The Standard Union from Brooklyn, New York • 22

STANDARD UNION SATURDAY, SEPTEMBER 1823. Ten-Story' Hotel Project Plan of Hempstead Group LOWER HOUSING 'COSTS SUBJECT OF CONFERENCE HOME OWNERS STILL GAINING DESPITE HOVERS State Law Forbids Use Of Free Lot Attorney-General Rales The penal law of the State of New York "utterly forbids the use of the 'free lot scheme" In selling real estate, according to an opinion given by Albert Ot-tlnger, Attorney-General of the Hostelry Would Replace Professional Build ing Which Is Soon to Make Way for New Structure. States In a letter to A. C. Mac- Leu Than Six Per Cent, of New York' Residents in Hegira.

Reduction of Apartment Prices Sought by Brooklyn Corp. NOW $12.50 A ROOM QUEENS NEAR MILLION Nultyi Deputy Secretary of State, In charge of the administration of the New York real estate lioenae law. "This is true even where there la no deceit in the particular case, it being the evident purpose of the Legislature to for bid the use of such methods because of the probability that they would be accompanied by deceit," Mr. Ottlnger said. Plans are underway in Hempstead for the erection of a ten-story hotel building on the present site of the Professional Building on Fulton avenue, it has been announced by Central Nassau, a group of local business and professional men that built the six-story building at 250 Fulton' street.

The present Professional Building has a frontage tot 200 feet along Fulton avenue and Veteran Builder State Board Asked to Seel I Amendment to Dividend limit Law. Brooklyn' Shares in Growth of Suburban One and Two- Family Hornet. Hails Low Prices I REALTY HEADS MM HSkS JJ Brooklyn Board Renominate AH Officers for Extra Term. depth of 160feet on Franklin street. The announcement ef the new proposed hotel waa made when was decided to erect a profeslonal building on West Fulton avenue, between Hilton and Cathedral avenues.

Formal announcement that Central Nassau, would take ever the property and construct the new hotel was made by John T. P. Cel-kins, president of the corporation. It Is learned that under the terms of an agreement between the Physicians' Holding Corporation andethe Central Nassau, leas will be given for a term of ninety-nine years at an annual rental basis of $15,000 with the right to exercise an option to purchase the property at any time during the term of the lease at a price of $250,000. Largest Single Deal.

The aggregate of the lease. If the purchase option is not exercised, will run to million and a half dollars, and will be the largest single real estate transaction made of Hempstead property. Central Nassau, Inc, will not take over the property until Oct. 1, 1929, when It is expected that the new professional building will be completed. The present professional building was erected about ten years ago but has become too small.

The new building will be six stories in height and will contain eighty suites of offices. The proposed hotel will be modern In every respect and will be the largest hotel in the suburb. The ground floor wilt contain high class stores with an arcade entrance to the hotel. The other floors will be devoted to sleeping rooms, dining rooms, banquet hail, and a roof garden atop of the building. Kmta apartment! awnea by fti.

more County Houaln, Coppo-Melon at 62nd street And 19th ave-904 Which ATA BOW lAAAAd At $12.89 yet room, may bo rAduood to $10.80 per room 1 1 tho preeent law which limits Interact And dlTidsndo of tax SBpAmt AorporatlOBS Is amended. That such efforts ata under way his been revealed by correspond, onto between Louis Goldstein, as slftant district attorney in Klnn County, and Darwin R. James, chairman of the State Housing Board, 700 recently completed apartments are Affected In Brooklyn. la bis letter to Chairman James Hr. Goldstein points out: The purpose of the law, aa above mentioned, was to supply a special class of low rent housing, And need not have been concerned with the limitation of interest and dividends on the capital employed.

Such limitation has defeated the purpose for which the State Board of Housing was created, by making the Board dependent for Its opera tlon upon charitable funds, which hare not been forthcoming In quantities sufficient to bs of any real help. Amendment Heeded. "The State Board of Houatng, where It grants tax exemption, should rightfully be concerned with the quality and type of construction, operation and management, limitation of rental and the relationship between landlord and tenant. The amendment of the law, so as to permit the Board to ac. oept such offers as that of the Kings County Housing Corp.

would, in my opinion, result In the rapid accomplishment of low rent housing relief." In his reply Mr. James promised a hearing early this Fall when this matter will be eonsidered. "It is the purpose of the officers, nays Mr. Richard I. N.

Weln-gart, president of the Kings County Corporation, to fulfill the recommendation of Gov, Alfred E. Smith to eliminate congested, unsanitary housing by supplying modem apartments at lower rentals. It la the opinion of Mr. Louis Goldstein, that the amendment of the law, according to his request should furnish a permanent solution te the housing problem of Greater Hew York, Lewis H. Pound, who Is Just completing his first year as preai dent of the Brooklyn Real Estate Board, has been renominated for that office by the board's nomlnat lng committee.

The annual meeting will be held at the new Elks clubhouse on Oct. 10. Other offloers who have been renominated with Mr. Pounds Include Stephen F. Barrera for vice-president; Joseph Catharine for treasurer, and William H.

Goldey for secretary. Mr. Barrera ha been vice-president for three term Mr. Catharine treasures for six terms, and Mr. Goldey secretary tor four years.

The nominating committee also renominated Mr. Barrera and Mr. Catharine as active directors to serve for three years. In addition to these two officers, three other active directors were named. Ernest M.

Hollister, Everett P. Corwitb and Charles E. Rlckerson. Hubert F. Breitwleser, vice-president of the New York Title A Mortgage Company; Howard Burdick, assistant vice-president of the Title Guarantee A Trust Company, and J.

Whitney Richardson, manager Royal Insurance Company, have boen renominated to serve as associate directors. Two other vacancies were filled by the naming of D. Irving Mead, president of the South Brooklyn Savings Institution, and Clarence F. Corner, at torney with Corner, Bell, Russell and McNulty. Sketch and floor plans of attractive Early American house pro-pared by C.

Hunter A New York architects. The plan ear riee out all of the details of true Colonial design. Frank Droesch, for thirty-five years Long Island builder, declares that in all tils experience he has never before heard of the opportunities offered the public to buy modern homes with all the latest Improvements as they are being sold to-day. Mr. Droeachs latest realty development la at North Ridgewood.

Simple, Compact Home Economical and Convenient. Over one hundred thousand families are expected to pack their be longings over the ngxt week and change their abodes. The change is usually for the better, la the mind of the mover, "better" being anything from a tenement to the moat sumptuous apartments, according to the previous circumstances of the Individual family. This yearly heglra of one hundred thousand odd families always evokes pessimistic comment on the fickleness of the metropolitan population and the transient significance ef Home" In the modern era. Yet, In the opinion of E.

A. White, president of the 3. A. White organization. this apparently huge number of migratory families serves to accentuate the fact that Kew Yorkers are essentially home-loving folks who are reluctant to change their residences.

'One hundred thousand families, with an average of four to a fara- ily, represents less than 6 per cent, of the 6,000,000 population of New York City," declares Mr. White. "Therefore 94 per oent. does not join the October 1st migration." Seasonal Movers. On the authority of five leading moving van companies, 1.

Sixty-eight per oent. of the families who are moving this month had moved at the same time last year. Probably they will move again next year, unable to resist the wanderlust. 2. Forty per cent, of the movers have ne children.

To these, moving means little effort, and so they do It often. This element reduces the family-unit average, therefore signifying that much lers than 6 per cent, of the population moves. 8. More families plan to move Into their own homes this year than ever before. These people i normally never have occasion to move again.

Each vear at this time BrodklVn and Queens make substantial gains In population, while Manhattan is receding at the rate of 60,000 individuals a year. The gains are absorbed into one and two-family residences. Exceeds Million, Queensboroughs population will exceed one million this year beyond the shadow of a doubt. From January to August of 1928 plans were filed at the Queens Building Bureau for 6,661 one and two-family homes. This enormous activity In the small dwelling field le In response to a specific demand.

Brooklyn now hss 97,678 one-family homes and 78,682 of the two-family type. This year 8,991 have actually been built. While a great fuss greete the reoord construction of apartment houses, and the migrations they cause, it must be remembered that construction of small homes has not decreased and that tho tendency of the average family to own Its home la stronger than It was. I New Long Island' Highway Proposed As Realty Asset MANY CHANGES IN ST. MARKS Edwards Tells Realtors Time Is Not Far Off When an Acre Can't Be Bought for Less Than APPEALBOARDS RIGHTS LIMITED Old Residences Give Way to Ultra-Modern R0CKAWAYS FACE BUILDING BOOM Boardwalk Project Starts A straightway highway through Long Island from a point in Brooklyn'or Queens to a Overhead in Suffolk County was recently recommended by Elvin N.

Edwardi, district attorney of Nassau County, in an address before a group of real estate men. He declared the project ab-" Sommer Plani. Courts Can Annul or Modify Any Variances Granted. Many of the so-called "Colonial" houses are not Colonial at all, but merely "boxes" with near-Colonlal details appended and with results that are far from pleasing, many are in fact absolutely devoid of any architectural character whatsoever. The house shown herewith Is truly New England Colonial or often more correctly termed.

Early American. And this does not apply to the details alone, but to the general shape and layout, the roof treatment, the disposition of the wings which carry out the old "woodshed" effect and Its placement so that It "hugs" the ground. The arrangement of the plan appeals. Four bed rooms and an attached garage make It complete. Simple and compact, It Is economical to build and convenient te live In.

The exterior should be finished i "whitewashed" effect with shutters painted a faded blue and roof stained a dark weathered gray. The laundry, heater space and coal storage are in the cellar. The house has frontage of 58 feet which requires a76-foot lot to give it a proper setting. Jts cost is about $16,000. Complete working plans and specifications fo this house may obtained by communicating LI.

POPULATION IS INCREASING minutes. In those days of high speed In transportation, fifty miles Is considered commuting distance, where a. few years ago, twenty-five miles was thought too far. "Long Island 2s undergoing tremendous growth. It is expanding In every direction, and is gradually drawing together toward a compact mass.

North, from' the Bound, building activity Is coming down to meet that which is rising from the Atlantic Ocean and Great South Bay. On the east we have Montauk Point expanding as strategic sea port and summer resort. From the west we have the steady onward rush of population from the overcrowded metropolis. With such growth, in five years, you probably won't be able to buy an acre of land anywhere on Long Island for less than $2,500." Trend of Migration Is -v Toward Island, Surrey Shows. With construction of the second section of the seven and a half mile Rockaway boardwalk about to start with the first section between Beach 126th street and Eighty-first street entirely completed and with a request of the Chamber of Commerce of the Rockaways before the Board of Estimate, requesting an additional appropriation for a third section of the boardwalk, between Beach Fifty-sixth street and Beach Twenty-first street, Rockaway ocean front owners are planning many new Improvements for the entertainment of millions of summer visitors and residents, who are expected to spend the summer season on the new Rockaway boardwalk.

County Judge Algeron Nova, of Kings, and Alexander Cohen, owners of the Park Inn Baths at Beach 115th street and the boardwalk, Rockaway Park, who last year erected the Park Inn Hotel; at a cost or $660,000 have already started work on an addition to their bathing pavllionr which Is expected to cost approximately $200,000. solutely necessary as a provision for the constantly increasing wave of population on Long Island and urged concentrated action toward carrying it out before rising realty values make the expense prohibitive. "In proposing the straightway highway," Mr. Edwards said, "I do not belittle the work of county, village-, and State in their road appropriations of the past. Millions of dollars have been spent on such projects as the Sunrise highway and the Southern State parkway, and millions more concreting and Improving various inter and lntra-vlllage routes.

Such Improvements are increasing real estate. values. "The straightway highway would bring the more remote parts of Long Island within commuting distance. To-day the number of miles one lives from business does not matter so much as the number of Re- with the Real Estate Editor, fer to House A-174. In this day of real estate activity, one of the most rapidly changing sections of Brooklyn is ths 6t.

Man Section, commonly referred to as that portion bounded on the west by Bedford avenue, east by Albany avenue, north bv Atlantic avenue and south by St. John's place. These few blocks houee a great many families of old-fashioned Brooklynites who are reluctant to part with their holdings, according to real eetate men. Vacant lots are scarce. Builders are constantly seeking them to assemble a group for demolition purposes and sales that have recently taken place were negotiated in the neighborhood of $700 a front foot.

The 8t. Marks section Is particularly desirable for apartment sites. One new apartment, the Imperial, is just being completed and Is practically 86 per cent, rented. Apartmeits throughout the section are said to be more than 90 per cent, occupied. During the past week a building firm began demolition of "See-mans Folly." the $2,000 000 mansion of the late Clarence W.

See-man, Remington Typewriter Company president, which Is to give way to two six-story apartment houses with 260 apartments The project represents an Investment of aproxlmately $2,000,000. Other parcels sold Include the hrownstone dwellings at 101 St. Marks avenue and 87 sixth avenue. Noetrand avenue, the business street of the St. Marks section Is Hnej with attractive shops, most of them rented.

Realtors declare that the market In that particular section of Brooklyn le in a very healthy condition nd hold great possibilities for the future FALL REALTY MARKETBRISK BEECHHURSTLAND GOES UNDER HAMMER 9250,900 Building. A $250,000 building project, consisting of five three-story structures containing stores and apartments Is nearin gcompletlon at Kew Gardens on the Queens boulevard nd Union turnpike. Declaring that the Board of Zoning Appeals Is not a legislature and can permit soning variances only within the provisions of the charter and soning resolution Is the opinion of Edward M. Bassett, counsel for the Zoning Committee of the City of New York. "Builders as well as owners of nearby property may be Interested In knowing the limitations of the discretionary power of the Board of Appeals," states Mr.

Bassett. "What are these provisions? They are the following and no others! T. Where the enforcement of the strict letter of the law would result in practical difficulty or unnecessary hardship to the applicant. "2. Where, subject to safeguards that will protect the neighborhood a) a non-conforming store or factory should be enlarged on land originally occupied, (b) a zoning boundary runs through tho applicants lot, (c) the application la for a public utility building, (c) a garage or stable Is desired in a street In a business district, (e) a temporary non-conforming structure Is desired for not more than two years, and (f) the owners of 80 per cent, of a district affected consent in writing to a non-con-forming garage.

The board in constantly pressed by applicants to overstep its powers. The usual reason urged is practical difficulty and unnecessary hardship. The courts have assisted the board In the Interpretation of these words. These words apply only to cases where Jt would be arbitrary to Insist on the strict letter of the law. They do not mean that a smaller profit Is a hardship to the applicant.

Reasonable variances after public hearings will be granted on the grounds of practical difficulty and unnecessary hardship. Whenever the Board of Appeals oversteps its powers any neighboring property owner can ask the court to annual or modify the variance permit" Murphy Will Hold Auction Columbus Day SHINNEC0CK HILLS LAND AT AUCTION Active Baying of Home Plots In Brooklyn And Queens To what extent the trend of metropolitan population Is Increasing la the direction of Long Island to pointed out In the current issue ef The Long Island Realtor, the organ of the Long Island Real Estate Board which. In Its current Jarae cites figures to show that during the five years from 1920 to 1928 Queens gained three times the population of Westchester and Nassau double. According to the figures at hand Queens showed an increase of 65.1 par oent. during the decade from 1910 to 1920; Nassau, 50 2 per Jtlohmond, 85.5 per cent, and Suffolk 14 6 per cent.

while Westchester gained only 21.7 during the Oonreepondlng period. During the period from 1920 to 1925, Queens showed a gain of 62 2 per Nassau, 64 6 per cent Richmond, 18 6 per and Suffolk, 29 8 per while West-ah ester gained only 23 6 per cent. In population. Am for the migration of New Yorkers Into New Jersey, the article points out: "The specious arguments as frequently heard as to the great mass movement of population across the Hudson Is quickly refuted by the facts. The increase in population for Queens County for 1920 to 1926 was greater than the total present Sopulatlon of Bergen County, N.

and this Increase In ratio was more than double that of Essex County, N. for the same period." lajor Kennelly to Sell Shore Properties Oct 13. The early fall market Is witnessing a noticeable brisk buying demand for open lots and plots In Brooklyn and Queens, according Frank M. McCurdy, realty to More than fifty business and residential plots from acre to 2214 acres In Shlnnecock Hills, L. between the Great Peconlc Bay and Shlnnecock Bar are to be offered at auction on Saturday, Oct.

13. at 2 P. M. in the Canoe Place Inn, Hampton Bays, by Major William Kennelly. The plots to be sold are desirably located, some high frontage on the Shlnnecock Bay.

Great Fe-conlo Bay. Cold Spring Bay and Middle Pond. Many are located on the Montauk Highway and the North Highway Adjoining these properties are the famous National Golf Club and Shlnnecock Golf Club. Columbus Day will bs celebrated by the James R. Murphy organization with a liquidation sale of houses and lota In and adjoining the well-know Robin Wood development, Beechhurst, Whitestone Landing.

Robin Woo Is one of the most picturesque developments on the north shore of Queens-borough. It fronts on Long Island, has its own community bathing beach, Its owg irivats bus operating to the subwmy and to the railroad station. Rouses are restricted to one family only and supervision le maintained over the architectural design. A considerable colony of theatrical stars have established them-selvea here. Tho recently completed sea wall which was built along the Long Island Sound frontage, adjoining the private bathing beach, la one of the finest In the metropolitan area.

Its cost was $76,000. Build More Hornet The Phelps Development Corporation, which recently acquired an entire block on Burrough avenue, Ridgewood Plateau, the development of Realty Associates between Queen boulevard, Woodside and Grand street, Maspeth, have purchased another block where they will erect twenty-four homes. Fifteen ene-familv dwellings are already completed and ready for DAY TO AUCTION TOTTEN THEATRE Monsey Park Deala. Hassrt Realty Corporation announce the nale of plots at Munsey 'ark, Manhaeset. L.

to Carl Lawrence, 122 East Twenty-first street, and Elsie H. Paternoster, 9930 211th place. Queens Village. Add to Sales Staff. Yeldron 4k Bruce, of 90-84 But phin boulevard, Jamaica, have added to their sales stafLSamuel Kenny sales manager ana W.

R. Bisa as assistant sales manager. Manhattan Plajrhouia Be Sold Oct. 9. OLD ENGLISH TYPE HOUSES PROPOSED SPANISH HOMES broker.

The demand for this type of property Is the healthiest phase of the present market in tho two boroughs, he declared. Builders, specialising in moderately priced homes, are the most active buyers of plottage in Queens, while Brooklyn properties are being sought by private builders and inventors, aa well aa development companies. The remaining open plots In the major number of communities are becoming so limited In comparison demand that they are being scaled at prices only adaptable to apartment houses or other mnlti-famlly structure. Plots available for two-family brick homes, three-family brick homes and amall store and apartment combinations, find the most, ready market In tho better located sections of this borough. In the more outlying sections, considerable open land is being sought for individual home building, as developers have found a year-round market for this type of living accommodations In Brooklyn.

Despite the fact that Brooklyn has 98.000 one-famllv homes and approximately 79.000 two-family homes. It is reported that ths market for such units Is limit- ed only by the amount of plottage upon which they may be built with a reasonable profit. Lots Becoming Valuable. Real estate men believe that in the next ten years, building lota In Brooklyn will have become so valuable through limited supply, that they will be no longer profit- able as sites for individual homes. The marked Increase in ths construction of all types of mui-family housing accommodations during the past three years, with an accompanying percentage decrease In single family construction, 1 cited as an accurate criterion of this expected condition of ths I 4 I 1 4 The Edythe Totten Theatre one of the city's best-equipped and the most economical playhouse at 247-9 West Forty-eighth street, Manhattan, la to be eold at auction Tuesday noon, Oct.

9, by Joseph P. Day. who. In the past frequently has officiated at auction salee, for charitable and other purposes, conducted at various times under i)ie auspices of and rulbs affiliated with theatrical Interests. Mr.

Day will conduct the eat in person from the stage of the Totten Theatre. This le the first publto auction ale of a theatre In New Yorks seething theatrical district, recorded in many years, although at the sale of the Henry Astor estate properties, Mr. Day sold the Astor Theatre at the northwest corner of Forty-sixth street and Broadway, among a large number of other Astor properties disposed of at the same time. I The theatre building le five stories In height and the theatre Itself has a seating capacity of 299, The floor above the auditorium consists of a single large room that is available for receptions, bridge whists or rehearsals. On the next upper floor, there are dressing rooms and several qffJces, kaC rsi.

Keoorarlwr From IIInM. Albert B. Martin, pro.ld.nt Reniwrt, Bultdcra, re erecting thirty-four attached brick, carrying oat the Old Engll.h design, .1 Ridgewood Plate. in the new lend development opened this year by Realty AMOdetee, between Queen, boulevard, Woodside and Builder. Home.

Company, Inc. pu -l4 1 85 Butphln boulevard, Jamaica, Architect's conception of Cass Espanol, tho proposed Spanish villa settlement at Northern boulevard, Little Neck LL Wolf son and Big Roeenswelg are tho builders. The houses win lino paved streets and win tnclado garages, Tlie new Imperial 748 St. Mark, avenue, between Kew York and Nontrand avenue, under the management of Rlker Inc, real aw, broken. More than II per cent, of the space has already been leMed, Nath.n Hnlperln le the bulldee.

aU. racovartn from an operation tor ppendleltl. recently performed t. Vluoent'n Hostel. Manhattan, Grand atreetk Maspeth..