Dan’s Dirty Studio Gets Dirty

One thing that’s being worked on at the moment are the final steps for the staircase. Finding wide plank white oak has been a challenge. Each tread is 11 1/2″ or 12″ by 36″ by about 1 3/4″. There are 60 treads plus there are platforms at each corner which are the same idea with multiple pieces stitched together. Needless to say we had to buy a lot of pretty prime wood. They’ve got it all cut up and sanded…

wood stair treads

In the process of cutting up all that wood sawdust was flying everywhere. There was so much sawdust being created that it has literally coated the walls of the dirty studio where they were doing the work…

dirty studio wall

The T is one of the workers starting to write his name on the wall with the air pump… They also wrote more mundane things in the sawdust on the walls…

'hello' in sawdust on wall

Today the contractor discovered that the stairs aren’t square. Blame it on the foreman he had on the project initially, or blame it on the guy who fabricated the stairs, or blame it on the contractor himself for not double checking things – but the end result is that the stairs are pretty obviously out of square.

stairs not square

[Then again, the building isn’t square either – it’s bigger in the rear than in the front.]

So that means they have to make things that aren’t square appear to be square – which is more difficult than it should be, but the guy working on it is up to the task.

After they get things cut so they appear square, they have to stain and seal all those boards. Meanwhile another guy is painting all the steel white…

Ryan painting stairs

He’s actually a guy who I’ve had working for me sporadically for 3 years now. Good guy, but very afraid of heights. In the picture he’s about 40 feet up off the parlor floor. He said it was the scariest thing he’d ever done (which is why he’s wearing a harness)…

I’m pretty sure that’s just primer – so they’ll have to come back in and do it all again with the final coat of white.

Insuring A Townhouse Is Expensive

[UPDATE: Our agent hadn’t put in the discount for being fully sprinklered, so I’ve updated the numbers to reflect that now that we know the true price…]

Since we’re coming to the end of construction as well as the one year mark on our Builders’ Risk policy we’re converting over to traditional homeowner’s insurance – and it’s a lot more expensive than I expected it to be. But admittedly I hadn’t researched insurance properly…

I had a little sticker shock when our insurance agent (David Bodansky – david@zamzok.net, 212-561-8990) told me the new homeowner’s policy was going to run $6,400 (with Chubb as the insurer). So I called GEICO (where we have auto insurance) and was told their policy was going to cost $5,800. It was a bit of an apples and oranges comparison but it seemed Chubb was just a little more expensive – but Chubb is Chubb – the best insurance company out there.

At the end of the day GEICO would insure the building for $1.087M (125% of $870K “base”) with $609K of coverage for personal property and $500K in liability coverage. Problem is, if it was a catastrophic loss, I don’t know that we could rebuild everything for $1.087M – it would be tight. That coverage cost $5,800/year with a $1,000 deductible and (I think) $5,400/year with a $2,500 deductible. They then would charge $400/year for another $1.5M of umbrella coverage for a total liability coverage of $2M. So GEICO’s total was roughly $5800/year with a $2,500 deductible.

I had our agent redo the Chubb quote with an umbrella policy and auto (so structured more like the GEICO quote). Chubb will insure the building for $1.4M – so plenty to cover a catastrophic loss. Liability coverage was quoted at $500K. The cost of that was $5,700 $5,050/year with a $2,500 deductible or $5,450 $4,800/year with a $5,000 deductible. So Chubb cost about $350/year more LESS than GEICO, but AND it had more coverage ($1.4M instead of $1.087M). But Chubb charges $700/year for a $2M umbrella (compared to $400/year for $1.5M with GEICO).

Needless to say, we’re going to go with Chubb even though it’s $600/year more expensive. It’s $50 less per year and we get $300+K more coverage on the building, $500K more liability coverage, and we get the Rolls Royce of insurance companies.

Our agent said he had done similar quotes for another client and Travelers also came out more expensive than Chubb. So it seems that townhouse insurance just runs a bit under $6K/year. I’m not happy it’s that high, but it is what it is… There might be cheaper insurers out there, but I can’t imagine fighting with cut rate insurance company over a million dollar claim.

The whole question of how much umbrella coverage to get was a big question… After researching it online I’m still not 100% certain $2.5M is sufficient – but it probably will be. One thing I do know is that we’ve been under insured for a while now. We should have gotten an umbrella policy a long time ago. Better late than never, I guess…

I should also mention that the Allstate insurance agent on 116th Street in East Harlem booked an appointment to sit down with me and only after I got there did she tell me that Allstate doesn’t write homeowner’s insurance in the 5 boroughs. If she had told me that upfront it would have saved me over an hour of traveling down and back to meet with her. (Grrrrrr…)

Change Requires Participation

“Beating Upwind” is sailing into the wind – it’s hard work, but there are times when it’s necessary to accomplish your goal. At one point I thought when the house was done we could relax and do some downwind sailing (so to speak). And yes, things will get more relaxed and less crazy once we’re settled, but as we get to know Harlem we realize there’s more work to be done. Harlem is at a cross roads – schools are starting to improve, more and more gentrification is happening, bars restaurants and shops are getting better, but there’s still more to do…

community board 10Along those lines my partner Dan has thrown his hat into the ring and is trying to get onto Community Board 10. As you can see in the map to the right CB10 goes pretty much straight up from Central Park – it quite literally is Central Harlem. Our neighborhood, Mount Morris Park is the in the lower part of CB10’s territory – around the notch on the eastern side.

The community board is pretty badly broken and one of the things in Harlem that needs to be fixed. If you go to a board meeting you’ll see just how big of a mess it is. Much of the thinking on the board seems to reflect the failed policies that have kept Harlem a depressed area with a relatively high crime rate, lackluster schools, etc.

To change things people have to get involved (problems rarely fix themselves). Dan’s running instead of me because he’s better suited to being on the community board than I am. Where I can be a bit standoffish until I get to know someone, people generally really like Dan when they first meet him. He’s also more of a consensus builder – he genuinely wants people to get along and see eye-to-eye. But when push comes to shove he’s got a backbone and when a line needs to be drawn in the sand, he draws it and stands his ground.

Dan Wong in a construction site

Here are some of the issues we’re concerned about… I say “we”, ’cause Dan and I agree 95% of the time and I’ve agreed to attend meetings with him to ease his misery.

  • Crime in Harlem is unacceptably high.  Specific things we’re disturbed by are:
    • The rate (per 100,00 residents) in Harlem is generally more than double what it is in Inwood & Washington Heights or even East Harlem south of 116. On top of that there’s been essentially no reduction in crime 10 years in Harlem, while other precincts have brought down the crime substantially during that time.
    • We don’t feel NYPD is aggressive enough in combating drug dealing – there’s always a drug dealer available somewhere in Harlem. Given the number of drug treatment facilities in the neighborhood, the combination of lots of addicts and readily available drugs has predictable outcomes.
    • We don’t feel NYPD is trying hard enough to get rid of the dirt bikes and ATVs that disturb the peace and safety in the neighborhood on warm days.
    • We’re not happy with NYPD’s relationship and interaction with the community – they haven’t built trust with residents.
    • We support Stop & Frisk, but are not happy with how it’s implemented. We want to see NPYPD use “Courtesy, Professionalism & Respect” when they stop people.
  • Development in the area needs to favor owner-occupied units and quality construction. Owners generally care more about their communities than renters. And if something is constructed poorly, people will treat it poorly. We want residents to have a sense of ownership and take pride in their homes and in their neighborhood. When people care it makes a huge difference.
  • Shops, Restaurants & Bars are needed to support the growing demand of the middle and upper income people moving into new condos, higher end rentals, and renovated townhouses.
    • You can never have enough high quality grocery stores, bake shops, coffee shops, etc.
    • The community board approves liquor licenses and some members of CB10 have been trying to have Harlem bars close two hours earlier than anywhere else in the City – which will really dramatically slow the growth of interesting places to hang out in the neighborhood.
  • Schools in Harlem need to improve. This is a bit of a touchy issue since there’s a high concentration of charter schools in Harlem. Dan’s actually a big advocate of public schools since many of his students at CityTech (CUNY) come from public schools. Part of his job at CityTech is evaluating high school graphic design curricula. He sees how hard the public school teachers work and understands that they need more support in order for them to improve. He even testified on behalf of The High School of Graphic Communication Arts which was one of the schools spared from the latest round of closures. At the same time I sort of like how the charter schools are holding public school’s feet to the fire – showing how miserably the public schools have failed some students – that the problem isn’t the students, it’s the schools.

There’s a lot of other issues I could go into, but those give you an idea of where we’re coming from…

It’s not like the community board will change over night because Dan gets on it – if he gets on he’ll be one of 50 people on the board. But CB10 won’t change at all unless people like Dan get involved. I’m sure there are already some great people on the board – there just need to be many more.

I, meanwhile, have already started working with some of the people from the Mount Morris Park Community Improvement Association on issues around our immediate neighborhood that require attention. More on that later…

So if you’re planning on moving to Harlem – think about how you can better the community once you get here. If enough of us participate, we can make things better.

Clerestory Windows Went In Today

In the past week the things that have been happening haven’t been all that photogenic – skim coating is something you have to experience in person, wood floors is just more of the same, etc.

But one thing that’s new and different is that the clerestory windows were put in today – and we’re liking them a lot…

clerestory window 3rd floor

The windows let in light from the bulkhead (“light scoop”) on the roof. The one above is on the 3rd floor and lets light into the den / TV room. Light actually goes both ways – in the mornings the morning light hits the front of the building and light goes from the rooms into the stairwell.

The clerestory window on the top floor is actually quite tall and lets in tons of light in the early afternoon (almost too much light)…

clerestory windows 4th floor

Because the wall is a fire wall with a 1 hour rating, the glass has to be fire rated as well. We had two options – spend $5,000 for special clear fire rated glass, or spend $900 and get wire glass. Spending $4,100 for clear glass didn’t make sense to us, so the glass is wire glass…

clerestory window with wire glass

The wires don’t really bother us. We were mostly concerned about the frame – we wanted it to be really minimal – we’re happy in that respect…

127 & 136 W 123 Are Adding Floors

A year or so the Mount Morris Park Community Improvement Association began work to try to get the blocks between Lenox and Adam Clayton Powell landmarked. Currently they’re recognized by the National Register of Historic Places, but not by NYC’s Landmark Preservation Committee.

mount morris historic district map with extension shown

The gray area is the part that’s landmarked, the blue area is on the National Register, but not landmarked – that’s the part MMPCIA has been working to get landmarked.

Well, on our block it’s a bit too late… Two buildings on the block are adding stories – something they wouldn’t be allowed to do if they were landmarked. The two buildings are 127 West 123 and 136 West 123. I’m fine with 127 adding a floor, but I’m really disappointed to see 136 add a floor…

127 West 123rd Street

127 West 123rd Street is one of two old townhouses that are sandwiched between the two halves of the Windows on 123 condos. Windows on 123 maxes out the possible building height and sorta dwarfs the townhouses. So from my perspective it’s not horrible that floors are added to the townhouses… Here’s a photo right after they started adding the floor…

127 west 123rd street

I wish they had set the extra floor back a little, but given what it’s up against, it’s not horrible… Here it is again as a 3D drawing…

127 w 123 3D drawingActually, I’m a little surprised 75′ is the max height on a 60′ wide street – but that is what it is…

136 West 123rd Street

In contrast to 127, 136 West 123rd Street is one of 16 continuous brownstones that have not been altered. Adding a floor to it is a much bigger deal since it breaks something that still has the potential to be pristine…

Brownstones on West 123rd Street between Lenox and Adam Clayton Powell

I’m really disappointed that the view you see above is going to be marred by an extra story on top of one of those buildings. Not only are they going up a floor, but they’re pushing the back wall back to the maximum 65 feet with the minimum 30 foot rear yard…

136 west 123 street 3D drawingIf we had been landmarked LPC could have mandated that the additional floor be set back far enough that it not be visible from the street. At least there’s some set back (6′ 6″), but a 10 or 15 foot setback would have been so much nicer.

As sort of a side note, 136 W 123 was for many years the neighborhood hangout – mostly older (Belizian?) guys with who were pretty big into music. (We even bought a couple CDs off one of the guys – and they weren’t bad). There used to be a social club in the ground floor which had it’s ups and downs. The guy who lives behind them on 122nd Street still has a bullet hole in his window thanks to that club. When the club closed they just moved their socializing onto the stoop. They’re generally good guys, but their hanging out got pretty loud. Just the other day one of the neighbors I “met” due to the RCN incident told me she got only 4 hours of sleep a night during the summer because they were so loud. So 136 being renovated will really change the block since it was one of the remaining centers of the old culture on the block.

Back when MMPCIA started their push to get the blocks between Lenox and ACP landmarked, I wasn’t so keen on the idea. I still don’t think landmarking is warranted for the north side of our street which already feels like it has three zilliion styles of architecture. But as I thought about it, the unbroken row of 16 brownstones on the south side of the street was worth protecting – but once 136 gets rehabbed, that purity will be gone. We can never go back to what it used to look like.

The architect seems like he’s got it in him to do a decent job. I just hope his client is spending the money to execute a good design. If we’re going to have a visible addition marring the view – please, just let it be fairly well designed.

UPDATE:

I went to see the Windows on 123 lofts yesterday and looking down I could see that there were already additional floors added to some of the brownstones on the south side of the street. Here you can see that 132 West 123 has an extra floor added already…

132 West 123 additional floor added

That’s a rather large amount of “stuff” that was added and it’s fairly close to the edge – yet it’s not readily visible from the street, so I’m hopeful that the additional roof on 136 won’t be visible either. [136 is the one two doors down with the blue tarp.]

152 West 123 also has an extra floor, but it’s stepped back further and features a bigger/nicer roof deck off what I assume is the master bedroom…

123rd street roofs

I just find it really odd that they had the money to add an extra floor, but not enough to restore their cornice.

[In the picture above you can see our bulkhead in the distance. It looks pretty small compared to everything else…]

So seeing that there are already several with extra roofs added, I’m far less worried about roofs being added – though I’m hoping none get added on 122 that would block our view 🙂