fine except fresh produce is not very good, unless you think of industrial organic as wonderful.

Whole Food will be a great addition to the neighborogh. Top on the Waterfront is not that great,fruits and dairy products are not very fresh. For what concerns the traffic, I believe it's now time to install a traffic light between Kent and 5th or 6th. More than 4,000 people live now in few blocks between Kent and the river,considering Edge, NPS,Rent on Kent and the low income housing. Not counting the weekend visitors, trucks traffic to the warehouses still in the area,two-lane bike path, kids heading to the park etc. It's getting difficult for pedestrians.

Re: previous food posts. Foodtown is pretty good. Fresh produce is just that, fresh.
Question for all on this board, I am looking to buy in NSP, but have seen that there is some chatter concerning mold, and indeed is seems as though one of the Townhouses now has fliers stuck all over the inside of the windows advertising the fact.
What is the truth here ?

I was wondering myself what the deal was with all those mold fliers taped to the window of the nsp townhouse

I daresay anyone with a bunch of flyers stuck all over their window is probably not the soundest of mind.

I live in NSP2, so I don't know what is going on in the townhouse which is part of NSP1.
There is no mold problem in NSP2.

Apparently, the Wholefoods rumor is just that. WF say they have no interest or plans to located in Willyberg at the present time. Shame.

i think tops is awful, over priced and never fresh. if there was a better store nearby and that place closed down it would be their own fault, i think a whole foods that close to NSP and the edge would be very good for property prices. and who cares if williamsburg has changed, it better now than what it was, its just the prices that people dont like and when i say "people" its the so called artists who are complaining, what would they want as a solution?? for property prices to be kept artificially low so that the work shy, low tax paying, benefits claiming section of society can continue to live in williamsburg. very unrealistic, times change and people have to move in and out of areas for differing social/economic reasons...deal with it. and there is no issues with mold in NSP2.

Agree.I'm also against an invasion from big chain retailers,but I'd rather have Whole Food than shopping for no-fresh food in a crappy place like Tops that is not even cheaper at all.

Not sure why the hate on Tops. It ain't the greatest supermarket, but it's fine. If you're concerned about produce quality, there are some great CSAs in the neighborhood. We've done this one the past 2 years - it's great, though recommend splitting a share for fewer than 3-4 people.

http://upstatefarmsny.com/paisley_farm.html

Usually when you go to a fairly large grocery store, you like it better the more you go, as you get to know where things are. With TOPS, the more I get to know it, the more I think it's inadequate. Produce is lousy. Prices ok but certainly no bargain. Seafood section pretty weak, and unappetizing (and annoying wait to get served there). One week they have a product, the next they don't. It's further away but I finally made my first trip to Food Town which isn't great but struck me as a better on a quick visit. Whole Foods, of which I am not enamored, would be a huge improvement over Tops. Tops needs better management.

I'm also shopping at Food Town now. I have nothing against Tops but I threw away milk and fruits after only one day because not very fresh. Also I care about the decor of a place and Tops looks crappy compared to Food Town (or Whole Food) not justified by a significant different in prices.

martintop, totally agree about the decor at Tops. Unfortunately, I think some shoppers tend to write off the place on that alone. Admittedly, we do most of the "serious" food shopping at the Red Hook Fairway (which is amazing), and pick up occasional food stuffs from Tops, Sunac, Khim's, and a handful of other local spots.

I too have had to throw away produce from Tops that was rotten within a day; several times. Now, I have learned, you have to look really carefully to be sure it isn't rotten. On some products -- asparagus, for example -- it almost looks to me like they are getting the absolute worst selection; maybe that is because it is cheaper for them. What surprises me is that surely they realize competition will arise sooner or later with all these new spaces in the area, and should be upgrading now.

what's wrong with fresh direct? we have a family and buy lots of food. fruits and vegetables are great. i do however like both tops and food town and ctown. i think tops has great meat, fish and cheeses.

what is going on in the townhouses at NSP1? There is extensive work on one, some work on another, and one with menacing signs about toxic waste?

also, just curious, at NSP what happened during the hurricane?

....

NSP2 weathered the storm fine. Our super and a doorman stayed in the building the whole time. I haven't heard of any leak issues in any apartments. Ours was fine.

NSP1 is very separate from NSP2 in terms of HOA, management and communication. So, I don't know what's up with the townhouses.

Hi all, I am currently in contract for an A line apartment scheduled to close mid November. I'm trying to get a jump on shades for the windows. Can anyone tell me if they have installed roller shades, or sliding panels or anything else for that matter? If so, can you give me an idea of pricing you may have paid installed? I've gotten one quote so far for hunter douglas shades for the whole place and I thought it was a bit on the high side. Not sure what the protocol is for using the message board is here in terms of mentioning service providers/contractors so if anyone would like to email me offline I would really appreciate it. Pelosi99@yahoo.com

Thanks

On another topic...Its a shame that fishing is allowed on the n 6th st pier, the fishermen are disgusting and they have turned the end of the pier into a filthy mess. to me they are the low lifes of society and need to be removed so that everyone can enjoy the pier, right now local residents and visitors are either intimidated by the low lifes or disgusted by the mess. Is there any recourse to the local authorities to have fishing banned from the pier? It seems that allowing them to fish there is allowing a minority to ruin a beautiful spot for the significant majority.

Oh my! Is that the kind of resident who inhabits Williamsburg now? Jeez, Northsidepiers2 really don't make me want to move there...

Seems like this small minority is actually a smarter group of people that truly enjoys a beautiful spot. Ya sound jealous NSP2. But, thanks for stating your opinion.

take up fishing...you might like it

The fisherman are fine but the community should really do something about addressing mess created at the pier as result of the fishing. It does smell.

Marco - I have actually been a fisherman for most of my life, but have always respected others. Its not the fishing thats the problem, rather the people with no respect for their surroundings. I watched early one morning as a parks official tried to clean the pier, the fishermen were uncooperative and verbally abusive.
Sledghammer - maybe you should find out where the fishermen live and move there, because they are not local to the Williamsburg waterfront.
dwaazi - your comment makes no sense.
From the tone of the responses maybe its best to stop reading streeteasy, it seems to be populated by the types i've witnessed at the pier...

agree with northside2, the pier is a great spot but its not nice out there and the waterfront park area is getting filled with suspect people late at night

agree with Northside2.
Many tenants at NSP and Edge complained about the messy fishing activity. Also why this park should be different from other parks close to residential buildings like Brooklyn Bridge or Hudson River where fishing is strongly NOT allowed?

NSP2, I find it funny that you say these no lifes need to be removed so that 'everyone' can enjoy the pier. You create a duality in that comment because you're saying everyone is not everyone. You'll have to be more tolerant and not create a double standard. I mean if it doesn't meet your version of idealistic world, get used to it.

Stop spewing an opinion and put forth a solution then you can get the type of response your really looking for.

@Dwaazi and all the fishing supporters. Can you guys give me an example of a city park on the East River waterfront where fishing is allowed 20 yards from residential buildings?

dwaazi, there are 10 or so regular fishermen and thousands of people who would like to enjoy that spot, do you really think its fair that they ruin it for the majority. the reason i posted is to garner opinion on what the solutions are. i think the solution is to have the local authority ban fishing in that spot. i find it amazing that anyone would argue against this, i know people with children who live in the area and avoid the end of the pier because it is so filthy. it is a public space which has been turned into a health hazard, old fish heads, guts, etc, there is abandoned fishing line and gear, which are very detrimental to what wildlife there is. those 'people' have no respect for anyone or anything, defending them is disgraceful. finally, i'd like to add that they are all drinking alcohol and i can almost guarantee that something will go wrong and i personally dont want drunks persistently outside my residence. it drags the area down and must be stopped for the benefit of the local community.

martintop, take a visit to the Gantry State Park in LIC. I don't have a ruler, but the Avalon South building is right next to the pier. Both consist of similar cast of characters that I would never call low lifes of society. Heck a guy in a suit and tie, smoking a blunt in his apt. (white collar crime) is in my opinion no different.

The fishermen stick to themselves, and I'm sure they'd be willing to lend a hand if someone were a pinch. They, being fisherman are always there...

http://ny.curbed.com/places/northside-piers

Fishing is also allowed from all of battery park city and at a park I can't remember the name of on the upper eastside. Its a common thing. If they're making a mess/drunk call the cops...

Correct me if I'm wrong but fishing in Battery Park is allowed only in a small selected area called "Wagner Park".
In Manhattan and Brooklyn Bridge park fishing is forbidden with the exception of two locations: Pier 45 and Harlem Meer. Both are areas far from residential buildings and with low pedestrian traffic.

Fishing is permitted in many more public park areas than stated above, and in locations close to residential areas. Martintop's information regarding locations is specifically incorrect.

Perhaps the buildings next to the pier in Williamsburg, all of which include the park areas in their sales pitches and brochures, should address this issue if so many of its residents are troubled by the public use of the space and have the area cleaned on a regular basis, such as occurs in most of the other residential developments on the waterfront.

If you're really concerned about this, and not just venting on an internet message board, followup with the police and/or the City or State Parks Departments. If the fisherman are making such a mess, they will sort it out.

Was anyone aware they are planning to break ground on tower three in March, and that it is going to be rental? I had heard about the rental portion but am about to close on an A line and I was told it was a few years out. A bit disconcerting to think I will move in and then have to deal with construction noise for the next two years and the immediate loss of the southern views.

http://ny.curbed.com/archives/2011/10/14/third_northside_piers_tower_will_break_ground_by_march.php#reader_comments

Manhattan, I'd look at the bright side: at least this gets over and done with relatively quickly, and it also lowers the sales inventory, as this was not expected to be rentals. Interesting that Toll isn't involved in this one and the Edge guys took over. Seems a bit late to jump on the rental market, which has been ridiculously successful this past year. I wouldn't be surprised to see them go back to sales unless the economy tanks again.

manh. transplant -- Don't you still have you a view to the north? Are you talking about the building cutting off the southern view ?

Two things concern me even though we have a northwest view. 40 stories seems really high compared to the renderings that were originally in the sales gallery. That would seem to block everyone with a Williamsburg bridge view. Its one thing to be on the 8th or 10 floor where you were a bit forewarned. But 40 stories effects the entire side south side of the building. Second, will they be required to keep the architectural lines of NSP 1 and 2? The layouts are better in NSP than Edge and those blue balconies are...blue! Since Toll brothers is out of it, will the Edge developers continue with their architectural statement rather than the NSP architectural statement.

Does anyone know if the current NSP 1 and 2 residents have any recourse? Is there anyway to lobby the local authority? How does Toll think they will sell the rest of NSP 2 with those plans going ahead, seems like buying now, at current levels wouldnt make sense.

A third tower should not be a surprise to any one in NSP1 or NSP2. It is surprising that it is rental and not a Toll Brothers project. As long as the footprint is where they said tower 3 was going to be built,I don't think there is anything that can be done. There really isn't much room at that site to move a building around. So I expect no major changes from how tower 3 was projected to be placed. So views should be the same AS PROJECTED. Sorry for those who weren't expecting it to be built soon.

As for the height, it was projected to be at least as high as the other towers. So there will be no additional view blockage whether it's 30 stories or 100 stories.

I was expecting the tower to be built sooner, than later. My view will be as I expected, given the rendering in the WSJ picture. The building as a rental will not add to the supply of waterfront condos, possibly giving a positive at resale.

I won't be surprised if Tower 3 is changed to condos before construction is complete. I'm not making a prediction. I just think the developers are savvy enough to constantly assess the market.

LookPied - apart from the renderings, and artists impressions and model in the old NSP sales office, have you seen anyone put out something on what the exact footprint is?

As an owner in both tower 1 and 2, I can say that as far back as 2007 when I went into contract in the 1st tower, the plan always called for 40-stories in tower 3.

There is an argument to be made that our home values in tower 1 and 2 will increase, when you decrease supply, values go up. On the other hand, if tower 3 is a rental that goes condo at some later point, these future buyers will not be afforded the tax abatement we all enjoy in tower 1 and 2.

Despite the press, I think there is still time to persuade Dougleston to go condo, from the press release it would seem that many details are yet to be hammered out. If anyone would like to start a petition, you can count on my signature, as long as the petition is to go condo, not rental. The press release rendering does not carry over any of the Northside Piers styling. This concerns me greatly. It is our Northside Piers community, it looks like we will need to fight to be sure it is maintained.

I agree that they always stated that NSP 3 would be higher than 1 and 2, but the building foot print as per the artists impression looks a lot larger than the clear perspex model they had in the sales office and larger than I was told by the sales rep. I was told that NSP 3 would not directly cover any of the south side of NSP 2 and that it would be offset and closer to the water, that does not look the case in this impression. Does anyone know if there is a way we can see the footprint of the newly proposed building? Also, the Toll sales staff said that NSP 3 would complete the community that is the 3 buildings, therefore consistent architecture, but also there would be amenities and a waterfront area similar to the Edge's that all three buildings could use, I'm assuming they shouldnt have told buyers that. Toll never informed me that a third party, with no care for NSP 1 and 2 residents, could come in. I think this is a very worrying development for current NSP 1 and 2 owners and we should act together and proactively.

antipodope,

No, I don't have any further insight on the footprint. Just eyeballing it. The area where townhomes were projected seems to be the low rise section in the rendering. The building to the left if the 3rd Tower seems to be the Edge condo, not NSP2. So this, with a combination poor eyesight and wishful thinking is how I made my determination.

Once Tower3 is built as a Rental tower, I don't think it can be turned into a condo. Rental buildings are designed with much less quality. @WilliamsburhNYC, why we should persuade Douglaston to go with a condo instead of rentals? As owners, isn't better for us to have a lower inventory instead?

It's not better for current Northside Piers owners to have a rental building next door. Basic economics dictates that with greater supply (whether condos or rentals) price goes down.

It may be that demand to live in the area will increase beyond the supply of new rentals, but that's pure speculation.

When all is said and done, it probably would have been better for current owners if the new building had been condos because it would have kept the area more exclusive and possibly more expensive.

Certainly, investors who purchased Northside Piers condos as rentals can't be happy because their competition will drastically increase, possibly driving down rents.

Hi again all, can anyone in an A line shed some insight on what size table they put in the designated "dining area"? I was thinking of something 36" with a bench on one side, but I recently had a designer say no way and that you won't be able to move into the main room or access the balcony. Any feedback or pics from a current resident would be fantastic. Feel free to email me offline if you prefer, pelosi99@yahoo.com. Thanks!!

Rob

That building will have such spectacular, and forever unobstructed views, that one would think they will present it is ultra-luxury rental. I don't know but is that in some way considered less undesirable than regular rentals.

Having 500 less units to compete with condos for sales makes the nsp1 and 2, and the edge a more exclusive group -- basically if you want to be on the water, and not far from sixth/seventh walk up to the subway, then you don't have many choices.

It is highly unlikely that the plans will differ from the originally described plans, and the model in the office. Directly to the west of nsp2, the newspaper seems to show the height as only six floors, which is what the original model showed roughly.

My point is that they have approvals already (I presume) and can't go shifting things around. Apparently the offering plan talks about the building height.

The footprint and dimensions of NSP3 are on pages 289-291 of the NSP2 offering plan.

Here's a link to a curbed.com page with the original NSP footprints. (I do not have insight on what the new rental footprint will be.)

http://ny.curbed.com/archives/2011/01/05/what_northside_piers_will_look_like_after_the_next_boom.php#

I have to say I don't really understand the logic behind turning the most desireable tower into a rental... the one that will not be obstructed by any other building and (unlike the Edge's third tower) with both city and Bridge views... to me it makes no sense that they would go rental as I don't see how they would have a hard time selling them. If done right (and with Edge-like amenities) it would likely be the most wanted location in the neighborhood, even better than the Edge's third tower (that won't have bridge views). Also, though I agree that less inventory could possibly make the existing condo values go up, I have to agree with Three that having an all condo complex would make the area more exclusive and a third tower would add amenities that will definitely contribute to an increase in value of the existing Tower 1 and 2 condos. I also think that as owners at NSP we should get together and figure out if there is anything we can do if the footprint of this monster rental turns out to be much larger (as it looks in the rendering) than it was presented to us and described in the offering plan...
Finally I have to say that it is a bit strange that L&M Development Partners, and RD Management would cut a deal that at this stage would hurt the sales of their current development (2NSP) before its most expensive units are even sold... and why is Douglaston Development jumping on 3NSP with the third Edge tower still is in the picture? Wouldn't that lot be perfect for a monster rental???

Manhattantransplant- We have a dining table 33x53 in that area with chairs and stools by the island. It is a bit tight but it works, although you could go a bit skinnier and it would be perfect with a bit more room to move around. We had to look for something skinnier than what is standard and it wasn't easy to find and didn't leave us many options. The other option is to go with a custom size...
Anyway, I will send you an email with pics and you are more than welcome to come by and see it in person to get an idea...

I dont understand how condos make the area more exclusive? With the rents they'll be charging at NSP 3, you can bet your ass the building will be exclusive. Look at 184 Kent, that's not NSP and they fit right into this community.

1 NSP with 29 floors has 7-units per floor (~180 units). 2 NSP with 30 floors has 11-units per floor (~275 units). 3 NSP with 40 floors and 500 units will have how many units per floor? Looks like 15 units per floor.

The original renderings, and the proposed rendering in the article from Douglaston have a footprint which is very close in size to 2 NSP.

Take away is that we can expect many more of the units in 3 NSP to be studios and 1-bedrooms. As a rental building, smaller units typically are a stepping stone in a renters life until they are ready to buy, or other short-term reasons. In order to continue to build the NSP community, it is in all of interest that 3 NSP should be condos, and not rentals.

The original city-approved plan called for three condo towers with the ONLY rentals built surrounding 1 NSP. Toll Brothers is tucking tail and running. From the issues in 1 NSP with the windows, to the plastic-wrapped townhomes, how many months have they been wrapped in plastic, to the scaffolding sitting permanently around 1 NSP, to the law suits, counter suits, on and on and on... Did Toll bite off more than it could chew with this scale of a project? Toll can give whatever lip service they like justifying their decision, but it's clear to me, and should be clear to all that this is smoke and mirrors.

Things to think about. The condo board is fully constituted at 1 NSP. At 2 NSP our board is made up partially of Toll, so they will veto anything we propose. The board at 1 NSP can act to counter these issues, we can join as individuals any board action from 1 NSP. A community meeting should be held ASAP of only 1 NSP board and all like-minded owners from both towers. We need to bring our concerns to the table.

Has anyone confirmed that the height and location of the nsp3 building will now be the same as originally planned, just with a different developer.

Just curious -- all those crazy signs on the townhouses -- was there mold only in those buildings (if that is indeed the issue) and why was it such an apparently big deal to get it out. You'd think you could rewall the entire interior of those buildings in a week or so.

FF2010, you asked why Douglaston would get involved in NSP when they have their own third tower in the works. My guess would be they see a good business opportunity both in terms of the high rents the neighborhood demands and it gives them more control over the future of that section of the waterfront. I'm not sure why Toll pulled out nor who made the decision to break ground next year and for the building to be rental. But I think for now the fact that it's rental helps the Edge. They still have over 100 units to sell. They can tell any prospective buyers now that they have to act fast because there won't be any new condos for years - whether it's in the third tower of the Edge or Domino. The third tower of the Edge was always at least 4 to 5 years in the future.

I could be wrong, but I think the Domino development is all rental. This would be even better for the Edge and NSP condos.

Domino won't be 100% rentals but a mix of condos for sale, regular and low income rentals and commercial/office spaces.

Rentals in a community can never benefit the increase of value of surrounding condos.First of all the comps are not the same. Rentals are $5/sqft and condos are $900/sqft.Appparantly the developers do not have faith or insight that further condo developement is wise.It is taking nearly three years to sell out the Edge and Northside Piers.That does not seems such a spectacular successful development project. Imagine another community where there are soley owner occupied homes and a developer is to build rentals.You think that would increase values buy decreasing supply?That's insane.

We're in the process of signing a contract for an 8th floor condo in 2NSP. Naturally, the negative blogging about construction issues is causing us to hesitate. I revisited and was startled by sounds that I could hear (base from someone's stereo) from another apartment while within the unit we have a bid on. Can anyone speak to sound proofing or lack there of and your experience with noise?

gin317 - do you have any evidence of this? some people will always want to buy, and even tho i don't own on the waterfront, i would think that the views and location will attract buyers. surely, less supply will help the waterfront owners? the slowdown in sales for NSP 2 and the Edge were due to the economy and not the inherent long term benefits of the developments. I have several friends that all rented expensive apts in the area in the last 2 years, and now all of them want to buy something and stay in the neighborhood. I admit that it's a small sampling, but I think overall interest in Williamsburg is a good thing for owners. In any case, I've owned here for several years, and appreciate all the additional amenities that are here because of an overall increase in population whether from owning or renting.

LChiz:

Although not 100% soundproof, we do not have major sound issues (possibly because we have quiet neighbors). We do feel subwoofers at times, but the low frequencies travel far, even through concrete. So I don't think that's a construction issue. Loud parties can be heard through the walls, but fairly muffled. Some noise leaks in from the hall, but some weather stripping around the entrance door has helped. We examined the shared wall, and it is standard construction with two sheets of dry wall on each side with fiberglass insulation in between. Our floor is very quiet. We sleep better here than in our suburban home.

Before we made an offer, we sound tested the apartment by having my wife in one apartment and having myself shout directly at the shared wall from the neighboring apartment. She heard me , but it was sufficiently muffled. Ask your agent if you can try this test in two empty adjoining apartments. Your tolerance may be different than ours.

We feel the construction quality is very good. There are no window issues -- they are pretty wind and sound proof. Thay apartments are very well insulated. We haven't had any major issues specifically with our apartment. The building has had some issues, as would any new building, but they have been addressed by the sponsor.

gjn317:

I disagree that NSP (and the Edge)are not successful developments. Closings started 1 year ago exactly. NSP is 75% sold/in contract. In this market, I consider that successful.

Lchiz - we had to add insulation in a room in our condo (not nsp2), and it was very easy. it's something that you could consider requesting from the sponsor, or get a quote, and have them take that money off your bid. It took one day to do the holes and insulation, and then one day to paint it. also furniture and rugs in an apt help to block out sound. i imagine that an empty apt would hear more noise in any situation.

I agree with LookPied. Both Edge and NSP have been succesfull developments. We're 75% sold and what's left are expensive 3-br or less attractive units that require more time to sell. I have some friends that after a dinner at my place have scheduled an appointment with the Sale Office both at NSP and Edge, which is very telling of how much they like the building and the area.

Thank you, LookPied and Wisco for the helpful responses. Can you also speak to the "warranty" Toll Brothers gives? I have to admit, we haven't looked at it in detail.

I can't believe asking prices for NP2 studios are over 500k!!

Even the Toll Bros. development in DUMBO, 205 Water Street, has less expensive studios, although not waterfront property or views.

I do think NP2 and the Edge are successful though. There are developments in LIC that have been for sale for 3 years and still are only about 70% sold.

@LIC_Queens. What's left at 2NSP are mainly top floors with amazing Manhattan views, that's why prices are high. NSP2 Studios and 1-br below the 10th floor sold quickly and were priced similar to 205 Water Street. Also 205 Water is not in the cool area of Dumbo and it's close to the projects of Vinegard Hill. Finally, they don't have a swimming pool.

Hi all, sorry to bring up this topic again, but has anyone at NSP 1 or 2 attended a board meeting where they discussed this third tower? I'm trying to schedule a closing on an A line next week and I'm getting very skittish about the potential footprint of this new building. Obviously I was expecting a tower to be built so no qualms there, but I was told that my west and north views would never be obstructed, what is to stop the developer from dramatically changing the footprint of the original NSP 3 design and plunking it down right in front of 2. My attorney said that it is not in my contract that the views would remain as is so there is nothing I can do. I'm at a crossroads here, any info would be much appreciate....I'm totally furious that this is the way Toll disseminates information, and by that I mean not at all!!!

sincerely,

concerned buyer

The last meeting we had in NSP2 basically outlined that we have appointed a law firm to represent us but we currently have no idea what our rights are or what the footprint will be, although there was speculation that they would have to stay within the confines of what was in the offering plan which your attorney should have access to. For those of us that bought back when Toll was promising a 3 building development are also disappointed that the amenities and outdoor space that was promised to be provided from tower 3 will no longer be provided and the style of the 3rd tower will be different from NSP 1 and 2. For the A line, i dont think you will lose either your west or north view and in theory the south view shouldnt be impacted because the building was modelled not to overlap the south aspect of NSP2 at all (anyone else have opinions on that?).

I think there are two problems here, Toll is washing their hands of the development and the promises they made to the current owners and are now not telling the prospective owners enogh information, which brings me onto the second point, that Toll doesnt have a clue what the tower will look like as they are not involved. Hopefully the threat of legal action will make the new developer consult with existing residents before th residents have to take it to the next level.

isnt there some pressure here that can be put on community board to say that if the promised waterfront park at bushwick inlet that was promisd as part of the re-zoning doesnt go ahead then development of the area should stall. the argument should be made that if the city doesnt pull through with their side of the bargain then the local residents should stop them from gaining all the tax revenues from more high rise buildings. it seems like the development of the williamsburg waterfront was a one way income street for the city and they havent done anything in return for the millions in taxes they have received because of the developments. the new 3rd tower looks horrendous and its in all of the williamsburg residents interest to stall it or have it reduced in size.

Agree with tw11, one of the selling points for NSP was the iminent construction of the park. That was also part of Tolls sale speech and the sales people at the Edge were similarly eager to point it out, in fact I seem to remember the model in the Edge showroom actually had the completed park in place.

Looks like this is a better option for the area than the current plans, any opinions on the chances that it gets through?

http://archpaper.com/news/articles.asp?id=5734

Last year I purchased an apt in the D line. This is an investment property so it was put for rent quickly after the closing. In case you are in the same situation I would like to strongly recommend you my broker, Cory Kantin (Cory.Kantin@corcoran.com, 917-842-9092).

She did an outstanding work. Despite of the bad weather the studio was rented in a couple of weeks at the initial asking price. Afterward she has always responded quickly and efficiently to any issue raised by the tenants or myself. A few days ago the lease was renewed smoothly and at a higher price. Living outside New York it is a peace of mind to have Cory as a broker. Moreover she knows very well Northside Piers because she is living in Tower 1 and is very involved in the building/neighborhood.

anyone know what the construction hours will be for the nsp3 building?...

http://www.dnainfo.com/20120307/downtown/john-street-residents-rail-against-noisy-construction

"For the A line, i dont think you will lose either your west or north view and in theory the south view shouldnt be impacted because the building was modelled not to overlap the south aspect of NSP2 at all (anyone else have opinions on that?)." -- Northsidepiers2

Hi, can anyone else speak to this? We are looking at a room facing southwest but did not know about this third tower at the time and didn't look for that specifically.

Also, has the 3NSP building officially begun, like the reports from the fall claimed they would?

Thanks!

Hi, reikosr,

Which unit are you buying that faces southwest?

My understanding is that all the south facing units (at least starting with the D studio units to 1 BR C units to 1 1/2 BR B units to 2 1/2 BR A units will lose the lower Manhattan (Stuyvesant town) views from their south facing windows. However, the direct river/ bridge views should still be there in large part, if not in entirety.

The third tower will be a monstrosity at 40 stories high and the footprint will be rather large. The sales office was not certain if there will still be a lower connecting building between NSP2 and the third tower (original plan was for a garage to be connecting the 2 towers). So, there might be a sliver of Manhattan view sideways to the west for higher south facing units if the units allow for a view of Manhattan in the "gap" between the 2 towers (and if the original plan is adhered to).

Units D, C should still have some lower Manhattan views (maybe of the financial district?). At least, this was what I was told by my realtor and sales people. I am not sure about B and A because they are closer to the new third tower to be built. Their south facing windows might have all but a sliver of lower Manhattan views (and possibly all Manhattan views) obstructed (we will not know until we actually see how wide and where exactly the building will go up; but the direct river and bridge views should be largely preserved (let's hope). Of course, Unit A will still have the direct South (River and Bridge Views) and the West, North Manhattan views from the western facing rooms.

Construction on Tower 3 has not started yet.

LookPied,

What have heard internally? Why the reason for the delay of building of Tower 3 from the March start date? I guess there will be much more noise in the area if Tower 3 starts up in the summer, what with more visitors, the Cancun-like atmosphere from the Edge open pool area, etc.

How are you enjoying living in NSP2? Hope all is going well.

Tower 3 seems to be moving along with no specific reasons for delay. The condo associations in Tower 1 and 2 will be able to review plans but I'm not sure what power they have to alter/challenge aspects of them.

My family loves NSP2. We know the staff very well even though we are up there only every 1-2 months. The building is well managed with good financials. We love the amenities, view and neighborhood.

LookPied, Thanks for the feedback. Very nice to hear for you and for us. Hubby and I are hopefully closing on a NSP 2 unit sometime in May (maybe with sonny as a "guest," haha, he is sure to hang out with friends rather than stay with us, despite all the nice amenities).

We plan to live there as our primary residence, so indeed, very good to get your feedback. :)

I started a new discussion toget feedback but it is hard for me to find the discussion. It does not appear to have been posted with NSP2 discussions. Going in search of it. Haha.

OK, I think I mistakenly posted in the general Sales discussions. Got the discussion back under this building. Now, it would be great to get some responses with DETAILS! Thanks, my neighbors (and hopefully) friends-to-be. :)

Ive been in the building for just over a year now and couldn’t be more pleased with both the building and the local area. It’s a very well managed building, the amenities are amazing and the other people are great also. We will have to see what the third tower looks like but my initial opinion is that it will finish off the development, the building site will eventually be gone and that part of the waterfront will finally be finished, I think the sooner its started and completed the better. I moved from manhattan after a considerable time there and I wouldn’t move back for anything, even going into manhattan at the weekend seems a chore now. The area is constantly evolving for the better.

Northsidpiers2,

Another positive review. I think I remember these positive experiences from residents already moved into NSP 2 when I was trying to decide about buying in NSP2 and Williamsburg. It was difficult because some of the less exclusive areas have come down quite a bit in price and I was finally able to realize my dream of returning to live in Manhattan, where I grew up for much of my pre-teen and teen years.

However, the buildings I was looking at (with more space than the unit I am buying at NSP 2, :( ) were mostly coops. And I cannot stand the thought of being controlled by a coop board!

Also, I thought about hubby and my personalities and felt somehow Manhattan (most areas) are too staid for us, except for the East Village, but space there and amenities did not compare with NSP 2. Plus, man were walk-ups in the LES, East Village and UES. PLUS, the deal breaker, generally high maintenance (at least high to me).

Now, I am hoping that all will go smoothly for the closing of the NSP 2 unit. (Never know with the mortgage applications these days, right?) Anyway, love the feedback and wanna hear more, the good and the not so good. CANNOT WAIT TO GET OUT OF THE SUBURBS!

I am interested in making an offer on one of the remaining units in 2NSP. I had been looking to move downtown Manhattan but have been put off by the $1m price tags on 1 bedrooms there. I think W'burg has great space/feel/price and like this building a lot. I would appreciate hearing from real owners (not fakers/pretend owners) about the building. Tks.

midageguy, Are you looking at the Y unit (1 BR) I believe only 31Y is still available, unless a C unit came back on the market? The sales office mentioned there are still 10 units or so available though the website shows only 6 units with one under 1 million (31Y).

I have been looking at comparisons to NSP 2 in Manhattan and really when you look at luxury buildings with amenities, there is a discount for NSP 2, being in Brooklyn (even if it is Williamsburg). I have to say I do not like the lack of hallways or space between rooms at NSP 2 compared to Manhattan apts. Also, I find the closet space is abysmal for the most part in the studio and 1 BR / 1.5 BR units at NSP2, even compared to many of the apts in Manhattan.

However, you cannot beat the maintenance fees and low abated RE tax for 20+ years at NSP2. Generally, I think a mid $500,000 1 BR or even convertible 2 BR apt. in Manhattan equals the $700,000+ 1 BR at NSP 2 because the maintenance fees are generally higher in Manhattan. OFtentimes the cc does not include a pool, sauna, whirlpool, f/t doorman, or even a gym.

I am sold on the total package at NSP2. It is really nice to have the shops and restaurants in nearby Bedford Ave. and beyond. Though I think the space for the 1 BR and 1.5 BR on the higher floors in the $700,000 range is still rather limited - 700+ to around 813 sq. ft.
The size of the NSP 2 1 BR and 1.5 BRs, especially at the current prices for higher floors, make me feel like these units are priced like Manhattan apts. Though you do still get a lot more than Manhattan when you look at all the amenities.

By the way, I have one of the last storage units, if not the last storage unit, reserved for me to buy after my closing (which should be later in May). I do not see how you can do without a storage unit. Unfortunately we are moving in to live in NSP 2 full time after living for a couple of decades in suburban houses with much more space. :( The staff do seem helpful. I like the vibes I get from walking around in the area. I am enjoying reading up on different businesses and restaurants highlighted in local Williamsburg internet news sources.

midageguy, If you are looking for value for the quality and price paid, I really do not think you can go wrong with your choice of NSP2, albeit space is limited (obviously depends on where you are coming from).