By: Michael Young 8:00 am on July 27, 2022

Construction on 310 East 86th Street stands topped out as a 21-story residential tower over the Upper East Side neighborhood of Yorkville. The ground-up project is designed by ODA Architecture with IGI-USA in charge of developing the 145,000-square-foot building. There will be 69 condominiums along with an undisclosed amount of commercial space. Hunter Roberts Construction Group is serving as the general contractor for the mixed-use Manhattan property, which is located between First and Second Avenues and sits directly across from the 86th Street station, servicing the Q train along Second Avenue.

310 East 86th Street. Photo by Michael Young

310 East 86th Street. Photo by Michael Young

310 East 86th Street. Photo by Michael Young

A lot has changed and progressed since YIMBY’s previous update in the spring with the upper floors of the reinforced concrete superstructure having been formed and completed, while the light-colored facade is gradually being installed across the lower half of the main northern elevation facing East 86th Street. Shadows are cast along the tops and sides of the panels that are deeply stepped inwards toward the recessed floor-to-ceiling windows. Horizontal members break up the grid and will complement the setbacks on the upper half of 310 East 86th Street. The other three sides of the tower should see the curtain wall go up later this year.

310 East 86th Street. Photo by Michael Young

310 East 86th Street. Photo by Michael Young

310 East 86th Street. Photo by Michael Young

310 East 86th Street. Photo by Michael Young

310 East 86th Street. Photo by Michael Young

Meanwhile the cantilevering sections of 310 East 86th Street are found on the eastern side, while the opposite western profile is flat against the abutting low-rise neighbor.

310 East 86th Street. Photo by Michael Young

310 East 86th Street. Photo by Michael Young

310 East 86th Street. Photo by Michael Young

No interior renderings of the residences have been spotted yet, but YIMBY last announced the upcoming amenities that will include a music room, a laundry room, a children’s playroom, and a teen-oriented communal lounge.

A completion date of December 1, 2023 is posted on the construction board.

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I’ll never understand why the city allows cantilevers on buildings built mid-block. Unless the adjacent property is a park, parking lot, or lot that can’t/won’t be built upon, it makes no sense to me.

I agree, the cantilever balconies on the east elevation seem like a bad “add-on” or done for spite, so that the neighboring low-rise building (site) isn’t able to be redeveloped?

And on the west elevation the floor to ceiling windows will assure the low-rise building (site) won’t be redeveloped either?! 🤔

I’m assuming the developer for 310 E 86th St. purchased the “air rights”? 🤔

Well as far as the western side goes, I’m actually glad that it will likely lead to the historic structure being preserved. It’s skinny, handsome and charming.bwin-win.

Now the eastern cantilever is a different matter. That’s infuriating. That turd brick building is an obvious and natural candidate for redevelopment. Well, at least was.

What’s historic about that building? Did Mary and Joe stop there for the night, on their way to Bethlehem? Maybe Copernicus stuck his telescope out of one of those windows and discovered that in fact, the universe orbits around the Sun? Or did you just mean old? Old and somehow entitled to it’s place in the world because it’s old?

You put a lot of effort into that.

Clearly the air-rights have been purchased. One lot owner just cannot as-of-right build over another building. Instead of being a hardship situation, it has become a regular feature on many new buildings creating a weird and often ugly landscape (hence, 96th and Broadway creating a pigeon alley, or 92nd and Broadway where the building is almost toppling over – one can imagine that the owner of Petco on the N end of that block will do the same so Equinox will be bookended with over stepping towers on both sides – waiting for the big quake).

There will be 69 condominiums along with an undisclosed amount of commercial space, make me want to see its secret. And shadows are cast along the tops and sides of the panels, so curved or rectangular look beautiful with these rays of light and a surface: Thanks to Michael Young.

Other than those cheap-looking tacked-on balconies, this is a nice-looking building.

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