Wednesday, February 3, 2010
(l) 7th floor view, (r) 24' ceiling in the lobby
(l) lower floor 1 bed still has view, (r) typical kitchen
(l) typical bath, (r) unique sliding glass wall to bedroom.
(l) 22' ceiling in penthouse 1 bed, (r) second floor in penthouse 1 bed
(l) tub with a view, (r) shower with a skyline view
(l) 7th floor living room, excuse the mess, (r) terrace on 7th floor.
Time and time again, I have fixated on a new development project, and the finished product ends up a major disappointment. For that reason, I was beyond delighted to see how the nearly-finished product at 10-17 Jackson has turned out. And, I am happy to report, Times Square Construction & Development has decided to forge ahead as a condominium!
I was reminded again and again as I toured the site today that, as a Times Square rep put it, "we are a construction company first, and a development company second". This is a project where quality is apparent throughout, and just as significantly, the project was built with pride and acute attention to detail. For starters, the building could have been built 11 stories as-of-right, but the builder instead to go 8 stories plus roof so the ceiling heights in each apartment would measure at 11'+ plus for each. The effect is a spacious feel and an incredible light and views in every unit. Also impressive is that the builder decided to go with 8" poured concrete floors topped with 3/4 sub flooring and 3/4 walnut floors- no skimping here. I was worried about a possible rumble from the 7 train just yards away, but after an hour in the building not a peep- this building is clearly solid as a rock. It is extremely quiet as well. The builder imported sound resisting double paned windows from Europe, and they leave the interiors pin drop quiet.
The apartments are well appointed with white lacquer cabinets, granite counters, Liebherr fridges (other kitchen appliances Jenn Air), full sized washer and dryer in each unit, and a modern bath with soaking tub. There are a couple of unique features, aside from the brilliant windows that run largely from floor to ceiling. In many apartments, especially the 1 bedrooms, there is a translucent glass wall that can be rolled back to open to the living room. An interesting option for those who would like to open things up. But perhaps the most interesting feature is that many of the bathrooms have floor to ceiling, or at least tub to ceiling, windows that would allow you to enjoy the view while neighbors are enjoying a view of you. Sort of like The Standard Hotel meets LIC. Speaking of views, there is no shortage in this building. From the 2nd floor you see a significant portion of the Chrysler Building, but once you hit the 4th floor, it is wide open skyline in the west facing apartments and open river, creek, and Brooklyn views on the east side of the building. Studio V Architects deserves major kudos here. The layout of the building was brilliant. Given its triangular lot on Vernon and Jackson, it could have gotten tricky, but somehow Studio V minimized the angles in the apartments and you never feel like you are stuck in a 3 sided box. The other point of brilliance was staggering the north side of the building with terraces (nearly every apartment in the building has one) so that apartments on the northeast portion of the building still enjoy exceptional west views of the skyline. Other exception touches include a lobby with 24' ceiling and penthouse with ceilings that peak at 22'.
The bottom line is that Times Square looks like it has a home run on its hands here. Nearly every apartment has light, views, and a terrace. The construction quality is exceptional and solid. And those 11' ceiling, fantastic. Everything from here will ride on pricing. While a schedule A has already passed muster with the AG's office, some tweaks may still be made. The price talk I am hearing seems reasonable. The TCO is expected in the next couple of weeks and sales will likely start within 8 weeks. Can't wait!