If you walk east along 42nd Street – past the hordes of Times Square tourists and the crush of Grand Central commuters – to Second Avenue, halfway down the block you’ll find yourself at the foot of a grand staircase. It leads to an urban suburb of sorts, a hilltop oasis called Tudor City.
“It’s like something out of a movie,” says Kay Murray, a 46-year-old lawyer who is buying a Tudor City one-bedroom for $525,000. “You walk up those stairs, and all of a sudden it’s like you’re transported to another place. You see these old enormous buildings with ornate features, surrounded by beautiful parks with gorgeous landscaping.”
But according to some residents, a proposed nearby development, Sheldon Solow’s $4 billion plan for the former Con Ed site along the East River, will threaten this tranquil city within a city.
Tudor City is a landmarked neighborhood located from 41st to 43rd streets between First and Second avenues. Built between 1925 and 1928, the unique enclave features 12 neo-Gothic co-op buildings, three townhouses and a 15,000-square-foot park.
“The units are charming, with prewar details like casement windows,” says Prudential Douglas Elliman Vice President Lawrence Rich.
Charming, but tiny. Buildings contain mostly studios and one-bedrooms and just a handful of two-bedrooms. Studios range from 250 to 350 square feet and go for $285,000 to $375,000 ($1,650 to $1,900 per month for rentals, which include utilities). One-bedrooms around 500 square feet are $550,000 to $600,000 ($2,400 to $2,900 to rent). Two-bedrooms are 650 to 850 square feet and run $800,000 to more than $1 million ($3,500 to $4,000 to rent). There’s also 2 Tudor City Place (TCP), built in 1947, which doesn’t have the architectural details of the other buildings, but does offer larger apartments.
Amenities for all the buildings include doormen, roof decks and gyms. And 5 TCP also has a dry cleaners, a cafe and a convenience store.
“Some people have this idea that it’s an elderly neighborhood,” says Ellen Halperin, a Grogan Homes sales associate. “But we have so many families, young working couples, singles and kids out of college. The nearness to the UN also attracts lots of international people.”
“First-time buyers are also interested because of gentle boards,” says Mary Frances Shaughnessy, Tudor Realty’s director of management.
With all this, it’s obvious to see why people would fight for this nabe. That’s where the lawsuit comes in.
Solow’s East River Realty Company (ERRC) has planned a mixed-use development along First Avenue between 35th and 41st streets. The 9.8 acres would be home to six residential buildings, an office building, a retail pavilion and a K-8 school, along with significant open public space including parks and possibly a river esplanade.
“What has many here up in arms is . . . a commercial building so close to a primarily residential neighborhood, and that, due to its height, it blocks river views and casts shadows on the Tudor City parks,” says Community Board 6 chairman Charles Buchwald.
The 5 TCP board has filed a lawsuit in an attempt to block ERRC’s development, noting that the local community board never approved Solow’s plans.
According to ERRC spokesman Michael Gross, “[The] development will bring much needed public open space, housing, offices and a new school to the neighborhood. We look forward to constructing an inviting destination that will enhance the waterfront and add significantly to the economic and social vitality of the city.”
The controversy hasn’t stopped people from moving to Tudor City.
For 24-year-old Mike Ugliarolo, Jr., who was living in Stuyvesant Town and initially looking for another rental, it actually made more financial sense to buy.
“Tudor City offered great deals,” said his father, Mike Ugliarolo, Sr., who had to co-sign when his son purchased a month ago. “It has the ambience like near Central Park, but much closer proximity [to Midtown].”
Some new residents are actually excited about the proposed development. Jane Roderick, a 57-year-old freelance technical writer and her husband recently purchased a 300-square-foot river-facing studio on a high floor in 5 TCP for just under $300,000.
“I think [the development] will be a great benefit to the neighborhood,” Roderick says, even though if all goes according to plan, she’ll lose half of her view. “The new apartments will help add value to Tudor City, and more retail is always nice.”