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Kris
May 7th, 2004, 05:33 AM
May 7, 2004

RESIDENTIAL REAL ESTATE

Condos to Rise Near the Pepsi Sign in Long Island City

By RACHELLE GARBARINE

http://graphics7.nytimes.com/images/2004/05/07/nyregion/07REAL.jpg
A rendering of the two planned condominium towers, superimposed on a photograph, part of the development at the East River Tennis Club site in Queens. Construction is scheduled to begin in August.

The area just south of the Queensboro Bridge in Long Island City will soon be the site of increased development as two condominium towers take shape at the waterside home of the East River Tennis Club and two rental buildings rise at the neighboring Queens West development.

The two condominium towers, each 28 stories, will have a total of 540 one- to three-bedroom apartments. The two rental buildings, one 31 stories, the other between 32 and 39 stories, will contain 1,100 studio to three-bedroom units.

The condominium towers are the start of a plan by Vernon Realty of Jackson, N.J., to turn the tennis club site into a residential enclave with 910 residences, from condominiums and lofts to town houses and possibly rentals, in six buildings. There also will be a park, a riverfront promenade and gardens as well as 20,000 square feet of retail space.

The $350 million project will rise over the next two years, with construction to begin on the two towers in August. The six-acre parcel is adjacent to the former Pepsi bottling plant site at the north end of Queens West, a 74-acre residential and commercial development, where two other developers plan to begin construction by year's end on the two rental buildings.

Kathleen Voorhees, a spokeswoman for Vernon Realty, said the project at the tennis club site is the first in New York City for the group, which has developed 4,500 residences in southern New Jersey. Andrew J. Gerringer, a managing director at the Douglas Elliman brokerage, the project's sales agent, said that "it is clear with areas like Williamsburg, Brooklyn, that people will go to new areas as established ones become less affordable."

Mr. Gerringer said prices have not been set, but if sold today the apartments in the towers would cost in the $600-a-square-foot range, or about $720,000 for an average 1,200-square-foot two-bedroom. That is two-thirds the cost of a similar-size Manhattan apartment, he said.

Jay Valgora, a principal of V Studio, the project architect, said it has been designed with "contemporary architecture that evokes New York's classic apartment buildings," yet blends with the city and the nearby neighborhood.

Of the six buildings, which will flank a road to be carved through the site, the two towers will be nearest the water and reflective of those across the river in Manhattan. The four other structures will be eight stories each, to fit with the low-rise scale of Long Island City.

Those buildings will contain 14 town houses with stoops and private gardens, topped by apartments. They will also have ground-floor stores, Mr. Valgora said, creating a street scene. There will also be more than two acres of open space, including a one-acre roof garden.

The planned rental buildings at Queens West will join the two residential buildings that have been built there since 1997. One is a 521-apartment co-operative, the other a 372-unit rental.

With that rental building 96 percent occupied, its developer, AvalonBay Communities of Alexandria, Va., will start a second building with up to 600 apartments, said Philip M. Wharton, a senior development director at the company. Rents will be similar to the existing rate of $1,700 to $6,500 a month.

Rockrose Development Corporation is building the other rental, which will have 500 apartments with competitive rents, said Sofia Estevez, the company's vice president of residential marketing and leasing. The building begins Rockrose's redevelopment of the former Pepsi plant site, which will ultimately have 3,200 residences in seven buildings. Rockrose will also retain the Pepsi sign, a familiar landmark from the Manhattan side of the river.

Redeveloping the East River Tennis Club site had been the plan since the club opened in the mid-1970's, said Rod Waywell, its president and one of the owners. Many developers looked at the property, but no one closed a deal, he said.

That changed last July when Vernon Realty closed on its purchase of the site, with all construction approvals in place, for $25 million. The partners have since invested $3.5 million more of their own money into the project and are negotiating with several lenders for bank financing, Ms. Voorhees said.

The glass and stone condominium towers are to have cutaways at the corners to create balconies and terraces. Each of the six buildings in the development is to have its own exercise facility, but all residents also will have access to the rooftop garden and to the park that leads to the riverfront promenade.

And what of the 700-member tennis club, with its 20 courts, some under inflatable white "air structures," and outdoor pool and clubhouse? Mr. Waywell said the intent is to move the club, which will close once construction of the towers starts, to new quarters elsewhere in Queens or Brooklyn.

Copyright 2004 The New York Times Company

billyblancoNYC
May 7th, 2004, 09:41 AM
Very nice. I've been waiting for these new LIC announcements. This will be nice with the miniblock and stores, etc. There is also talk of 2 development by the Triborough - one apartment and the mixed-use Silvercup West. With these 3 plus the QW development, the area is finally doing what it's supposed to be.

BrooklynRider
May 7th, 2004, 09:48 AM
It's encouraging to see the waterfront developed, and not with corporate back office buildings. Major residential development is what the city needs. Hopefully, it keep moving forward, although, as often expressed in this forum, building too big at the edge stymies development behind "the wall".

Ninjahedge
May 7th, 2004, 10:18 AM
I was wondering when they would do something with that whole area. The other side of teh Queensborough looks liek SUCH a waste of space for an area so close to the city!

One thing annoys me though. They never tell us the engineer that is working on any of these new projects. It is kind of nice to know who is doing what where sometimes...... :P

NoyokA
May 7th, 2004, 11:19 AM
In this case they dont even name the architect, I think that is especially important to report.

NoyokA
May 7th, 2004, 11:20 AM
The two rental buildings, one 31 stories, the other between 32 and 39 stories, will contain 1,100 studio to three-bedroom units.

What buildings are these?

Derek2k3
May 7th, 2004, 11:40 AM
"Jay Valgora, a principal of V Studio, the project architect, said it has been designed with "contemporary architecture that evokes New York's classic apartment buildings," yet blends with the city and the nearby neighborhood. "



The two rental buildings, one 31 stories, the other between 32 and 39 stories, will contain 1,100 studio to three-bedroom units.

What buildings are these?

The first building in the East coast development and the second new Avalon building.

TonyO
May 7th, 2004, 01:04 PM
This is a seperate development than "Queens West"? Either way, great news.

Gulcrapek
May 7th, 2004, 08:13 PM
Jay Valgora, a principal of V Studio, the project architect, said it has been designed with "contemporary architecture that evokes New York's classic apartment buildings," yet blends with the city and the nearby neighborhood.


Hmm... we'll have to watch that one.

Kinda amazing how fast this just exploded. I'm sure the buildings will have no problem filling up.

billyblancoNYC
May 8th, 2004, 02:22 AM
The two rental buildings, one 31 stories, the other between 32 and 39 stories, will contain 1,100 studio to three-bedroom units.

What buildings are these?

The 2nd Avalon is the 32 to 39 one. There is debate now are to making the tower 39 instead of 32 and replacing a 15 story with a 1 story library. It's all about the view and the need to construct only 1 HVAC, etc. Some Citylights people (the 1st building) are up in arms as it is taking away they're views. Who knows, either way, it's going up soon and will be 32 stories plus.

londonlawyer
May 8th, 2004, 08:27 AM
This is good news!

The skyscraperpage.com is anti-NY and sucks! F-Flint is a biased prick, and LA21st and Chitown are simply morons. (I'm really amused that that jackass Chitown thinks that he's becoming an investment banker with his Wisconsin degree. :wink: :wink: :wink: Goldman's really going to skip applicants from Harvard, Yale, Princeton and Stamford for him!!! :lol: :lol: :lol: :lol: )

Gulcrapek
May 8th, 2004, 10:06 PM
Can you stop doing that? Make a thread about it in Anything Goes and leave these threads their dignity.

londonlawyer
May 8th, 2004, 10:19 PM
Can you stop doing that? Make a thread about it in Anything Goes and leave these threads their dignity.

Easy, amigo. I never heard of the "Anything Goes," sectin but now that you mentioned it, I've found it. I'll go there to laugh at those dicks! FFlint is a biased asshole who takes action only against me and ignores others who instigate conflicts. Chitown and LA21st are simply morons. Good luck with your investment banking career, Chitown! :lol: I'm sure that the banks will take you from your third tier school over applicants from Harvard, Stanford, Yale, Princeton, Penn, MIT, etc.! :lol: :lol: :lol: :lol: :lol: :lol: :lol: You're delerious, kid!

NYatKNIGHT
May 10th, 2004, 12:28 PM
There is a thread in Anything Goes called SSP.com quotes (http://forums.wirednewyork.com/viewtopic.php?t=1920) where you should vent about skyscraperpage.

Are these buildings just south of Queens West?

londonlawyer
May 10th, 2004, 01:06 PM
There is a thread in Anything Goes called SSP.com quotes (http://forums.wirednewyork.com/viewtopic.php?t=1920) where you should vent about skyscraperpage.

Are these buildings just south of Queens West?

Sounds good. Those guys are not only retraded but biased dicks. I hope that someone fills my shoes in debunking their absurd myths.

TLOZ Link5
May 10th, 2004, 03:53 PM
Are these buildings just south of Queens West?

North. Just south of Queens West is Brooklyn.

Ninjahedge
May 14th, 2004, 02:48 PM
just south of the Queensborough Bridge.

I was just at the southern building last night. Not bad area, and there are places available in them that are "open for negotiation" on the rent prices, so give them a try.

Thing is, the view is not much different than NJ, and NJ is still about 20% cheaper for similar accomodations (similar, but newer).

TLOZ Link5
May 14th, 2004, 06:22 PM
You can't see the U.N. from Jersey, for starters :P

Plus you can take the subway into Manhattan from Queens as opposed to a ferry, NJT bus or commuter rail from New Jersey, which would cost more.

The apartments may cost more, but in certain places the total cost of living would be greater.

Derek2k3
February 2nd, 2005, 09:24 PM
http://www.pavarinimcgovern.com

Pavarini McGovern is currently providing Preconstruction
services to Vernon Realty Holdings,
LLC for this phased residential and site
development project in Queens, NY. The
1.2-million-SF complex will consist of five
low-rise buildings, two 28-story residential
towers, 115,000-SF of parking; 17,500-SF of
indoor recreation space and 11,750-SF of
retail. Site development will consist of
20,000-SF of riverfront esplanade, 93,217-SF
outdoor recreation space and 47,342-SF
street and streetscape. The design team is
being led by the Architect,Walker Group/CNI.


A photo of the site can be found here. It's where the white tennis bubble is.

http://www.queenswest.com/neighborhood/discussion/00001073

Gulcrapek
February 2nd, 2005, 10:18 PM
Nice, better than usual. No permits up yet.

Kolbster
February 2nd, 2005, 10:27 PM
Sounds like a good project....can't complain. Does any one have renderings of the 31 and the 32-39 story building?

NewYorkYankee
February 2nd, 2005, 11:10 PM
What 31 and 39 story buildings are you talking about Kolbster?

Derek2k3
February 2nd, 2005, 11:27 PM
No renderings of the 39 story Avalon II yet. Renderings of the complex of buildings with the 31 story tower are here.

http://www.wirednewyork.com/forum/showthread.php?t=3395&page=1&pp=15&highlight=pepsi+arquitectonica

billyblancoNYC
February 3rd, 2005, 01:13 AM
http://www.pavarinimcgovern.com

Pavarini McGovern is currently providing Preconstruction
services to Vernon Realty Holdings,
LLC for this phased residential and site
development project in Queens, NY. The
1.2-million-SF complex will consist of five
low-rise buildings, two 28-story residential
towers, 115,000-SF of parking; 17,500-SF of
indoor recreation space and 11,750-SF of
retail. Site development will consist of
20,000-SF of riverfront esplanade, 93,217-SF
outdoor recreation space and 47,342-SF
street and streetscape. The design team is
being led by the Architect,Walker Group/CNI.


A photo of the site can be found here. It's where the white tennis bubble is.

http://www.queenswest.com/neighborhood/discussion/00001073


Love this development. Nice designs and overall plan. $280 mil and it's not even part of Queens West. Thsi just shows the area is primed and ready to take off. Just get Rockrose to move a little faster and get some of their stuff up, and I think the momentum will build even more.

alex ballard
February 4th, 2005, 07:09 PM
Love this development. Nice designs and overall plan. $280 mil and it's not even part of Queens West. Thsi just shows the area is primed and ready to take off. Just get Rockrose to move a little faster and get some of their stuff up, and I think the momentum will build even more.

Does anyone find irony in the fact that Astoria has taken off tremendously while Long Island City is still on the fringe? I mean, it seems to go against the "proximity to Manhattan" rule that Genterfaciation seems to follow. In fact, Aves C&D are still a little rough from what I heard, yet across the bridge, it a whole nother ball game....

billyblancoNYC
February 5th, 2005, 12:06 AM
Does anyone find irony in the fact that Astoria has taken off tremendously while Long Island City is still on the fringe? I mean, it seems to go against the "proximity to Manhattan" rule that Genterfaciation seems to follow. In fact, Aves C&D are still a little rough from what I heard, yet across the bridge, it a whole nother ball game....

I don't follow.

LIC has taken off already. Tons of artists live and work there, prices are skyrocketing, and a lot of cultural institutions have moved here (some from Manhattan...not just MoMA).

As far as proximity to Manhattan, most of LIC is closer to Manhattan than Astoria, with Astoria being at the end of the N and LIC at th beginning. Besides, this gentrification was Brooklyn based, really. First Williamsburg, then Greenpoint, then LIC right over the bridge.

ASchwarz
February 5th, 2005, 12:56 PM
Does anyone find irony in the fact that Astoria has taken off tremendously while Long Island City is still on the fringe? I mean, it seems to go against the "proximity to Manhattan" rule that Genterfaciation seems to follow. In fact, Aves C&D are still a little rough from what I heard, yet across the bridge, it a whole nother ball game....

Avenues C&D are not rough. Avenue C is as yuppie as it gets. There must be 10 places to get sushi. Avenue D is pretty quiet, but is far from rough. You can spend well over $1 million at a new condo development on the northern reaches of Avenue D.

Long Island City might be a bit fringier than Astoria because it's mostly office and manufacturing (or formerly manufacturing), while Astoria is residential. Obviously a residential neighborhood is more lively and has more services on nights and weekends.