PS90

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220 West 148th Street, New York City, NY

PS90
PS90-NYC-Exterior.jpg

PS90 is an old public school building that has been converted into luxurious condominiums.
Building Information
Developer Charles B. J. Snyder
Architect Charles B. J. Snyder
Number of Units 75
Number of Floors 6
Year Built 1905
Construction Method Concrete
Type of Roof IRMA
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220 West 148th Street, New York City, NY
Distance to Public Transit Less than 1 block
Region New York City
Municipality New York City
Zoning R7-2
Title of Land Condominium


Contents

Background

The PS90 is a former public school building, hence the "PS", located in Central Harlem constructed around 1905. Built in the Collegiate Gothic style of architecture, the building features intricate stonework and masonry, as well as bas-relief and gargoyles. The building was designed and developed by Charles B. J. Snyder, who reigned as Superintendent of School Buildings for the New York City Board of Education from 1891 to 1923.

PS90 nearing its original completion

In his time, Snyder oversaw the building of more than 140 schools and over 400 structures. PS90 features a unique "H" shape design, pioneered in the area by Charles B. J. Snyder after seeing a similar design in Paris at the Hotel de Cluny in 1896. The site functioned as a school from 1905 to 1970, when it was decommissioned. For over 40 years the building sat abandoned. Over that time it became locally notable for its large graffiti murals on its outer walls featuring many famous and deceased African-American leaders and activists.

The property was deeded by the City of New York on April 4, 2008 to West 147th Associates LLC. The company L&M Development Partners, began retrofitting the property into a mixed income condominium building shortly thereafter. The renovation created 75 condominium units, of which 25% were reserved for mid-income families, the remaining 75% were set at market value. The renovation was completed in 2010 and earned L&M Development Partners the Lucy G. Moses Preservation Award for that year. The award is the highest honor granted by the New York Landmarks Conservatory and represents excellence in the conservation and preservation of New York city landmarks.



Location

Located in Central Harlem, PS90 is right in the middle of a neighborhood that is undergoing quite a face-lift. With several new apartments and condominiums under development, as well many existing structures receiving state of the art renovations, Central Harlem is an up and coming neighborhood on the Isle of Manhattan. In the area closely surrounding PS90 are found many restaurants, cafes and music venues, especially historic jazz clubs.

There are a number of parks within walking distance, including Jackie Robinson Park and Saint Nicholas Park. Public Transit access in the area is excellent, with 34 nearby routes for both bus and train services. There are several schools, both public and private only a stones throw away and the Harlem Hospital Center just over a half miles distance.


Construction

PS90-NYC-Snyder.jpg

PS90 was constructed of steel re-enforced concrete and brick in 1905 by the New York City Board of Education as an elementary school. The layout of the building is what is known as an "H-plan", as the footprint of the building as seem from above is in the shape of an "H". This style of building was introduced en-mass in New York by Charles B. J. Snyder, an architect and Superintendent of School Buildings for New York City Board of Education from 1891 to 1923. Snyder built dozens of structures in this style to allow for much greater natural light and air flow.[1]

PS90 has 12 foot ceilings and 10 foot cathedral-style windows. Built in the Collegiate Gothic-style of architecture, the building features gargoyles, bas-relief, and highly detailed stone work and masonry. Snyder's 32 years as Superintendent marked a stunning artistic change in New York school buildings and PS90 is no exception.

After 65 years as a school, the building sat empty for over 40 years until in 2008, the property was deeded to L&M Development Partners. L&M then set out on a $40 million renovation to convert the property into a mixed income condominium complex with over 14,000 square feet of community space on the ground level.

The project was aimed at preserving the historic feel of the building while offering all the modern amenities. The overhaul saw the introduction of a new central heating and air-conditioning system, an elevator and a redesigned lobby by Ron Nosworthy featuring classic checkerboard flooring, large artwork and wainscot paneling on the walls. Starr Whitehouse Landscape Architects oversaw the design of the beautiful garden space in both courtyard entrances.

The 6th floor was in the worst shape prior to renovation and saw dramatic improvements. It now houses the penthouse suites of the building which each feature over 1900 square feet of terrace space. For their efforts L&M Development Partners earned the Lucy G. Moses Preservation Award in 2010 for outstanding commitment to the preservation of New York city landmarks. PS90 now stands as a perfect harmony of classic design and heritage, fused with modern day luxuries and conveniences.

Layout and Features

The PS90 features 12 foot ceilings and bright 10 foot cathedral windows, with views ranging from the mid-town skyline to Yankee Stadium. Units feature DuChateau European oak wide-plank LEED Certified floors with a distinctive herring-bone pattern in the living rooms.

Each kitchen has Italian Stevali walnut-toned cabinetry, including stainless steel appliances and quartzite counter-tops.

Bathrooms include honed Palmira mosaic tiled walls, stone soaker bathtubs with separate glassed-in showers. Central air and heat are featured, along with a Bosch washer and dryer in every unit.

Floor Plans

PS90 has 48 floor plans available for viewing. Here is a small sample.

Amenities

Although completed in 1905, the PS90 has undergone an extensive renovation ending in 2009 to include many modern day luxuries.

Some of these include a secure entrance with doorman, live-in superintendent, elevator, fitness room, roof terrace, lounge and party room featuring a kitchen, work studio, media room, billiards room, bicycle room, and storage rooms. There's even a cold storage for fresh-direct deliveries.

There is also a parking garage for the building located directly next door.

Bylaws

PS90 Bylaws
Rentals No
Pets Yes
Age No
Barbecues Yes


  • PS90 is a pet-friendly building
  • There are no age restrictions for ownership within the building
  • Some of the 2 bedroom units offer the ability to upgrade them to 3 bedrooms
  • Barbecues are also allowed


Sustainability

The PS90 is over 100 years old and has been converted from an old school building which sat vacant for over 40 years.

Having been re-purposed makes this building already broadly sustainable. Specifically, all the units during the renovation received new LEED Certified flooring from the European company DuChateau. DuChateau employs environmentally friendly methods for harvesting wood from renewable forest resources.

Every unit in PS90 comes stocked with brand new energy efficient appliances from KitchenAid and Bosch.


Trivia

  • Jacques d’Amboise, a former principal ballet dancer for the New York City Ballet and founder of a Non-Profit dance education group for children, resides on the 2nd floor of PS90. The National Dance Institute, of which d'Amboise's non-profit is affiliated, purchased an 18,000 square foot space on the ground floor of PS90 in November of 2011.
  • The NDI, which formerly rented a space in Soho, can now call PS90 its first permanent residence.
  • Michael L. Breaux, a music teacher at New York University's Steinhardt School of Culture, Education and Human Development, purchased a suite in PS90. Breaux, a renowned bassoonist and former high school music teacher should feel right at home in PS90. Even more so considering his mother was a school librarian and his father was a industrial arts teacher.[2]
  • A suite in PS90 was also featured on HGTV's TV show, "Selling New York". It's worth noting that of all the condominium apartments seen by the prospective buyer on the show, he chose to purchase the suite in PS90.[3][4]

References

  1. The New York Times
  2. The New York Times
  3. Curbed New York
  4. The Real Deal


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