Why yes, the new building at 280 E. Houston St. does look quite enormous

We've heard from several readers about 280 E. Houston St., the in-progress 12-story mixed-use building on the north side between Avenue A and Avenue B that seems to get bigger by the day.

The comments are mainly of the "this building is enormous" variety, especially given the one-level strip of storefronts that was here for nearly 30 years (and a gas station before that). 

Here are a few views for you — from south on Suffolk Street...

As noted, the new building encompasses 224,809 square feet of space — for residential, commercial and community use. The residential portion will total 211,028 square feet for 157 apartments, per DOB records. The retail section will feature 12,000 square feet, while the community facility is 1,300 square feet.

In July, Gothamist reported that the construction company, which has ties to Mayor Adams, illegally started work on the building before obtaining the essential permits. 

The parcel previously housed a single-level strip of storefronts that several years ago either relocated closer to the residential building at No. 250 E. Houston St. (Kapri Cleaners and the FedEx Office Print & Ship Center) or closed (Dunkin'/Baskin-Robbins, Subway, Mattress Firm and China Town).

The elongated trapezoidal lot housed a gas station until about 1987. This post from 2016 includes a photo of it.

Prep work (plywood, pedestrian barriers, etc.) started in February 2023. According to the rendering, the completion date is now February 2025.

Reaching the top at the all-new 12-story building at 280 E. Houston St.

Top photo by Stacie Joy

Workers have reached the top at 280 E. Houston St., the 12-story mixed-used building that bulked up quickly between Avenue A and Avenue B. 

EVG reader Jim Knapp shared the photo below last week showing the newly arrived American flags atop the structure...

As noted, the new building encompasses 224,809 square feet of space — for residential, commercial and community use. The residential portion will total 211,028 square feet for 157 apartments, per DOB records. The retail section will feature 12,000 square feet, while the community facility is 1,300 square feet.

Jim also shared this photo showing the property in the late 1980s before Red Square arrived at 250 E. Houston St.

The parcel previously housed a single-level strip of storefronts that several years ago either relocated closer to the residential building at No. 250 E. Houston St. (Kapri Cleaners and the FedEx Office Print & Ship Center) or closed (Dunkin'/Baskin-Robbins, Subway, Mattress Firm and China Town).

The elongated trapezoidal lot housed a gas station until about 1987. This post from 2016 includes a photo of it.

Prep work (plywood, pedestrian barriers, etc.) started in February 2023. According to the rendering, the completion date is now February 2025.

Construction watch: 280 E. Houston St.

Here's another in-progress look at 280 E. Houston St., the 12-story mixed-used building growing quickly between Avenue A and Avenue B. (Thanks to Pinch for the heads-up on 280's growth spurt.)

... and here's a look at the most recent rendering...

As we've noted, the new building encompasses 224,809 square feet of space — for residential, commercial and community use. The residential portion will total 211,028 square feet for 157 apartments, per DOB records. The retail section will feature 12,000 square feet, while the community facility is 1,300 square feet.

Previously.

Construction watch: 280 E. Houston St.

The all-new 280 E. Houston St. has come into view in recent weeks... it looks as if workers are up to the fifth (??) floor of the 12-floor building here between Avenue A and Avenue B...

The development takes the place of a one-level strip of storefronts (Dunkin'/Baskin-Robbins, Subway, China Town restaurant, etc.), which workers demolished in late 2021 adjacent to the 13-floor residential building formerly known as Red Square. 

In October 2022, as The Real Deal first reported, landlord Samy Mahfar and investors picked up the property from members of the Hirsch family for $36.8 million. Per TRD's report, "the Hirsch family obtained demolition permits and did enough foundation work to qualify the site for the 421a property tax abatement before it expired in June [2022]."

The site was originally going to yield a 6-story building. 

The new building encompasses 224,809 square feet of space — for residential, commercial and community use. The residential portion will total 211,028 square feet for 157 apartments, per DOB records. The retail section will feature 12,000 square feet, while the community facility is 1,300 square feet.

P.S.

For the construction team, in case of an emergency, posted signs instruct that there will be "3 long blows of the air horn"... and the crew should move to the Dunkin' a few storefronts away (photo by Stacie Joy)... 

Tree rescued from concrete on Houston

Photos by Salim

A quick follow-up to a post from a few weeks back, when we noted the new sidewalk bridge along 280 E. Houston St. between Avenue A and Avenue B, the site of an incoming 12-floor mixed-use building. 

In creating this, the workers entombed a tree near Avenue B in concrete. 

However, as these photos (thanks, Salim!) show, the construction crew drilled out the concrete that filled the tree well... allowing it to take in water now...

As for the new development, it will contain 224,809 square feet of space — for residential, commercial and community use. The residential portion will total 211,028 square feet for 157 apartments, per DOB records. The retail section will feature 12,000 square feet, while the community facility is 1,300 square feet.

At last a sidewalk bridge along 280 E. Houston St., site of a new 12-story building

Photos by Salim 

The site of an incoming 12-story residential building has reached the next phase at 280 E. Houston St. between Avenue A and Avenue B. 

Workers have finally erected a sidewalk bridge to keep pedestrians safe(r). In the previous iteration, pedestrians and various cyclists (e-bikes, scooters, etc.) had to share the roadway.

However, in creating the new walkway, workers entombed this tree near Avenue B in concrete ... might as well just chop it down now ...

To recap: The new development will contain 224,809 square feet of space — for residential, commercial and community use. The residential portion will total 211,028 square feet for 157 apartments, per DOB records. The retail section will feature 12,000 square feet, while the community facility is 1,300 square feet.

2024 development watch: 280 E. Houston St.

The corridor along the westbound lane of Houston Street between Avenue A and Avenue B is a full-on construction zone as work continues to pick up at the 12-story residential in the foundation stages. 

Here's some of the background about the all-new 280 E. Houston St.:

In the fall of 2021, workers demolished the one-level strip of storefronts here (Dunkin'/Baskin-Robbins, Subway, China Town restaurant, etc.) adjacent to the 13-floor residential building formerly known as Red Square. 

In October 2022, as The Real Deal first reported, landlord Samy Mahfar and investors picked up the property from members of the Hirsch family for $36.8 million. Per TRD's report, "the Hirsch family obtained demolition permits and did enough foundation work to qualify the site for the 421a property tax abatement before it expired in June [2022]."

The site was originally going to yield a 6-story building. 

The new development will contain 224,809 square feet of space — for residential, commercial and community use. The residential portion will total 211,028 square feet for 157 apartments, per DOB records. The commercial section will feature 12,000 square feet while the community facility is 1,300 square feet.

We've heard from a few unhappy residents whose apartments on Second Street face the pit with the echo-y surround-sound noise.

The photo below is from July...

Stacie Joy took the below photo last October from 6 Avenue B...

The rendering lists a December 2024 completion date.

280 E. Houston St. prepped for new building construction

Workers have extended the plywood and set up a construction zone along 280 E. Houston St., where a new 12-story building will rise here between Avenue A and Avenue B. 

For the foreseeable future, pedestrians and cyclists will both be using the roadway to pass this property...

There are a few pieces of equipment on-site, though it doesn't appear to be a full-blown operation just yet...

As a reminder, here's what in store... still no word on the number of units... 

In October, as The Real Deal first reported, landlord Samy Mahfar and investors picked up the property from members of the Hirsch family for $36.8 million.

Per TRD's report, "the Hirsch family obtained demolition permits and did enough foundation work to qualify the site for the 421a property tax abatement before it expired in June."

In the fall of 2021, workers demolished the one-level strip of storefronts here (Dunkin'/Baskin-Robbins, Subway, China Town restaurant, etc.) adjacent to the 13-floor residential building formerly known as Red Square. 

Here's the new, larger residential building planned for 280 E. Houston St.

New renderings have arrived for the much-larger residential building slated for 280 E. Houston St. between Avenue A and Avenue B. (Thanks to the reader for the tip and top photo!) 

The new building appears to be 12 stories with a bulkhead. The DOB permit posted with the rendering still lists a "6-story mixed-used building" ...

This past January, we had the scoop on this new building when the permit for a 6-floor, 68,000-square-foot residential building on this property first arrived. At the time, however, a reliable source involved with the project said the building was likely to be taller than 6 stories.

That source was correct. 

In October, as The Real Deal first reported, landlord Samy Mahfar, whose descriptions in the press often include the words "notorious" or  "oft-embattled," and investors picked up the property from members of the Hirsch family for $36.8 million.

Per TRD's report, "the Hirsch family obtained demolition permits and did enough foundation work to qualify the site for the 421a property tax abatement before it expired in June."

The apartment building and retail space [the former Red Square at 250 E. Houston St.] were partially sold in 2016 to a group led by Dermot Company in a condominium structure, with the family entities retaining a percentage. When the site was later upzoned to R8-A, which permitted bonus floor area for voluntary inclusionary housing, it added roughly 65,000 square feet as-of-right to any project, which would nearly double to 127,000 square feet if it qualified for 421a. 

We don't know at the moment how large the new building will be, and how many "affordable" units will be available.

The rendering lists a December 2024 completion date.

In the fall of 2021, workers demolished the one-level strip of storefronts here (Dunkin'/Baskin-Robbins, Subway, China Town restaurant, etc.) adjacent to the 13-floor residential building formerly known as Red Square. 

A familiar new owner for the development site at 280 E. Houston St.

The development site at 280 E. Houston St. has a new owner who's familiar to residents of the Lower East Side.

As The Real Deal first reported, landlord Samy Mahfar, whose descriptions in the press often include the words "notorious" or  "oft-embattled," and investors picked up the property from members of the Hirsch family for $36.8 million.

In January, we had the scoop on this new building when the permit for a 68,000-square-foot residential building with 67 units first arrived here between Avenue A and Avenue B. However, as you'll read ahead, the complex will likely end up much larger than this... 

Per TRD:

The Hirsch family obtained demolition permits and did enough foundation work to qualify the site for the 421a property tax abatement before it expired in June...

And...

The apartment building and retail space [the former Red Square at 250 E. Houston St.] were partially sold in 2016 to a group led by Dermot Company in a condominium structure, with the family entities retaining a percentage. When the site was later upzoned to R8-A, which permitted bonus floor area for voluntary inclusionary housing, it added roughly 65,000 square feet as-of-right to any project, which would nearly double to 127,000 square feet if it qualified for 421a. 

So we'll see where No. 280 ultimately ends up. Last fall, workers demolished the one-level strip of storefronts (Dunkin'/Baskin-Robbins, Subway, China Town restaurant, etc.) adjacent to the 13-floor residential building at No. 250. Qualified projects under the 421a designation must be completed by June 15, 2026, to receive the incentive, per TRD.

In 2017, a years-long investigation into Mahfar "uncovered harassment tactics, dangerous living conditions and failure to provide heat and hot water," according to DNAinfo at the time. He reached a $225,000 settlement with then-Attorney General Eric Schneiderman. 

At 102 Norfolk St., dust covering the building's stairs was found to contain as high as 40,000 micrograms per square foot and 110,000 micrograms per square foot of lead, according to the settlement agreement. The limit for lead concentration on floors per the city's health code is 40 micrograms per square foot.

Mahfar also owns the newish 14-floor residential complex across the street at 255 E. Houston St./171 Suffolk St.

He also recently unloaded several of his multifamily properties on the LES (99 Allen St., 177 Ludlow St. and 102 Norfolk St.). 

Wheatpasters 1, Property Managers 0

Earlier this summer we noted how the plywood along the demolished storefronts at 250 E. Houston St. had become a wheatpaste hotspot in recent months.

Later, the property managers here between Avenue A and Avenue B unveiled their line of wheatpaste defense — some rando 2x4s on the plywood, intended to prevent the Wheatpasting Gangs of New York from putting up ads for, say, that sold-out Andrew Bird show at Pier 17 or the new Yeah Yeah Yeahs' record, Cool It Down (which I think will be good). 

Anyway, as the top photo shows... the green guards are fairly useless. Hope there's a money-back guarantee! 

Noted

Rendering commentary at the site of an incoming 6-floor residential building at 280 E. Houston St. between Avenue A and Avenue B.

"Yet another over-priced yuppie ghetto housing project."

First look at the new residential building for 280 E. Houston St.

A rendering for the new 6-story mixed-use building at 280 E. Houston St. is now on the plywood here between Avenue A and Avenue B... 

In January, we had the scoop on this new building when the permit for a 6-floor, 68,000-square-foot residential building on this property first arrived. (At the time, a reliable source said the building was likely to be taller than 6 stories, which proved NOT to be the case.)

Work permits classify this as R-2-Residential (Apartment Houses). Not sure at the moment how many units the new 280 E. Houston St. will feature.

Last fall, workers demolished the one-level strip of storefronts here (Dunkin'/Baskin-Robbins, Subway, China Town restaurant, etc.) adjacent to the 13-floor residential building formerly known as Red Square. 

The rendering lists "2022" as the completion date for the new building. 

Previously on EV Grieve:

• Workers finish demolishing the old retail spaces along 250 E. Houston St.; now what's next?

Former Red Square art hauled away

There hasn't been much happening in recent weeks (so we're told!) along 250 E. Houston St. now that workers have demolished the one-level strip of storefronts here between Avenue A and Avenue B. 

One bit of activity: A reader shared these photos from Saturday... when workers hauled away the street sculpture that had been installed for years above the former Dunkin'/Baskin-Robbins...  ... and by the way, does anyone know who created this sculpture with the Einstein license plates (among other items)...?

Our previous posts at this link have more background on what's been happening to date here.

As we first reported on Jan. 18, there is a permit on file with the city for a 6-floor residential building on this property. 

However, sources tell us that this was just a preliminary filing to allow for the demolition ... and that the plans for the building will actually be closer to the size/scope of the adjacent 13-floor residences at 250 E. Houston St., the former Red Square that opened in 1989. 

Workers finish demolition of the old retail spaces along 250 E. Houston St.; now what's next?

If you've walked by 250 E. Houston St. in recent days, then you likely noticed that workers have mostly finished removing the one-level strip of storefronts.

Demoliton started in mid-November ahead of a new mixed-used building for the property here between Avenue A and Avenue B. The demolition has been a challenge/nuisance to nearby residents — especially when jack-hammering starts at 7:30 a.m. on a holiday. There have also been dust complaints, per city records. 

Here's a look from late last week at the now-empty lot courtesy of EVG contributor Stacie Joy...

EVG reader Jim Knapp shared this photo below of the retail spaces at the start of the demolition. The businesses in these storefronts either relocated closer to the residential building at 250 E. Houston St. (Kapri Cleaners and the FedEx Office Print & Ship Center) or closed (Dunkin'/Baskin-Robbins, Subway, Mattress Firm and China Town).

Jim also shared a time-lapse of the building demolition, which you can find on YouTube. 

As for what's next, there's a filing with the DOB for a 6-story mixed-use residential building, as we reported on Jan. 3 ... (click on the image for more detail) ...

However, sources tell us that this was just a preliminary filing to allow for the demolition ... and that the plans for the building will actually be closer to the size/scope of the adjacent 13-floor residences at 250 E. Houston St., the former Red Square that opened in 1989. 

For now, not much will likely happen on the empty plots. 

Revisit this EVG post from 2016 for a photo of this property before Red Square arrived in the late 1980s.