A2 1 5 M O O R E S T R E E T / B R O O K L Y N N YW W W . M A S S E Y K N A K A L . C O M
2.3 Acre ~170,000 SF Re-Development Oppor tunity
215 Moore Street
F o r f u r t h e r i n f o r m a t i o n o r i n s p e c t i o n ,p l e a s e c o n t a c t E x c l u s i v e A g e n t s :
2.3 Acre ~170,000 SF Re-Development Opportunity
2 1 5 M o o re S t r e e t
Stephen P. Pa lmeseS enior Execut ive VP
718.238.8999 x6552 [email protected]
Michael Mazzara S enior Associate
718.238.8999 x7052 [email protected]
Thomas FreelandAssociate
718.238.8999 x7021 [email protected]
James B erlut iAssociate
718.238.8999 x7053 [email protected]
A s k i n g P r i c e $ 3 5 , 0 0 0 , 0 0 0
Mark L. L ivelyS enior Vice Pres ident of Sa les
718.307.6524 [email protected]
Brendan MaddiganDirector of Sa les
Ethan StantonAssociate
II2 1 5 M O O R E S T R E E T / B R O O K L Y N N Y
The M
K A
dvantage for Buyers
Best Inventory
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Massey Knakal: We Know New York City. Know Us.™
III
TABLE of CONTENTSI. PROPERTY SPECIFIC INFORMATION
Setup Flyer
Property Photo
Neighborhood Map
Transportation Information & Maps
Zoning Information
Tax Map & Location
Certificate of Occupancy
Phase I Environmental Site Assessment
II. NEIGHBORHOOD INFORMATION
12 1 5 M O O R E S T R E E T / B R O O K L Y N N Y 1
Proper ty Specif ic Information
22 1 5 M O O R E S T R E E T / B R O O K L Y N N Y
Setup FlyerAddress Range: 215 Moore Street
33-39 White Street208-244 Seigel Street
Location: The subject property runs through the block from Seigel Street to Moore Street between White Street and Bushwick Avenue
Block / Lots: 3100 / 22, 26, 32, 34, 35, 36, 38, 39, 40, 47, 56, 61, 63, 66, 67 & 68
Lot Dimensions: 530' x 200' (Combined) (Approx.)Building Dimensions: 455' x 100'
Building Square Footage: 46,900 Stories: 1Zoning: M1-1 / M1-2
Manufacturing FAR: 1.00 / 2.00Lot S.F.: 101,447
Total Buildable S.F.: 169,497Minus Existing Structure: 46,900
Available Air Rights: 122,597
Assessment (13/14): $1,570,457 Taxes (13/14): $161,568.62
PROPERTY DESCRIPTION:
215 Moore Street is a dynamic re-development opportunity in East Williamsburg, Brooklyn. The offering is a 2.3 acre site, which is located one block from the Morgan Avenue L Train. There are currently five industrial buildings which total approximately 47,000 SF. The subject features over 1,100 SF of frontage on Moore Street, Seigel Street and White Street and is located in a dual zone of M1-1/M1-2, which permits a total of nearly 170,000 SF of commercial development.
M1-1 M1-2 Bushwick Ave
Seigel Street
Moore Street
White St
ASKING PRICE: $35,000,000 or $206.49/BSF
Morgan Avenue “L” Subway StationL
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Aerial P
hotograph
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Property P
hotographC o r n e r o f M o o r e a n d W h i t e S t r e e t s
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Neighborhood M
apMontrose Ave L Train Station Morgan Ave L Train Station
215 MOORE STREET SITEFlushing Ave J/M Train Station
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Transportation In
formation
215 MOORE STREET
The building is located one block from the Morgan Ave L train station and a few short blocks from the Flushing Avenue J/M train station.
72 1 5 M O O R E S T R E E T / B R O O K L Y N N Y
Transportation In
formation
215 Moore Street has access to major modes of transportation. The property is located a block away from the Morgan Avenue L train station. The nearby Flushing Avenue J and M train station also affords easy transportation. The neighborhood is also serviced by MTA buses B43and B60.
By car, the property provides easy access to Manhattan via the Williamsburg and Queensboro bridges. The Williamsburg Bridge connects downtown Manhattan to Brooklyn by way of the Brooklyn-Queens Expressway (BQE), which is accessible a few blocks away. The BQE leads throughout Brooklyn and Queens and to most major thoroughfares such as the Long Island Expressway, Grand Central Parkway, Prospect Expressway, and the Belt Parkway.
The three major metropolitan airports, LaGuardia (10-15 minutes drive), John F. Kennedy (15-20 minutes drive), and Newark (25-30 minutes drive) are located in the immediate Metropolitan area.
The caliber of quick access from 215 Moore Street to local and regional business destinations is unusual and definitely enhances the attractiveness of the property.
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Zon
ing Inform
ation
Seigel Street
Moore Street
Bushwick Avenue
White Street
M 1-1
M 1-2
New York City’s zoning regulates permitted uses of the property; the size of the building allowed in relation to the size of the lot (“floor to area ratio”); required open space on the lot, the number of dwelling units permitted; the distance between the building and the street; the distance between the building and the lot line; and the amount of parking required. The manufacturing district has three different classifications.
215 Moore Street is zoned M1-1 / M1-2Manufacturing FAR: 1.0 / 2.0Note: Many uses, including retail and transient hotel are allowed.
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Zon
ing Inform
ation
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Zon
ing Inform
ation
112 1 5 M O O R E S T R E E T / B R O O K L Y N N Y
Tax Map and L
ocation
Location: The subject property is made up of five adjoining industrial buildings fronting Moore Street and adjacent vacant land along Seigel & Moore Streets in East Williamsburg, Brooklyn
215 Moore StreetTax Block: 3100Lot: 22, 26, 32, 34, 35, 36, 38, 39, 40, 47, 56, 61, 63, 66, 67 & 68
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Certificate of O
ccupancy
Lot: 22
No Certificate of Occupancy on File
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Certificate of O
ccupancy Lot: 26
Certificate of Occupancy is for Storage
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Certificate of O
ccupancy Lot: 32
Certificate of Occupancy is a Stable and a Blacksmith Shop
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Certificate of O
ccupancy Lot: 34
Certificate of Occupancy is for Storage
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Certificate of O
ccupancy
Lot: 35
No Certificate of Occupancy on File
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Lot: 36No Record on File
Certificate of O
ccupancy
Lot: 38
No Certificate of Occupancy on File
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Lot: 39
No Certificate of Occupancy on File
Certificate of O
ccupancy
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Certificate of O
ccupancy
Lot: 40
No Certificate of Occupancy on File
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Certificate of O
ccupancy
Lot: 47
No Certificate of Occupancy on File
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Lot: 56
Certificate of Occupancy is for Steel Production and Offices
Certificate of O
ccupancy
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Lot: 61
No Certificate of Occupancy on File
Certificate of O
ccupancy
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Certificate of O
ccupancy Lot: 63
Certificate of Occupancy is for Storage
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Certificate of O
ccupancy Lot: 66
Certificate of Occupancy is for a Store and Four Residential Units
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Lot: 67
No Certificate of Occupancy on File
Certificate of O
ccupancy
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Lot: 68
Certificate of Occupancy is for Storage and Parking
Certificate of O
ccupancy
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Industrial & C
omm
ercial Abatem
ent Program
(ICA
P)
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Industrial & C
omm
ercial Abatem
ent Program
(ICA
P)
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Phase I E
nvironm
ental Site A
ssessment
Click Here to View Phase I Environmental Site Assessment
302 1 5 M O O R E S T R E E T / B R O O K L Y N N Y 302 5 J A Y S T R E E T / B R O O K L Y N N Y 30
Neighborhood Information
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Neighborhood C
haracterWilliamsburg
In 1792, Richard M. Woodhull purchased land in Bushwick with hopes that the area would emerge as a suburb of New York.
Shortly after establishing a horse ferry to Manhattan, in 1800 he named the area Williamsburg. Woodhull’s ventures failed but in
the early part of the century the Wallabout and Newtown Turnpike was built which made commuting easier and interest in the area
grew tremendously. In 1827, Williamsburg was declared as a village but by the early 1850s, the village was incorporated into the
city of Brooklyn. Towards the latter half of the century, Williamsburg had many banks and was a financial hub rivaling Wall Street.
The Williamsburg Bridge was constructed in 1903 and with it the landscape of the neighborhood changed immensely. Many
people moved from the Lower East side of Manhattan and immigrants from Eastern Europe began to settle as well. In the 1910s,
Williamsburg was the most densely populated area of New York City. By the 1950s and 1960s, Williamsburg gained a large Puerto
Rican population, with a majority Hasidic population in the southwest corner, Italians to the West, and Poles in the North near
Greenpoint.
Throughout the last few decades, the Williamsburg community has seen a vast transformation. This area was formerly a large
manufacturing hub for New York City and many of these large warehouses have since been converted into spacious, high-ceiling
loft apartments.
The epicenter of the Northside community is the Bedford Avenue L train station (located on the corner of Bedford Avenue and
N 7th Street) due to its proximity to Manhattan; it is only one stop away. There are a plethora of unique shops, art galleries, bars,
restaurants, and other retail spaces throughout the surrounding area.
322 1 5 M O O R E S T R E E T / B R O O K L Y N N Y
Neighborhood C
haracterIn May of 2005, the City council adopted new zoning designations throughout Williamsburg. A large majority of industrially zoned
land was rezoned for residential use, changing the landscape of the area tremendously. Many new residential buildings have been
developed since the rezoning, and there are many more to come including the Williamsburg EDGE residential and retail project located
on the waterfront between North 5th Street and North 7th Street. The rezoning also made way for a twenty-eight acre city park on the
waterfront. In July of 2009, a subsequent rezoning was passed covering substantial areas further east. Major corridors were up zoned
and the side streets were mapped more contextually.
As the gentrified center of Williamsburg, originally home to many Polish immigrants, continues to blossom, the ethnic communities
in the area remain attached. For years there has been a large Hasidic community in the southwestern sector of Williamsburg and it has
not been affected much by the recent invasion of the Northside. The large centralized Puerto Rican community in East Williamsburg
also remains intact.
In addition, Industrial Williamsburg is evolving from the major manufacturing hub it once was. There has been an influx of young artists,
musicians, performers, and other creative spirits that have flocked to this region throughout at the start of the 21st century. Although
Williamsburg’s music scene took off in the 1990s, the more cutting edge and underground music is being made and performed in
Industrial Williamsburg with newer small venues and recording spaces springing up over the past decade. Artists too prefer Industrial
Williamsburg as a more communal and affordable area to rent space for galleries and studios.
Industrial Williamsburg’s vaunted labor history has not been forgotten as well. Manufacturing in the neighborhood eroded at the start
of the 1960s reaching its nadir by the early 1980s. As a result of this decline, the East Williamsburg Valley Industrial Development
Corporation (EWVIDCO) was set up in 1982 in a bid to both attract new businesses as well as provide guidance to existing businesses.
Presently, EWVIDCO is responsible for helping over 1,000 industrial businesses in the North Brooklyn area that employ 15,000 local
residents by providing assistance with incentives, tax credits, financing, and real estate opportunities.
Although manufacturing today no longer forms the bulk of Industrial Williamsburg’s labor force, the neighborhood has since
reinvented itself as a center for wholesaling and distribution of food and beverages, furniture, and apparel, as well as construction. New
niche small batch food production and tech startups also have their eye on Industrial Williamsburg as a nurturing environment for
entrepreneurship.
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Neighborhood H
ighlightsIndustrial Williamsburg Business Profile
Boar’s Head is one of the oldest companies to call Industrial Williamsburg home and has held its distribution center in the neighborhood since 1933. Continuing to be a pillar of local business, Boar’s Head currently employs over 300 people.
The Meatball Shop Kitchen opened in 2012 as a central cooking location and test kitchen for the well-known Manhattan based restaurant. The current space offers 10,000 square feet on the ground level and 1,500 of mezzanine space for office use as well as featuring 18-foot ceilings and a full kitchen with refrigeration, freezers, ovens, and drains.
Blue Apron is a new tech startup operating out of Industrial Williamsburg. The company offers customers the opportunity to receive fresh food ingredients as well as customized cookbooks so that they can prepare gourmet meals at home all through a proprietary mobile application.
Boar’s Head Distribution Center, 24 Rock Street
The Meatball Shop Kitchen, 192 Siegel Street
Blue Apron, 324 Maujer Street
342 1 5 M O O R E S T R E E T / B R O O K L Y N N Y
Neighborhood H
ighlightsIndustrial Williamsburg Restaurants
A popular neighborhood fixture since it opened in 2008, Roberta’s Pizza offers an artisanal take take on the familiar Neapolitan dish and the post-industrial exterior gives off more of a Mad Max vibe than the standard New York pizza joint. Make sure to try the Fennel Frontier pizza loaded with delicious pieces of house-made pork sausage and fresh fennel from the garden. Check out Roberta’s sister steakhouse, Blanca’s, (named after founder Carlo Mirarchi’s mother) located on 261 Moore Street.
Although sushi rolls abound at Momo Sushi Shack, it is the inventive take on tapas (Japanese fusion) that makes this eatery stand out. The “Pork Betty,” bite-sized slices of organic pork cooked in soy, sake, ginger and garlic sauce, is a highlight. A sign hanging over the bar simply reads: “Magic surrounds.” Indeed it does.
Every hip and youthful neighborhood needs a coffeehouse and Swallow Café is that exact place. Offering excellent coffee and light lunch options like sandwiches and tea cookies, Swallow Café is also perfect for people watching, catching up on work, or simply meeting with friends in a quiet setting; itself an increasingly rarer commodity in New York City.
Roberta’s Pizza, 261 Moore Street
Momo Sushi Shack, 43 Bogart Street
Swallow Café, 49 Bogart Street
352 1 5 M O O R E S T R E E T / B R O O K L Y N N Y
Neighborhood H
ighlightsIndustrial Williamsburg Restaurants
Le Barricou boasts one of the best Brunches in Williamsburg, and it’s obvious - hoards of people are out the door waiting for a table on Saturday and Sunday. Barge your way in and offer to eat at the bar if you don’t feel like waiting, this food is not to be missed. The burger, served with gruyere, is nearly perfect. The Eggs Benedict comes with thick cut bacon instead of the same old boring ham. You won’t be able to drink just one of the zesty, spicy Bloody Mary’s. -(Amy Allison – New York Magazine)
While Williamsburg has no shortage of Thai options, Pagoda stands its ground in ambience, food, and value. The takeout counter greets you up front, and a glass facade that opens in nice weather draws in foot traffic. Inside, an open kitchen faces a wall of bench seating and tightly packed tables; out back, a spacious patio relieves overflow. To begin, long, skinny spring rolls arrive upright in a tall glass, their bases soaking in plum sauce, while meltingly soft chicken curry puffs come with a cucumber salad for contrasting crunch. Spicy curry, broad noodle, and coned rice entrées come with an extensive selection of proteins, all mixed with vegetables and covered in your choice of sauce, including a tasty sweet soy or a spicier chile. -(Amy Allison - New York Magazine)
Packed with a crowd that looks like it knows El Salvadorian food, Bahia serves authentic dishes just a few L stops out of Manhattan. You can imitate the regulars’ practice of drinking Corona mixed with tomato juice, but a bottle of El Salvadoran Suprema beer is really the best complement to savory pupusas (filled with meat or zucchini and cheese). The sweetness of Bahia’s fried plantains is balanced perfectly with their outstanding homemade sour cream, though fresh seafood dishes are a welcome contrast to the fried appetizers—particularly the delicious shrimp ceviche. -(Amy Allison - New York Magazine)
Le Barricon, 533 Grand Street
Pagoda, 333 Graham Avenue
Bahia, 533 Grand Street
362 1 5 M O O R E S T R E E T / B R O O K L Y N N Y
Neighborhood H
ighlightsIndustrial Williamsburg Nightlife
Originally a coffin factory, Pine Box Rock Shop (hence its macabre name) now makes microbrews and vegan empanadas amidst a punk club setting. The only spirits found here are nostalgic as alternative rock of the 1980s and 1990s provides much of the venue’s soundtrack. Pine Box Rock Shop also hosts The “Kings of Karaoke,” a rowdy collective of MCs and DJs, every Thursday at 10 PM giving bar goers the chance to mangle their favorite songs in public.
Perfect for aficionados of tacky nautical décor, red leather wooden booths and velvet paintings more apt for a motel than a local watering hole, The Anchored Inn literally puts the “dive” back in dive bar. The cheap offerings of Pabst Blue Ribbon is to be expected but one can also find choicer drafts like Left Hand Milk Stout and Blue Point.
If The Anchored Ann is too crowded then head over to Alaska Bar which also offers a similar kitschy dive bar setting (the red wallpaper and stuffed deer head are especially nice touches). Alaska Bar’s somewhat secluded setting provides a nice respite from the more well known East Williamsburg bars.
Pine Box Rock Shop, 12 Grattan Street
The Anchored Inn, 57 Waterbury Street
Alaska Bar, 35 Ingraham Street
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Neighborhood H
ighlights
The New York Loft Hostel is a 15 minute L train ride to Manhattan, straight form the Morgan Avenue to 14th. Street. East Williamsburg is in the northwestern portion of the borough of Brooklyn in New York City. Much of this area has been and still is referred to as either Bushwick or Williamsburg. Since the 1990s, the area has seen a great influx of young artists, professionals, and “hipsters”, mainly due to its close proximity to Manhattan and the relatively inexpensive rent-(http://www.nylofthostel.com/english/media_gallery/)
Green Fitness Studio is “total mind and body fitness while protecting the environment! Yoga, hot yoga, personal training, pilates, spin, and more. Organic juice bar. Massage, nutrition & spa services available.-(http://www.greenfitnessstudio.com)Green Fitness Studio, 232 Varet Street
New York Loft Hostel, 249 Varet Street
Industrial Williamsburg Amenities
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Neighborhood H
ighlightsIndustrial Williamsburg Amenities
Brooklyn’s Natural, located on Bogart Street has a good selection of organic food both packaged and fresh, numerous imported items, a fantastic offering of beers, and, of course, more soy products than you ever knew existed. They make fresh sandwiches and wraps in house. -(Jeremy Sapienza, Bushwick BK)
John Roberts, owner of Bushwick Country Club, believes that “miniature golf and drinking go great together,” so he added a nine-hole course out back. Find your inner John Daly by putting through a Pabst Blue Ribbon windmill or drilling a ball into a robot’s belly. There’s never a wait to play, and non-country club members can afford the greens fee: Everything but the beer is free.-(David Rosenzweig, Time Out New York)
Cooper Park is a little slice of green set amidst East Williamsburg’s concrete backdrop. A great place to socialize for both humans and their canine friends, the park provides a nice place to spend an afternoon in the warm months.
Brookyln’s Natural, 49 Bogart Street
Bushwick Country Club, 618 Grand Street
Cooper Park, Maspeth Avenue & Morgan Avenue
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Industrial Williamsburg Music
Shea Stadium (not to be confused with the extinct home of the NY Mets) is Industrial Williamsburg’s best known DIY music venue although the owners prefer to call it a “recording studio/space dedicating to documenting live performances.” Quibbling over terminology aside, Shea Stadium is a great place to catch unknown bands thrive in their obscurity before everyone else does. And in Industrial Williamsburg, cultural capital counts for a lot.
The Paper Box is an independently owned music and arts collective that houses live music, theater, and visual arts all under one roof. The ever-changing graffiti gallery in the back patio and spur of the moment live shows espouses the collective’s anarchic and iconoclastic philosophy. They also serve tacos.
Although the digital era has challenged the need for big and expansive recording studios, The Gallery Recording Studio proudly serves as a tribute to the vintage recording studios of the 1960s and 1970s and is just one of the many underground studios to spring up across Industrial Williamsburg that cater to the creative needs of aspiring musicians.
Shea Stadium 20 Meadow Street
The Paper Box, 17 Meadow Street
The Gallery Recording Studio, 255 Mckibben Street
Neighborhood H
ighlights
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Industrial Williamsburg Art Galleries
Originally known as Storefront Bushwick, artist and curator Deborah Cohen moved her space from 16 Wilson Street to its current location on 324 Ten Eyck Street and renamed it Storefront Ten Eyck in 2013. The gallery showcases the work of both emerging and established artists as well as Cohen’s own surreal paintings reportedly inspired by the local industrial landscape.
Chez Bushwick is an artist-run organization that specializes in advancing interdisciplinary art and performance. There is a special emphasis on what the organization refers to as “new choreography” (as seen on the left.) Boundaries between art and performance are purposely blurred at Chez Bushwick and for the artists-in-residence there that is more than a welcome departure from the traditional Manhattan galleries.
NURTUREart Gallery, living up to its name, provides an opportunity not only for artists and curators to showcase their work but also boasts unique art programs designed to spark the interest of public schoolchildren. It is no surprise that the gallery is a popular field trip destination. Exhibitions at the gallery often spring from a rotating panel of not only artists and curators but from gallerists, writers, and other art professionals as well.
Storefront Ten Eyck, 324 Ten Eyck Street
Chez Bushwick, 304 Boerum Street
NURTUREart Gallery, 56 Bogart Street
Neighborhood H
ighlights
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The Bogart Mall
The Bogart Mall, located blocks away from the Cooper Tank site at 74-92 Bogart Street, is the neighborhoods largest retail development project, which consists of an entire city block of space and is bordered by Bogart Street, Ingraham Street, Harrison Place, and Morgan Avenue. The ground floor takes up 80,000 square feet, and the proposed second floor will be equally large. The development plans to cater to unmet retail needs of the dense residential population in the area while remaining sensitive to the local culture that has made the area so unique. The “gritty Chelsea market” or independent mall is positioned to lure national, marquee tenants to the area – early mentions has been Urban Outfitters and Guitar Center.
Neighboring Tenants Include:
Roberta’s
Blanca
Brooklyn Natural
Pine Box Rock Shop
King’s Country Bar
Big Tree Bottles
Swallow Café
The NY Loft Hostel
Eastern District
House of Yes
Astor Row Unlimited
Momo Sushi Shank
Bushwick Art & Shopping
Brooklyn Fire Proof East
Green Fitness Studio
Momenta Art Gallery
Jungle Art Space
English Kills Art Gallery
Tentative Rendering of Bogart Mall
Neighborhood R
etail Activity
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# Name of Business Type
22 Swan7 Recording Studios Recording Studio
23 The Gallery Recording Studio Recording Studio
24 Alaska Bar Restaurant/Bar
25 Ange Noir Restaurant/Bar
26 Blanca Restaurant/Bar
27 Café Orwell Restaurant/Bar
28 King's County Bar Restaurant/Bar
29 MoMo Sushi Bar Restaurant/Bar
30 Newtown Restaurant/Bar
31 Pine Box Rock Shop Restaurant/Bar
32 Roberta's Pizza Restaurant/Bar
33 Swallow Café Restaurant/Bar
34 The Anchored Inn Restaurant/Bar
35 Verde Yogurt Shoppe Restaurant/Bar
36 Shop the OPS Stores
37 Shops at the Loom Stores
38 Blue Apron Tech Startup
39 Clearwater Studios TV/Film Studio
40 Wizard Studios TV/Film Studio
41 Jai Yoga Arts Yoga Studio
East Williamsburg Business Map
# Name of Business Type
1 Chez Bushwick Art Studio/Gallery
2 Fortress to Solitude Art Studio/Gallery
3 NURTUREart Non-Profit Art Studio/Gallery
4 Storefront Ten Eyck Art Studio/Gallery
5 Teaching Studios of Art Art Studio/Gallery
6 The Black Crate Art Studio/Gallery
7 Mary Meyer Clothing
8 Bird's Eye Board Shop Clothing/Sporting Goods
9 Hale and Hearty Soup Commissary
10 The Meatball Shop Kitchen Commissary
11 Boar's Head Food Distribution
12 Frito-Lay Food Distribution
13 Midland Meat Trading Food Distribution
14 Absolute Fitness Gym
15 Green Fitness Gym
16 The New York Loft Hostel Hotel
17 Item Productions Modeling/Photography Studio
18 Paper Box Music & Art Music Venue
19 Pop Gun Booking Music Venue
20 Shea Stadium Music Venue
21 Band Spaces NYC Recording Studio
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4
38
24
31
16
2932 26
2725
1135
15
39175
19
1
37
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23
2
634
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12
18
40
21
20
L
L
223
7
3328
13
Morgan Ave “L” Subway Station
Grand Street “L” Subway Station
215 Moore Street
Neighborhood H
ighlightsEast Williamsburg Business Map
432 1 5 M O O R E S T R E E T / B R O O K L Y N N Y
Stephen P. Palmes eS enior Execut ive VP
718.238.8999 [email protected]
Michael MazzaraS enior Associate
718.238.8999 [email protected]
Thomas Fre elandAssociate
718.238.8999 [email protected]
James B erlutiAssociate
718.238.8999 [email protected]
Mark L. L ivelyS enior Vice Pres ident of Sa les
718.307.6524 [email protected]
Brendan MaddiganDirector of Sa les
Ethan StantonAssociate