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IMPROVEMENT PROJECT

38 East 70th Street

Project Start no later than June 30, 2024

The purpose of this project is to take care of any items that would need to be done. I wish to make the property maintenance-free for the next 20 years.

We looked at improving the property from several angles. The biggest program would have been an elevator. We decided against this due to the invasive nature of installing one. A steel frame would have to be installed. If you are going to do that you might as well gut the interior. It also would consume at least six feet of width in a house that is already narrow. In a wider townhome, it makes sense as the cost of the elevator can be spread amongst a large total square footage. The entrance from the sidewalk is also either up 12 steps or down 5 steps. This makes an additional obstacle to even gaining access to the elevator. This home is therefore not for anyone who would need an elevator. The stairs are not an impediment but a built-in exercise system. My mother and father lived to 89 and 87 respectively and I feel that the stairs had a lot to do with that. I lived in the home since birth and the stairs become as easy as walking across a room. An elevator is superfluous.

I gave five years of serious thought to these improvements. I spoke with numerous architects, contractors, and realtors to gain their advice. The following items are therefore arrived at with a lot of thought and represent what we think are the best of the best improvements in keeping with the home’s wonderful history and superb location.

COMPLETED

  • Hired FGS Architects to produce  “As Built” Survey in Autocad
  • Develop proposals for an elevator
  • Developed designs for 2nd floor outside deck – southern exposure
  • Produced Mechanical proposals for the installation of HVAC
  • Evaluated three bids for window and door replacement

2023-11-01 Hired Alex Compagno to manage the following scope of work
http://alexandercompagnoarchitect.com/home

2024-01-03 Hired the www.windowdoorpro.com Window Company and placed a deposit on the order
https://www.windowdoorpro.com/

IN PROCESS

2024-02-01 Filed Landmarks paperwork and application

2024-02-12 Paid retainers and signed contracts with an engineers for mechanical and an engineer for structural
They will develop documents that will allow contractors to bid on the work below

Waiting for DOB and Landmarks approval of window replacement

 Waiting for access to do the final window measurements for order submission

PROJECT SCOPE

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WINDOWS & DOORS
Replace all windows and doors with aluminum landmark-approved units

ROOFS

Replace all roofs with a walkable system for exterior spaces suitable for furniture and decking
New access stairs will be installed to the top roof in the existing stairwell and ending in a roof access room large enough to hold furniture cushions
Water and drain plumbed to the roof for future use

Access door to the 2nd-floor roof through a large French window installed between the existing windows
Water and drain plumbed to the roof for future use

Remove the older skylights and install new ones as required

HVAC

Install ducted mini-splits on 4th, 3rd, 2nd floors
new parlor-level mini-splits on the garden-level floor
basement ducted mini-splits to service 1st parlor floor

BATHROOMS

Renovate bathrooms 2 and 4 in order to increase useable floor space in the bathrooms
New Fixtures

LARGE WINDOW PROJECT

Blow out the back wall from Garden Level to 1st floor parlor and install a two-story window

New Stairs that are easier to walk up and down

Remove all partition walls and closets on the south wall including the old pantry and dumb waiter area to allow light into both of these levels

View of 3rd floor window frame showing lack of maintenance

Windows

The home has original single-pane windows that are unable to be maintained anymore

From the 1st floor dining room extension roof looking North at house

Roofs

The roofs were last replaced 50 years ago and is well past it’s useful live. This complete replacement will add another 50 years to the life of the house.

4th Floor rooftop

HVAC

The HVAC system was installed in 2008 and is near the end of it’s life. Advancements in Heat Pump technology will allow better heating and cooling of the space.

Inspection of the premises by XL RPM

Bathrooms

The 2nd and 4th floor baths will be renovated. The 4th-floor airshaft will be removed to increase floor area.

34-36 Jemal property

Back Yard

The back wall of the house will have new two story windows added

Kitchen on the garden level

Kitchen

The kitchen will be renovated. New tile and cabinets.

1st floor dining room extension roof from the roof

Looking down on 2nd floor roof

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