West End Avenue

Address: 508-510 West End Avenue (blk 1232, lots 64,63)
732-734 West End Avenue (blk 1243, lots 163, 63)
272-280 West 86 Street (blk 1245, lot 73)
Landmark status: No
Summary of site plans and status
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UPDATE: 4/14/08
Council Member Gale A. Brewer demonstrated in front of 732/734 West End Avenue today in opposition to the demolition of the brownstones. Council Member Brewer supports renovation instead of demolition.
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UPDATE: 4/8/08
According to the Department of Buildings, the owner of 732/734 West End Avenue (Alan Sackman) has applied for a demolition permit and has met all of the criteria.
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UPDATE: 3/25/08
In response to the individual landmark status request for 272 to 280 West 86 Street, the Landmarks Preservation Commission determined the properties do not meet the criteria for designation and will not be recommended to the full Commission for further consideration.
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UPDATE: 3/13/08
Council Member Brewer released a statement regarding the West End Avenue brownstones. A copy of the statement is provided below:

March 13, 2008 – Since August 2007 I have been fighting to save a large number of historic brownstones located in my community. These brownstones are clustered on or near West End Avenue: They are numbers 487, 508, 510, 732, and 734 West End Avenue; and 272, 274, 276, and 280 West 86 Street.

On December 17, 2007, I sent a letter to the chair and commissioners the Department of Buildings, City Planning Commission, and the Landmarks Preservation Commission detailing the threat of demolition faced by these nine (9) historic brownstones, and citing the terrible precedent and various impacts of their destruction.

Among my concerns are these: (1) the obvious threat to the historic integrity of the neighborhood; (2) the permanent degradation of the quality of life for area residents, caused by the loss of the buildings that define the neighborhood’s character, and by the imposition of massive structures intended to replace them; (3) a permanent and significant reduction in the available light, air, and other natural amenities caused by the large bulk and scale of the replacement buildings; (4) the terrible precedent set when developers can destroy a healthy, vibrant neighborhood not for its improvement but merely to maximize profit. These concerns are discussed below.

Make no mistake: This proposal for a massive removal of buildings, in a thriving and deeply established neighborhood, violates every premise of responsible development and urban planning. It poses a threat not only to the traditional, and revered, physical fabric of our neighborhood, but it poses basic and also profound questions for citizens and for government:

Why should responsible officials of city agencies allow the physical, historic, and aesthetic character of the Upper West Side to be systematically destroyed?

These brownstone treasures define the physical character that makes our community so desirable to live in, and sought-after as a setting for private life. They are an icon of dignified and elegant urban life. These brownstones are a living and irreplaceable legacy of the West Side and the city’s architectural and human heritage. They exemplify the definition of good design, materials, and planning. They are the essence of New York’s residential environment, the private face of the city’s fabric that we turn to the world. These brownstones represent the sense of self, place, and memory. We, who live here, consider these brownstones the nature of our city, our neighborhood, and our own personal history as New Yorkers.

The city should have learned its lesson from those failed and catastrophic schemes meant to deal with “urban blight.” We need to remember the deeply destructive results of the 1950’s and 1960’s, and be wary when developers, public or private, propose to destroy a neighborhood in order to save it.

The rationale for the destruction of our neighborhood’s physical character is not to redeem it, or enhance the life of our residents. It is merely to reward the callousness and greed of developers. These brownstones do not constitute a threat to any condition of health or physical safety. Nor are they nests of crime, or “blight.” Quite the opposite: they are integral to a thriving neighborhood with more than a hundred years of tradition. They are as viable, desirable, and pleasing to live in, and around, as they were during New York’s Gilded Age.

What is the benefit to the West Side from the systematic destruction of its most distinctive buildings? What burdens are to be imposed on us as a result?

First, for smart planning, there are many red flags: the overcrowded transit system and the water and sewer infrastructure on the West Side is limited, and no increases in capacity are planned. The number of hook-ups is increasing by the tens-of-thousands annually on the West Side, under the assumption that demand can be added without limit while critical resources remain static.

Second, what is the community benefit by removing these building’s historic, aesthetic, and design amenity; and simply replace them with new and undistinguished buildings of vastly larger scale, bulk, density? These new buildings will care nothing for their setting, their neighbors, and their impact.

The destruction of these buildings means that we will lose more of what makes our community a living and physical entity. We will be left with the degradation that results when our brownstones are replaced with cheap, architecturally faceless buildings. Our neighborhood is already littered with such buildings, each the legacy of yet another demolition of our historic and physical character.

Are we a city that will simply acquiesce to these things; to countenance the destruction of the physical fabric of one of our most valuable neighborhoods? This will remove, forever, the light, air and views afforded to residential neighborhoods by their harmonious, small-scale structures.

On February 20, 2008, the owner of 732 and 734 West End Avenue filed for a Demolition Permit. However, the applicant has not submitted any demolition plans. To be approved for a Demolition Permit, demolition plans must be submitted. If the Demolition Permit is approved and permitted, the applicant may begin demolition work on site.

I appeal to the city, and to all concerned citizens, to stop this horrific destruction of the West Side’s character, and community fabric. We must not allow others who care nothing for our community, neighbors, or traditions, destroy the very essence of what we call home.

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UPDATE: 3/12/08
In response to the Request for Evaluation, 732 and 734 West End Avenue do not meet the criteria for designation and will not be recommended to the full Commission for further consideration as a New York City landmark.
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UPDATE: 3/4/08
Council Member Brewer sent a letter to the Commissioner of Landmark Preservation Commission requesting an immediate review of landmark status for the Gilbert townhouses, located at 272, 274, 276 and 278 West 86 Street.
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UPDATE: 2/22/08
In response to my letter to the City Planning Commission regarding development along West End Avenue, the City Planning Commission states that the current R10A zoning accurately reflects the area’s predominantly 14-17 story apartment house character. The City Planning Commission believes that the current zoning is appropriate.
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UPDATE: 2/11/08
According to the Department of Buildings, a hold has been placed on the following properties in order to monitor the application for any permits. The following outlines the permits associated with each property.

487 West End: Interior renovation of existing basement apartment and addition recreation room in the cellar. – Partially permitted in December 2007
508 West End Ave: Demolition permit in process (NOT permitted) – December 2007
510 West End Ave: Demolition permit in process (NOT permitted) – December 2007
732 West End Ave: New building permit in process (NOT permitted) – January 2008
734 West End Ave: New building permit pre-filed in August 2007, no movement since
272 West 86 Street: No open permits
274 West 86 Street: New building plans DISAPPROVED in November 2007
276 West 86 Street: Demolition plans APPROVED, NOT permitted, August 2007
278 West 86 Street: No open permits
280 West 86 Street: Demolition plans APPROVED, NOT permitted, August 2007

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UPDATE: 1/29/08
According to the Department of Buildings, a “New Building” permit was issued for 732 West End Avenue. At this time, NO demolition permit has been for this address has been filed.
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UPDATE: 12/27/07
In the December 12, 2007 edition of the West Side Spirit, an article titled “Brownstones on the Brink,” highlights the efforts by Council Member Gale A. Brewer and the West End Preservation Society to protect the neighborhood character along the West End Avenue corridor. The article also highlights other brownstones within the community which are also threatened by development.
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UPDATE: 12/20/07
According to the New York City Department of Buildings, the owner of 508-510 West End Avenue has filed an application for a demolition permit.
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UPDATE: 12/17/07
Council Member Gale A. Brewer sent a letter to the Landmark Preservation Commission, Department of Buildings and City Planning Commission to bring attention to possible alterations or demolitions to this and other brownstones within the district. The following is an excerpt from the body of the letter sent:

I write to bring your attention to several buildings within my district: 487, 508, 510, 732 and 734 West End Avenue, and 272-280 West 86 Street. The owner of 487 West End Ave also owns 307 West 83 Street. There are rumors of demolition or alteration proposals for these buildings. Local residents are concerned about these buildings and have asked me to officially inform your agencies that there is significant community opposition to any future plans that may include the demolition or alterations of these structures.

I feel strongly that the administration must quickly meet with Community Board 7, elected officials, and community members to discuss how to maintain the integrity of our community. As I write this letter, eleven brownstones in a twelve-block area could be permanently destroyed.

Tenants indicate that they have heard that leases will not be renewed and that an application will be filed with DHCR to allow demolishing of both brownstones, 508 and 510 West End Avenue. If the NYS Division of Housing and Community Renewal approves the application, both buildings can be demolished and others can be put up in their place. Both buildings have 4 flights and 10 residential units.

The current rent stabilized tenants of 508 and 510 West End Avenue are not prepared to leave their apartments. Members of the West End Preservation Society support the tenants, and advocate keeping and maintaining the two brownstones as they exist today.

The brownstones were recently purchased by Sackman Enterprises.

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UPDATE: 8/04/09

Council Member Brewer, other elected officials and Community Board 7 support the creation of a West End Avenue Historic District by the Landmarks Preservation Commission.  A Landmarks Preservation Commission hearing is expected to be scheduled in fall 2009.  However, the buildings at 732-734 West End Avenue are unfortunately being demolished by the owner.  A community advisory group is monitoring the demolition.  Council Member Brewer has written Landmarks Commissioner Robert B. Tierney regarding the preservation of West End Avenue’s Historic Brownstones.  The text of the letter can be found below.

Dear Commissioner Tierney:

I write to request the immediate review of landmark status for the historically significant Gilbert townhouses, located at 272, 274, 276 and 278 West 86 Street between West End Avenue and Broadway.  These four townhouses were designed by renowned 19th Century architect Charles Pierrepont Henry Gilbert (CPH Gilbert) and built in 1895 and considered to be renowned and prolific examples of the architecture of this time period.  The townhouses are built in the French Neo-Renaissance style with detailed stone facades, featuring unique rounded bays, petite balconies and intricate floral swags atop tall windows.

On December 17, 2007, I wrote a letter to you expressing my concern for the possible demolition of eleven (11) historic brownstones.  To this date, the owners of six (6) historic brownstones on West End Avenue and West 86 Street have applied for demolition permits with the Department of Buildings.  As of August 2007, two (2) demolition permits have been approved, specifically for 276 West 86 Street, one of the Gilbert townhouses, and 280 West 86 Street.

Thank you for you attention on this very important matter.  If you have any additional questions, please contact me at (212) 873-0282.

Sincerely,

Gale A. Brewer

Contact

West End Preservation Society
Erika Peterson
514 West End Avenue
New York, NY 10024
epetersen.weps@gmail.com

Alan Sackman
Sackman Enterprises (Managing Agent)
Frontier Realty LLC
165 West 73rd Street
New York, NY 10023

 

120 West 86 Street (Stonehenge West)

Address: 120 West 86 Street

Landmark Status: No

Block: 1216

Lot: 140

Summary of the site plans and status

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According to the New York Post (January 18, 2006):

Stonehenge West was bought in November 2004 by Ofer Yardeni and Joel Seiden of Stonehenge Partners, Inc. for $16.5 million. They then renovated some of the apartments and the lobby, and sold the building, with 47 units, to Jane Goldman for $28 million in 2005. Twenty apartments are vacant or free market, and Goldman will use them as rentals. The Goldman family will continue to operate this property as a rental. There are also 13,028 feet of air rights if the owner wants to add a penthouse to the roof.

This magnificent twelve story elevator building was built in 1912 and contains 47 residential units comprising 50,000 square feet. The property is located on the south side of 86th Street between Columbus and Amsterdam Avenues in the heart of the Upper West Side, just one block from Central Park. This building is situated on one of the few “two-way” streets in Manhattan and has excellent transportation accessibility with a major subway station located on the corner at 86th Street and Broadway that makes both local and express stops along the entire West Side.”

 

330 West 86 Street

Address: 330 West 86 Street
Block: 1247
Lot: 49
Landmark status: No
Summary of site plans and status
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Update: 2/6/2007
Community Board 7/Manhattan voted to support the intent of the UDAAP sale to conserve the existing building at 330 West 86th Street.

This property was seized by the City of New York for tax purposes. Pursuant to the Urban Development Action Area Act (UDAA), the City of New York sold the property at below market value to the residing tenants of the property under the stipulations that said tenants would bring the building up to building codes and conserve the building for future use. Within 18 months of sale, tenants sold the property at a substantial profit to a developer, who now plans to build a 15 story apartment building in its place.

This was taken to court by the neighbors of 330 West 86 Street. The Appellate Court ruled in favor of the developers. The case is being appealed by the plaintiffs, citing the UDAA as barring the developers from destroying the property, citing the “conservation” stipulation that was agreed upon when the property was originally sold. The appeal was argued at the Appeals Court on February 13, 2007. According to HPD, the Court ruled that the building cannot be knocked down and the site built upon, though it can be sold.

Contact

Barbara Flynn, Executive Director
NYC Department of Housing Preservation and Development
100 Gold Street, Rm 5-G3
New York, NY 10038
(T)212-863-7901
(F)212-863-7450

 

38 West 86 Street (Bard Graduate Center for Studies in Decorative)

Address: 38 West 86 Street
Block : 1199 Lot: 54
Landmark Status: No
Summary of site plans and status
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Update: 5/1/2007
Community Board 7/Manhattan approved the proposed renovations by Bard College at 36 West 86th Street. Renovations will include restoration of the facade of the building in a historic manner.
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As of October 2006, the Bard Graduate Center for Studies in the Decorative Arts, Design, and Culture was planning to expand. The BGC bought 38 West 86 Street, a brownstone building located next to its current location. Expansion plans are under consideration as of August 13, 2007. Contact Susan Soros, President Bard Graduate Center for Studies in the Decorative Arts, Design, and Culture 36 West 86 Street New York, NY 10024 Phone: 212-501-3000 generalinfo@bgc.bard.edu

 

300 West 86 Street (4 Extell Development Condominiums)

Address: 300 West 86th, 537 West End Ave, 535 West End Ave, 533 West End Ave
Block No: 1247
Lot No: 36
Landmark status: no
Summary of site plans and status
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UPDATE: 4/18/08
Extell has tried to respond to community concerns regarding the 20 car accessory parking garage. Extell states they will do the following:

- Post a garage attendant at the garage entrance for 4 hours each day during the week. The attendant will stop cars while children are walking past the entrance.
- Narrow the driveway and garage door as permitted by the Department of City Planning. If permitted by City Planning the drive-way will be reduced to 15 feet.
- Customized garage door to reflect the character of the neighborhood.
- Extell will use state-of-the-art warning devices that cannot be heard or seen beyond a narrow area around the garage entrance to protect pedestrians, but not disturb neighbors.
- Install turntables at each level of the garage to ensure smooth maneuverability.
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UPDATE: 3/25/08
A joint Transportation/Land Use Committee for Community Board 7 DISAPPROVED the application for a curb cut on West 86 Street. The next step in the Uniform Land Use Review Process (ULURP) is Borough President review. The Borough President has thirty (30) days to review and act on the curb cut application.
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UPDATE: 2/27/08
The Land Use Committee for Manhattan Community Board 7 will continue its review of the application on March 19, 2008 at 7 PM.
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UPDATE: 2/11/08
The City Planning Commission certified Extell Development Company’s special permit application for an accessory garage in conjunction with a new 20-story building and the application for authorization of a new curb cut on West 86 Street. The 60-day community board review period has begun for both applications (2/20/08 to 4/21/08).

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UPDATE: 12/19/2007
Pre-certification presentation (i.e. so far informational only) on applications #C080153ZSM and #N080154ZAM by the Extell Development Company to the Department of City Planning for a 20-space accessory parking garage and authorization of a curb cut on a “wide street” (i.e. West 86th Street).

Paul Selver of Kramer Levin, attorney for Extell, made the presentation. Gary Barnett and Donna Gargano of Extell were also present.

The building is as-of-right (using development rights acquired from adjacent 302 West 86th Street). It will be red brick and limestone, 20 stories (210 feet + 12 mechanicals), with 27 apartments. Current “as-of-right” regulation allows 9 parking spaces. The application is for an automobile elevator and stackers in the cellar and sub cellar to provide a total of 20 spaces (+ required 4 reserves). Operational plan not decided, but looking at training building employees for parking duty. Curb cut would be on West 86th Street, which requires a special permit from City Planning. Applicant claims that wealthy residents will have cars (“reality”) and local public garages are at capacity for overnight parking.

Members of the public were concerned about curb cut, warning bells, and signage. Applicant hopes to return to the Committee(s) in January for ULURP.

Extell Development Company bought four small buildings at West End Avenue and 86th Street. The site will hold a 21-story condominium building (the zoning restricts building to a verticle of 210 ft, meaning the site could hold up to a 21-story apartment tower). Nearby buildings are 12 to 15 stories, and there is a 20-story apartment house at West 87th Street.The site is currently under construction.

Contact

George Arzt
George Arzt Communications, Inc.

 

165 West 86 Street (West Park Presbyterian Church)

Address: 165 West 86 Street
Block: 1217
Lot: 1
Landmark status: No
Summary of site plans and status
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UPDATE: 11/07/2007
Community Board 7/Manhattan requests that the Landmarks Preservation Commission calendar an immediate hearing on the proposed designation of West-Park Presbyterian Church as an Individual Landmark.

In need of funding to repair its aging building, the Church’s building committee approached Related Companies to explore renovation options. Related Companies proposed to demolish the existing structure and build a 23-story condominium tower with new space for the church at the corner of the site. When neighbors learned of Related’s plan, they organized Friends of West Park to create an alternate plan and raise funds to support it. Each member of the congregation is expected to vote on one of the two plans with finalization left up to the Presbytery, a legislative meeting of representatives from the churches.

The proposed plan was to rebuild and restore the Sanctuary, create new classrooms and other facilities for mission outreach, create new classrooms and other multi-use spaces for community use, create new affordable housing rental units, and create new market-rate housing. The new structure was proposed to be no taller than other buildings in the area, such as the building mid-block across the street from the church on West 86 Street. The new preservation plan has been approved by the Presbytery as of December 2005.

As of January 2008, the current development plans proposed by Richman Development have been approved by the congregants at West Park Presbyterian Church and by the Presbytery.

Future development on this site is unclear.

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UPDATE: 8/04/09

The Landmarks Preservation Commission held a hearing on landmarking West Park Church on July 14th, 2009.  Council Member Brewer delivered testimony in support of landmarking the site, which can be found below.

TESTIMONY BEFORE THE LANDMARKS PRESERVATION COMMISSION
JULY 14, 2009
Council Member Gale A. Brewer, 6th District, West Side of Manhattan

RE:    263 W. 86th Street (West-Park Presbyterian Church)

I thank Chairman Tierney and the Landmarks Preservation Commission members for the opportunity to testify today.

My name is Gale A. Brewer and I represent the residents of the West Side of Manhattan, from West 54 Street to West 96 Street, in the City Council.

The original structure of West Park Presbyterian Church was built in 1882, but was remodeled in 1889 by noted church architect Henry F. Kilburn to accommodate an expanding congregation. The church is a rare, perhaps unique example of the Richardsonian Romanesque style, and has been called “one of New York City’s great architectural treasures” by architect Lee Harris Pomeroy.

Although we in New York are often accused of not looking beyond our borders, I would like to call to the Commission’s attention for a moment to the city of Boston: conjure up the remarkable vista of  Copley Square in the heart of old Back Bay, and its pair of famous landmarked Romanesque churches. West Park Presbyterian could easily stand beside them in distinction and scale. It belongs, in other words, to concerns that are larger than those of West Side or New York, and is part of a canon of American church architecture whose ensemble is of value not only here but to our national heritage.

The church’s robust, red sandstone façade, heavy, round arches and distinctive bell tower make it an integral part of the neighborhood’s architectural landscape. While there is no doubt that the building is in dire need of renovations, a 2001 Resource Evaluation by the New York State Office of Parks, Recreation and Historic Preservation noted, “the church maintains an exceptionally high level of integrity of setting, design, materials, craftsmanship feeling and association on both the exterior and interior.” We note that the church also occupies all of its original site, and that because of its corner setting it provides unobstructed full views of the entire sanctuary and its remarkable tower.

In addition to West Park’s architectural grandeur, the building is also of considerable historical significance, as noted by the Office of Parks, Recreation and Historic preservation in its evaluation.  A former pastor at the church was responsible for translating Werner Sombart’s writings on socialism into English. In addition, the church was the original home of Joseph Papp’s Shakespeare Festival, and it was the first church in New York City to support gay marriage.

The church building was protected recently from demolition by neighbors and me, but many years ago it was left out of the West Side/Central Park West historic district designation. Members of the community have been in constant battle to keep this architecturally and culturally significant building from demolition, and, at the same time, retain the sanctuary and the mission of the church.

Unfortunately, structures as beautiful and significant as West Park Presbyterian Church have become scarce in our city.  The West Side and the city as a whole cannot afford to see any more of its treasures demolished to make way for more bland, uninteresting residential towers that have encroached on so many blocks in our community. Communities are not enhanced by the destruction and degradation of their built environment, nor do neighborhoods become more livable by removing their aesthetic treasures and physical landmarks.

West Park Presbyterian has been a de facto landmark at its present location, as well as a beloved neighborhood site, since the West Side emerged in the 1880s as the residential community whose architecture and ambience we treasure today. Ironically, as in other city neighborhoods of long-standing, and aesthetic and architectural value, the landmarks that give a neighborhood its physical character and history are often the first things to go when some seek to profit from those neighborhoods by destroying what makes them unique. We cannot allow this to continue, and as you know so well the Landmarks Commission was created to preserve not only an architectural gem here and there, like Grand Central, or St. Bart’s, but to ensure that areas like the Upper West Side Historic District and its adjacent structures are not degraded and lost to short-sighted ambition.

I am delighted that the West Park Presbyterian Church is being considered today, and I urge the Commission to designate this historic and treasured building as a landmark. With this building as a landmark, I will work to raise the necessary funds to restore the building.

I would like to thank West Park’s Reverend Robert Brashear, and all those throughout the community who have helped to bring us to today’s hearing, and, hopefully, to the realization of decades of neighborhood effort on behalf of this remarkable building and its legacy.

Contact

Tom Vitullo-Martin, Co-Chair
Friends of West Park Church
210 West 86th Street
New York, NY 10024
(212) 580-0383

Reverend Robert Brashear
West Park Presbyterian Church
165 West 86th Street
New York, NY 10024
(212) 362- 4890