While there’s no question that New York’s historic districts have preserved some of the city’s most beautiful architecture, their protections can seem capricious at times. For example, when the team behind 360 Central Park West wanted to convert the Rosario Candela-designed building to luxury condos, this was not able to take place without the approval of the Landmarks Preservation Commission (“Landmarks”). But across the street, 15 and 17 West 96th Street are located right outside the historic district, allowing developer Sackman Enterprises to raise a 22-story, 321-foot high new building as of right.
Demolition of the modest townhouses formerly at the site began in September 2016, but shortly after the foundation was complete, the project stalled. A more recent visit saw that the superstructure of the SLCE Architects-designed building has topped out at 18 stories high. The development features exceptionally high ceiling heights, hinting at the ultra-luxury product to come, and interior renderings show lavishly finished elevators and corridors.
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As permits show, the first five floors of the new building will be devoted to the new home of Chabad of the West Side (CWS). The new center is double the space of CWS’ last location at 166 West 97th Street and will house two synagogues, a mikveh, a library, a conference center, a terrace-playground, a teacher’s training academy, meeting rooms, and preschool and Hebrew school classrooms.
The new building's classically-derived masonry facade will complement the strong pre-war streetwall of West 96th Street. (Rendering via SLCE Architects)
The 24 apartments will start on the fifth floor. No more than two units per floor allows for excellent privacy, and the top two floors will be devoted to a duplex penthouse. Renderings of the building depict private balconies on many units, and interior renderings show separate kitchens with center islands and integrated appliances, including wine fridges, as well as lavishly appointed baths with double vanities, rain showerheads, soaking tubs, and separate water closets. Amenities are set to include an attended lobby, a state-of-the-art fitness center, a children's playroom, and a lounge.
The new condo is taking shape up the street from Central Park and close to Trader Joe’s, Whole Foods, popular Upper West Side restaurants, and the 96th Street B/C and 1/2/3 trains. Families with children will appreciate the proximity to top schools like Columbia Grammar and Prep School and Alexander Robertson School, not to mention the future home of the new Children’s Museum of Manhattan location. This is taking shape in the former First Church of Christ Scientist with Landmarks’ approval.
Central Park West is best known for its cooperatives - of the 230 publicly listed units for sale in Central Park West, only 91 are condos (per CityRealty listings). However, demand for these condos is clearly high - they come to a median price of $3.2 million, or $2,214 per square foot. The three availabilities at the aforementioned 360 Central Park West range from $1.15 million for a studio to $16.495 million for a five-bedroom penthouse, and its closings come to an average price of $1,942 per square foot.
Google Earth aerial showing the project's scale and location
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