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Photo Album: Coney Island April 2013 Construction Update

Posted in Real Estate, Redevelopment, tagged Applebee's, B&B Carousell, Boardwalk, carousel pavilion, Coney Island, lighting, NYCEDC, Steeplechase Pier, Superstorm Sandy on April 24, 2013| 8 Comments »

Steeplechase Pier Reconstruction, Coney Island. April 22, 2013. Photo © Tricia Vita/me-myself-i via flickr

While Coney Island’s Cyclone, Wonder Wheel and other amusement rides are awhirl on weekends and the Boardwalk eateries and shops are open daily– weather permitting– construction continues on the storm-damaged pier, the new Steeplechase Plaza and new buildings on Surf Avenue. Renovations are also underway at the New York Aquarium, Coney Island USA and Nathan’s Surf Avenue location, all of which expect to reopen by Memorial Day Weekend.

The post-Sandy reconstruction of Steeplechase Pier is back up to speed after a construction barge sank on April 13. Last week, sources told ATZ that the damaged barge had been repaired. This type of barge has four legs (called spud poles) which telescope for mooring and one of the spuds had cracked, which caused the barge to submerge.

“The entire Steeplechase Pier is being reconstructed. We expect to complete construction by July 4,” the Parks Department said in an email in March. According to an application with the DEP, “Work will include the removal and replacement of wood decking on the main walkway, installation of recycled plastic lumber on the wings on new reinforced concrete joists, and installation of new light poles, water line, benches, platforms and shade structures.”

Construction underway on pavilion for B&B Carousell in Steeplechase Plaza, Coney Island. April 22, 2013. Photo © Tricia Vita/me-myself-i via flickr

On Monday, while workers continued construction of the pavilion that will be the home of Coney’s antique B&B Carousell, an Atlas Van Lines truck arrived from Ohio with the restored ride including 49 of its 50 hand-carved wooden horses. The first restored horse had been put on display by the NYCEDC at the Coney Island History Project last May and named “Ravishing Ruby.” Coney’s last hand-carved carousel was saved from auction in 2005 when the City purchased the ride for $1.8 million. The B&B is currently being assembled in its new pavilion in Steeplechase Plaza and is expected to open on Memorial Day Weekend.

Temporary lights on the Boardwalk in Coney Island’s amusement district. April 22, 2013. Photo © Tricia Vita/me-myself-i via flickr

The Boardwalk’s distinctive twin cast iron light poles, which were installed with $1.2 million allocated in 2004, have not been operational since Sandy. These portable trailer-mounted lighting units were brought to the amusement area more than a month ago.

Meanwhile on the north side of Surf Avenue, construction is underway on a building for Applebee’s, among the first of several new franchises and chains coming to Coney Island’s main drag. Crews are working seven days a week with a target opening date in mid-June.

Applebee's Under Construction in Coney Island

Applebee’s Under Construction on the North side of Surf Ave, Coney Island. April 7, 2013. Photo © Tricia Vita/me-myself-i via flickr

Will Coney Island’s Surf Ave Become a Mecca for Franchises?

Posted in Real Estate, Redevelopment, tagged Applebee's, Coney Island, franchise, Johnny Rockets, restaurant, Surf Avenue on December 19, 2012| 14 Comments »

Surf Avenue Panoramic, North side of Surf, Mermaid Parade 2008. Photo © Whiskeygonebad/Anthony Catalano via flickr

Coney Island, the birthplace of the hot dog and the enclosed amusement park is famous for its quirky authenticity, but it’s about to look and taste more like Anyplace USA. Three national franchises– Applebee’s, Johnny Rockets and Red Mango–have signed leases for the north side of Surf Avenue.

Broker Joe Vitacco tells ATZ, “We rented 8,000 square feet to the Johnny Rockets franchisee. He will use 6,000 square feet for the Johnny Rockets and the remaining 2,000 square feet for another national franchise, Red Mango.” The building next door, 1217, will be built out to the lot-line on Surf for Applebee’s, he said. The restaurants will activate long vacant properties next to Stillwell Terminal, which already has a Dunkin Donuts/Baskin Robbins and a Subway and is getting a Checkers hamburger chain. Is the north side of Surf Avenue destined to become a mecca for franchises?

Lot at 1223 Surf Avenue next to Stillwell Terminal and 1217 Surf Avenue. Photo © Bruce Handy/Pablo 57 via flickr

Red Mango is a frozen yogurt franchise started “many, many spoons ago” (in 2007) in Los Angeles that now has 190 locations nationwide. According to a company press release, it is one of the fastest growing retailers of all-natural nonfat frozen yogurt and fresh fruit smoothies. Johnny Rockets touts itself as “The Original Hamburger” though it was founded in 1986, also in L.A. According to their corporate website the chain has “about 300 corporate and franchise-owned restaurants in 30 states and 16 countries, including 30 Six Flags amusement park locations and 11 Royal Caribbean cruise ships.” In the New York area, the store can be found at 56th Street, South Street Seaport and Yankee Stadium and in Glendale and Forest Hills in Queens, as well as in New Jersey at Newport Centre Mall and in Hoboken. Applebee’s has almost 2,000 locations nationwide and the franchisee already owns 40 restaurants in the New York area.

For the record, the franchisees’ leases are with the individual property owners of 1217 and 1223 Surf Avenue and NOT with Thor Equities. Thor CEO Joe Sitt does not own any property on the north side of Surf east of Stillwell Avenue. Thor’s holdings are on the south side of Surf. The news about Johnny Rockets and Applebee’s has long been rumored because franchisees had first looked into renting Thor Equities vacant new building at Surf and Stillwell, where prices are said to be sky high. Rents on the north side of Surf are about a third as much as Thor’s properties on the south side, a source tells ATZ, with a space on the north side renting for $75,000 and a comparable one in Thor’s building with an asking price of $250,000.

Across the street is Nathan’s, which got its start in Coney Island in 1916 and whose original location is a year-round tourist destination. “In total, Nathan’s products are marketed for sale in over 40,000 locations,” according to the company’s website. Also on the south side of Surf Avenue is Popeye’s Chicken, which is popular with locals and whose franchisee owner has been in business year-round in Coney Island for nearly thirty years.

Coney Island Post-Sandy: The original Nathan’s at Surf and Stillwell is Closed Till Spring. Photo © Tricia Vita via flickr

Vitacco has been actively marketing properties in Coney Island to potential franchisees and independent restaurateurs alike, as well as to other businesses, for many years. It has been a tough sell, with 14 months of red tape at 1223 Surf, which is owned by Fox 18 Realty, LLC, due to the property being adjacent to the MTA. Hooters, Outback Steak House and a seafood restaurant are on his get list. “What would you like to see?” he asked when we said we weren’t a fan of franchises.

How about a club with a wave-riding machine? Turns out Body Glove Swimwear had come to him with an idea for a cafe, retail and surf machine, but nothing ever came of it. In addition to an all-season surfing venue, ATZ’s Big Wish List for the New Coney Island includes a pinball arcade museum, Fascination, frozen custard and a Mangels Whip ride. “The reason it is better to have franchisees is the franchise company has to approve the area, location and lease,” says Vitacco, who believes that Coney Island is a fantastic location. “They have done all of their homework and are experts at analyzing a location.”

While some of our Coney Island friends approve of any new business coming to vacant land and the jobs that it will create, others are critical: “At least Johnny Rockets sort of fits the vibe. But who needs a fake diner when there’s a real one?! (Tom’s),” says Coney Island regular and writer Tara Cox. “In my personal vision for Coney, they should give small, unique business owners the chance to thrive and keep the spirit alive. The whole area will benefit. And what a novelty it would be — a land where there’s only small, interesting and personal businesses.”

Sky Rapids Ride at 1223 Surf Avenue and Arcade at 1217 Surf Ave. Coney Island. January 1, 1979. Photo by Abe Feinstein via Coney Island History Project

Until the early 1980’s the north side of Surf Avenue was home to individually-owned penny arcades and a variety of rides including bumper cars, carousels and even a Jumbo Jet-style coaster. Philips Candy Store, now located in Staten Island, was the anchor of Stillwell Terminal from 1930 until 2000 when the terminal was rebuilt and they had to move out. By the time the last ride– Coney Island’s B & B Carousell —closed in 2005, the north side was known as the wrong side of Surf Avenue to locate a business because of the lack of foot traffic. It was mostly furniture stores named after amusement parks. Rides aren’t about to make a comeback due to the high rent, but things began looking up last summer with the opening of the popular Grimaldi’s Pizzeria on the north side of Surf.

Some kind of formula business restriction such as the one in San Francisco, which bans chains in some neighborhoods and regulates them almost everywhere else, would create opportunities for small, independent businesses and prevent Surf Avenue from becoming a strip of franchises. During the hearings leading up to the July 2009 rezoning, a number of individuals and organizations including the Pratt Center for Community Development recommended adopting a formula business restriction policy within Coney East to prevent national retailers and fast food restaurants from locating there. Of course that didn’t happen because the zoning was written to attract these very businesses to Coney Island.