ABOUT THE PROJECT


WHAT IS THIS PROJECT ABOUT?


In December, noted New York landmark architectural firm PBDW Architects and Kaled Management, working with the developer P2B Ventures, filed plans with the city to create an eight-story building of apartments over our building. Here's what the proposed building might look like from West End Avenue:

















WILL THE NEW BUILDING BEAR ON TOP OF OUR OWN?


No. Rather than build on top of the existing structure, the new building will be supported by a separate structure of steel columns and beams placed around the exterior of 711 West End Avenue. The new building is not structurally dependent in any way on our building, and our foundations will not support any additional weight. 


WHEN IS THE PROJECT SLATED TO BEGIN? HOW LONG WILL IT TAKE?


As you can imagine, a project on this scale is a complex affair requiring much preparation, and so there is currently no definite start date for construction. But the developer has assured us that he'll be taking a host of measures -- including building with a steel frame, which is not only lighter but also faster, than a traditional concrete slab -- to make sure that construction is efficient. The estimated time frame for the project, from start to completion, is approximately 18 to 24 months.


WHAT WILL HAPPEN TO TENANTS OF 711 WEST END AVENUE DURING THE CONSTRUCTION?


The tenants of 711 will be protected in accordance with approved tenant protection plans filed with the Department of Buildings / Buildings Enforcement Safety Team Squad. These plans provide for the safe phasing of construction activity and see to it that any inconveniences are managed within applicable regulation.  While it's impossible to eliminate noise, dust, and other inevitable inconveniences, we are fortunate that the new building will be erected on top of a separate, large “table-top” platform above 711 West End Avenue, rather than attached to the existing structural support. As a result, noise and vibration are separated from being transmitted directly into our existing building, significantly reducing the potential for noise. These measures are designed make the construction sound more like it was taking place in a neighboring building, rather than directly within our structure. Finally, New York City has some of the country's most progressive regulations to protect tenants in situations like these. Please see the "Know Your Rights" section for a collection of relevant municipal standards for safeguards during construction.


WHAT CAN WE EXPECT WHEN THE PROJECT IS COMPLETE?


Most developers seek to create value for themselves by seeking to evict tenants and creating completely separate entrances, a luxurious one for the tenants of the new building and a so-called "poor door" for the residents of the existing one. This will not be the case in the new 711 West End Avenue. The developers believe that the project's ultimate success depends on integrating all tenants, new and veteran, into one vibrant community, and have chosen to invest considerable resources in creating shared spaces for all to enjoy.  The building will have one primary entrance and shared improvements. While the new building will have its own separate and exclusive amenities, there are major improvements. These include: 


  • An elegant new entrance and new lobby replacing the existing one.
  • A landscaped garden with water features and benches instead of the existing tar roof above the garage. 
  • A renovated garage, featuring a "porte-corchere" and a landscaped driveway.
  • An additional doorman entrance on 95th Street, with all-new lighting and landscaping, which should increase the security and quality of life on 95th street.
  • Renovated planters, and additional landscaping in front of the building. 


Here's a sketch of what these shared spaces might look like:



























WILL THE PROJECT AFFECT OUR APARTMENTS?


Yes, but in a number of positive ways. First, all the windows in the building, including the hall windows, will be replaced as part of the construction. The new windows will have superior sound and temperature insulation, which should make our apartments warmer in the winter and quieter year-round. Second, the developer has promised to install wall-mounted air-conditioners in every tenant's apartment. The new air-conditioning units will be fed by a central cooling system, which will allow us to get rid of our existing bulky, noisy and energy-inefficient window units and reduce our electric bills in the summer.


HOW WILL WE SHARE THE SPACE WITH THE TENANTS/OWNERS IN THE NEW BUILDING?


Again, in an effort to create a cohesive community, many public spaces will be accessible by residents of the existing and the new building alike. All residents will use the existing lobby entrance on West End Avenue, which will be thoroughly renovated, and a new garage connection to the lobby will be developed from the new entrance on West 95th Street. Residents of the new building will have a dedicated elevator taking them directly to the upper floors, while tenants of 711 West End Avenue will have exclusive use of all four of our current elevators, which will feature newly refurbished interiors.


WILL I HAVE TO PAY FOR ANY OF THESE CAPITAL IMPROVEMENTS AND WILL THEY AFFECT MY RENT? 


All of the capital improvements will be funded by the development joint venture.  We have contacted Kaled Management and asked for clarification on the question of rent. We'll provide updates as soon as they are available.


WILL THE DEVELOPER BE MEETING WITH US TO DISCUSS HIS PLANS?


The developer has taken the time to have two tenant meetings so far. In the coming months, we expect to be holding regular meetings with the developer to ask questions and receive updates. To sign up, please use the contact form in the "Contact Us" section of this website.


I HAVE A LOT OF OTHER QUESTIONS. WHO DO I TALK TO?


The contact form in the "Contact Us" section of this website is the best way to get in touch. Fill it out, and you will be added to a mailing list providing regular updates on the project.