Project:
The 111th St. Condominiums

Client:
Private investor

Location:
New York, New York

Construction Period:
2007-present

In February, 2006, the 111th St. Condominiums project was awarded to Harlem Lofts, Inc. Development Team. This project consists of developing an abandoned commercial homeless shelter into free market residential condominiums. The project is unique in that the new owner of the building had used Harlem Lofts Brokerage Services to locate and purchase the building and then, retained the Development and Construction teams throughout the project.
Harlem Lofts, Inc. was retained as Buyer Broker in October, 2006 to find a building that would best suit the investors' needs. Harlem Lofts located a building on 111th Street, and the owner went into contract within 45 days. Closing on the property took place in February, 2007. After many months of working with the new owner and consulting with our preferred architects, designers, and engineers, the decision was made to maximize the allowable FAR (field area ratio) and add 2,500 square feet/2.5 levels to the current 3,900 square feet/4-level townhouse. This required replacing the entire structure to pass new building code requirements and create a building "Class A" structure. The new building is a fireproof steel and concrete structure using the same standards as a major high-rise. The challenge was keeping the facade (circa 1890) intact due to its historic features, while incorporating this into the modern design with the additional 2,500 square feet added above the original structure. In addition, the cellar and backyard are being excavated, and the back of the building will be in glass to allow an extreme amount of direct sunlight.
The project was marked by significant challenges, including:

1. The complexity of its design.
2. The building's footprint included party walls on both sides.
3. An abnormally busy city sidewalk and street.
4. A very narrow street.
5. An extremely vertical design that required multiple working platforms, cranes, and safety precautions.
6. A challenge to maximize the "as of right" Field Area Ratio allowed by law.

This project's unique feature list includes:

1. Privately keyed elevator access that opens into each condominium and the roof terrace.
2. A "magic carpet" view of Central Park from 110th to 59th Streets.
3. Roof terrace views include St. John the Divine, midtown Manhattan, the Chrysler Building, the Time Warner building, and the Empire State Building.
4. Stained concrete floors mixed with modern hardwood and European style fixtures throughout.
5. Each condominium is created as a triplex unit with private and common exterior space.
6. Each floor overlooks the south-facing courtyard through a wall of glass created by oversized Pella windows and doors.
7. Individually controlled, high-efficiency central heat and air conditioning.
8. Riserless stairs penetrating from the walls creating a "floating effect."
9. 18 ceilings.
10. Video security and entry system.