High Line 28 Block Association
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Commercial loft building across from Ava High Line (on 28th Street) foreclosed on by JP Morgan
Across from Ava High Line on 28th Street between 10th & 11th is a commercial loft building that predates many of the towers most of you are probably living in right now. The address is 548 West 28th Street, and our sister publication Bloomberg reported in December 2025 that its owner, Mariner’s Gate LLC, was delinquent on approximately $50 million in debt and had entered into bankruptcy to halt foreclosure by its lender, JPMorgan. Based on the bankruptcy case docket, it looks like that foreclosure ended up occurring in May 2026, and so John Piermont Morgan is technically your neighbor now. Welcome to the block, John.
Across from Ava High Line on 28th Street between 10th & 11th is a commercial loft building that predates many of the towers most of you are probably living in right now. The address is 548 West 28th Street, and our sister publication Bloomberg reported in December 2025 that its owner, Mariner’s Gate LLC, was delinquent on approximately $50 million in debt and had entered into bankruptcy to halt foreclosure by its lender, JPMorgan. Based on the bankruptcy case docket, it looks like that foreclosure ended up occurring in May 2026, and so John Piermont Morgan is technically your neighbor now. Welcome to the block, John.
The next step here is for JPMorgan to try to sell the property to the highest bidder, and it looks like that process has been under way for a few months now. We are going to contact Mariner’s Gate and the sales agent to see if we can figure out more about who the potential buyers are—and will keep the block updated.
“The Mallory” opening at Terminal Warehouse (on 11th Avenue) this fall
If you know, you know; and if you know, you know we are big fans of Terminal Warehouse, the historic brick building covering a full city block from 27th to 28th Streets, between 11th and 12th Avenues. As first reported by our sister publication the NY Post, the second of two tenants in the redeveloped warehouse is Equinox, which we have covered rather extensively, and the first is Convene Hospitality Group, which designs event and office spaces. This fall, Convene is bringing to the warehouse an events space called “The Mallory,” which will host events like galas, award ceremonies, and Eyes Wide Shut-style parties. (Ed note: Don’t believe literally everything you read on the internet). Anyway, we like this development.
If you know, you know; and if you know, you know we are big fans of Terminal Warehouse, the historic brick building covering a full city block from 27th to 28th Streets, between 11th and 12th Avenues. As first reported by our sister publication the NY Post, the second of two tenants in the redeveloped warehouse is Equinox, which we have covered rather extensively, and the first is Convene Hospitality Group, which designs event and office spaces. This fall, Convene is bringing to the warehouse an events space called “The Mallory,” which will host events like galas, award ceremonies, and Eyes Wide Shut-style parties. (Ed note: Don’t believe literally everything you read on the internet). Anyway, we like this development.
And we like it for a couple different reasons. First, the history and bones of this building are extremely cool. In a world not that long ago where trains ran up and down 10th and 11th Avenues and killed so many people that the two avenues were collectively called “Death Avenue,” Terminal Warehouse was a train stopping place (otherwise known as a “terminal”) that stored all sorts of goods dropped off by the trains (otherwise known as a “warehouse”), including perishable goods that had to be kept cold (which is why it says “COLD STORAGE” in large old-school black capital letters on the front). Second, Convene has put some serious respect on the name of the architect who designed the building in the 1890s, George Mallory. Third, and most importantly, we are ‘Yes In My Backyard’ types around here and love to see development not just in Hudson Yards, the Midtown of sorts of the west side, but in the residential spaces and ‘suburbs’ if you will around Hudson Yards. That is especially true when the developers, and here, even the tenants, make an effort to check and embrace boxes one and two.
We’ve reached out to the President and CEO of Convene for comment here, including on the estimated timeline and the events that might be thrown in the new space. Will update here if we get a response.
La Bergamote is the French café experience, but today
One of our chief criticisms of Paris is that it is in France. For this reason you might think you can’t do the following today: wander over to a café with the black-and-white tile floors, marble-cut tables, and vintage lighting; post up at a table outside by yourself (or with one of your quieter friends; don’t be an American about it); angle your chair towards the passersby; order an espresso and an almond croissant; and quietly make up stories about or hopefully even judge the more stylish couples who walk by you. I am here to tell you today that you can do this today. You can do it at La Bergamote, on 20th Street & 9th Avenue.
One of our chief criticisms of Paris is that it is in France. For this reason you might think you can’t do the following today: wander over to a café with the black-and-white tile floors, marble-cut tables, and vintage lighting; post up at a table outside by yourself (or with one of your quieter friends; don’t be an American about it); angle your chair towards the passersby; order an espresso and an almond croissant; and quietly make up stories about or hopefully even judge the more stylish couples who walk by you. I am here to tell you today that you can do this today. You can do it at La Bergamote, on 20th Street & 9th Avenue.
This place calls itself a “pâtisserie,” French for bakery, but that is a little like calling the Titanic a “big boat” or the Mona Lisa a “picture of a woman.” Yes there is the pastry case; yes you should get the lemon tart or éclair; no we don’t care about your figure. But the actual block-approved move is to sit down by yourself early in the day and get the lemon ricotta pancakes, which may very well be the best pancakes in the city, crispy on the outside and fluffy on the inside, and made with a zesty lemon batter replete with blueberries and ricotta cheese strewn on top. Or go for lunch and get the French onion soup, which has a deeper and richer taste than you’re used to, and the cheeseburger with bacon, which is juicier than you’re used to (still don’t care about your figure). Or go for dinner and get the hanger steak au poivre (which they serve of course with fries) or the bouillabaisse, which is their Thursday-special seafood stew medley with scallops, shrimp, and toast to soak it all up on the side. You really cannot go wrong here.
While we say the official move is to go alone, people-watch, and really bask in all your senses; this place is also perfect with a friend or a small group. A little on the pricier side, but guys, it’s French and you can’ t put a price on something feeling right. Highly recommend.
Be the zebra (building), soft opening on 29th Street this fall
In a world full of horses, be the zebra. Painting recently finished on the facade of The Zebra Building, an art gallery and event space on 29th Street between 10th & 11th Avenues that is slated to soft open in October. The outside design is based on “the anatomically accurate pattern of “an individual Grévy’s zebra, an endangered species native to East Africa with fewer than 3,000 remaining in the wild.” We’ve reached out to the building’s owner, named Conor, and will give the block updates as we have them.
In a world full of horses, be the zebra. Painting recently finished on the facade of The Zebra Building, an art gallery and event space on 29th Street between 10th & 11th Avenues that is slated to soft open in October. The outside design is based on “the anatomically accurate pattern of “an individual Grévy’s zebra, an endangered species native to East Africa with fewer than 3,000 remaining in the wild.” We’ve reached out to the building’s owner, named Conor, and will give the block updates as we have them.
Really love that the art galleries which mark the area a few streets below us are coming up further north.
“OGIO” filming on 11th Avenue between 28th & 29th Street
We spotted this film shoot flyer on 11th Avenue between 28th and 29th Streets. The project name is “OGIO,” which is like a backpack brand—and then the flyer gives the name of a “John Perez” along with a phone number. The number is linked to a “location scouting” company called John Perez Locations, Inc.; location scouting is essentially where a filmmaker or photographer scopes out a new location for potential filming, and John Perez appears to maintain a library of potential filming locations. So this may be less of a film shoot than a potential film shoot. We’ve reached out to John for more information.
We spotted this film shoot flyer on 11th Avenue between 28th and 29th Streets. The project name is “OGIO,” which is like a backpack brand—and then the flyer gives the name of a “John Perez” along with a phone number. The number is linked to a “location scouting” company called John Perez Locations, Inc.; location scouting is essentially where a filmmaker or photographer scopes out a new location for potential filming, and John Perez appears to maintain a library of potential filming locations. So this may be less of a film shoot than a potential film shoot. We’ve reached out to John for more information.
Update 8/2/26: We talked to Matt, the person running the shoot, and it is in fact for OGIO the backpack/apparel brand. It’s for a business-to-business ad—meaning the photos/videos will be used in like pitch decks or something. Filming will be on Monday, so look out for those backpack models and let us/Matt know if you think your back is broad enough to frame the goods.
New staircases to the High Line on 20th & 26th Streets should be complete in September 2026
Here’s a question that makes no sense outside our neighborhood and a bit more sense inside our neighborhood: When are they going to be done with that staircase to the park? And the answer, with respect to the new staircases that we’re getting up to the High Line on 20th Street and 26th, is late September 2026. In the construction world that is not too far off the original targeted opening of the Spring 2026. We thank High Line officials and Sally Greenspan, President of the 100 West 19th/20th Street Block Association, for getting us this update!
Here’s a question that makes no sense outside our neighborhood and a bit more sense inside our neighborhood: When are they going to be done with that staircase to the park? And the answer, with respect to the new staircases that we’re getting up to the High Line on 20th Street and 26th, is late September 2026. In the construction world that is not too far off the original targeted opening of the Spring 2026. We thank High Line officials and Sally Greenspan, President of the 100 West 19th/20th Street Block Association, for getting us this update!
Law & Order: SVU filming this Friday (7/31/26)
You can make really anything dramatic by adding the signature Law & Order “clang-clang” to it, including 24th Street between 9th and 10th Avenues. This Friday, the 28th Season of Law & Order: SVU is filming right in the middle of Chelsea, and if you’re a person who can bring “realism, emotional depth, and strong on-camera presence to powerful, story driven roles,” you might consider just wandering over to 24th Street and demanding a cameo with Ice-T on the longest-running primetime drama on American television. (Ed note: The writer of this post has limited to no acting experience, and so reader discretion remains advised). Season 28 premiers on October 8.
You can make really anything dramatic by adding the signature Law & Order “clang-clang” to it, including 24th Street between 9th and 10th Avenues. This Friday, the 28th Season of Law & Order: SVU is filming right in the middle of Chelsea, and if you’re a person who can bring “realism, emotional depth, and strong on-camera presence to powerful, story driven roles,” you might consider just wandering over to 24th Street and demanding a cameo with Ice-T on the longest-running primetime drama on American television. (Ed note: The writer of this post has limited to no acting experience, and so reader discretion remains advised). Season 28 premiers on October 8.
The loneliness epidemic goes all the way down (to the dogs)
Guys, the dogs are swiping now. The dogs. Spotted on a lamp post on 26th & 10th, it’s for an app called Dog Date Afternoon (Instagram here), which has been covered in our sister publication the NYPost. Now in all (ok, some) seriousness, the app is ostensibly for dogs to make new dog friends, but it’s really for dog owners to make new dog owner friends, because unlike dogs, it is actually insane to go up to a random human you don’t know and just start acting incredibly excited to see them. Instead, at the absolute most, you can approach the human you might like from the side, hide every ounce of your excitement, and try some inane comment in order to trigger a lifelong bond like “that’s a really nice dog you have there” or “I’ve heard there’s a block association on this block.” Ed. note: Our success rate in using these pickup lines in the wild is 0/0. User discretion advised.
Guys, the dogs are swiping now. The dogs. Spotted on a lamp post on 26th & 10th, it’s for an app called Dog Date Afternoon (Instagram here), which has been covered in our sister publication the NYPost. Now in all (ok, some) seriousness, the app is ostensibly for dogs to make new dog friends, but it’s really for dog owners to make new dog owner friends, because unlike dogs, it is actually insane to go up to a random human you don’t know and just start acting incredibly excited to see them. Instead, at the absolute most, you can approach the human you might like from the side, hide every ounce of your excitement, and try some inane comment in order to trigger a lifelong bond like “that’s a really nice dog you have there” or “I’ve heard there’s a block association on this block.” Ed. note: Our success rate in using these pickup lines in the wild is 0/0. User discretion advised.
Trade show for beauty enthusiasts at Chelsea Industrial on Monday
Friends, let’s be really honest with ourselves: it’s what outside that counts. This Monday from 11am to 6pm at Chelsea Industrial (the event space on 28th Street between 10th & 11th), the BBR Beauty Show is here to bring together “hairstylists, makeup artists, creators, beauty enthusiasts, and industry leaders” to connect and network. As fellow beauty enthusiasts ourselves, we welcome first and foremost the most beautiful people to the block along with, only a little less importantly, those responsible for making them so. May the block bless you as always with good skin, good hair, good lighting, and good cheer (in rough order of importance).
Friends, let’s be really honest with ourselves: it’s what outside that counts. This Monday from 11am to 6pm at Chelsea Industrial (the event space on 28th Street between 10th & 11th), the BBR Beauty Show is here to bring together “hairstylists, makeup artists, creators, beauty enthusiasts, and industry leaders” to connect and network. As fellow beauty enthusiasts ourselves, we welcome first and foremost the most beautiful people to the block along with, only a little less importantly, those responsible for making them so. May the block bless you as always with good skin, good hair, good lighting, and good cheer (in rough order of importance).
The Longest Table, an outdoor dinner party in Chelsea, seeks chief of staff
There are forces in this world stronger than you or me, and one of them is named Maryam Banikarim, who lives a few streets below you in Chelsea. Maryam is the creator of an annual potluck block party down on 21st Street between 9th & 10th Avenues where a lot of people sit at an extremely long table and chatter, mingle, and eat. You’ve never done something like that before with people you don’t squarely know, and isn’t that kind of a problem? This all began in 2022 and has absolutely exploded in popularity; more than 1,000 people signed up for the last Chelsea table, and Maryam has now brought the idea to cities other than New York which evidently exist called Spokane Valley and Sheboygan in states called Wisconsin and Washington.
There are forces in this world stronger than you or me, and one of them is named Maryam Banikarim, who lives a few streets below you in Chelsea. Maryam is the creator of an annual potluck block party down on 21st Street between 9th & 10th Avenues where a lot of people sit at an extremely long table and chatter, mingle, and eat. You’ve never done something like that before with people you don’t squarely know, and isn’t that kind of a problem? This all began in 2022 and has absolutely exploded in popularity; more than 1,000 people signed up for the last Chelsea table, and Maryam has now brought the idea to cities other than New York which evidently exist called Spokane Valley and Sheboygan in states called Wisconsin and Washington.
Maryam and co-creator Andy Lerner now seek a chief of staff to manage the operations and logistics of The Longest Table. This is not a volunteer or support role—they are looking for a serious person with (preferably) 5–10 years’ experience in operations, program management, founder support, or a comparably demanding role to do the blocking and tackling necessary to bring this to life. Pay is competitive and commensurate with experience, and the position would run from September 2026 to April 2027 (with the possibility of expansion). Learn more about the position here, from Chelsea’s very own Chelsea Community News. If this sounds like you or someone you know, email: admin@longesttablecommunity.org.
And save the date for the first half of October on 21st Street (we’ll let you know when the date this year is fully set). We’ll be in attendance this year!
Dexter: Resurrection filming in Chelsea
Neo-noir; dark turns; twisted senses of justice; morally ambiguous antiheroes; and above all, a setting in New York (the only city). What more could you want in life? The production company which films Dexter: Resurrection, called DXO East Production LLC, is currently shooting Season 2 around Manhattan, and we spotted this film shoot sign at 19th Street & 10th Avenue.
Neo-noir; dark turns; twisted senses of justice; morally ambiguous antiheroes; and above all, a setting in New York (the only city). What more could you want in life? The production company which films Dexter: Resurrection, called DXO East Production LLC, is currently shooting Season 2 around Manhattan, and we spotted this film shoot sign at 19th Street & 10th Avenue.
Dexter: Resurrection continues the story of a blood spatter analyst turned serial killer of people who really, really had it coming (last link is just a legendary “had it coming” clip from The Wire; sorry Dexter fans, I don’t watch it). Season 2 is scheduled to premier in October 2026.
Myka frozen yogurt truck in Hudson Yards
We learned recently about the Swedish concept of fika, which is technically a coffee and pastry break that you take twice a day but is really a deliberate pause where you shut your mind off and savor that coffee, savor that pastry. Now contributing to fika culture in and around our block is a Myka food truck that just hit Hudson Yards, right across from the Starbucks. This place is evidently a TikTok sensation and so people are already lined up for it.
We learned recently about the Swedish concept of fika, which is technically a coffee and pastry break that you take twice a day but is really a deliberate pause where you shut your mind off and savor that coffee, savor that pastry. Now contributing to fika culture in and around our block is a Myka food truck that just hit Hudson Yards, right across from the Starbucks. This place is evidently a TikTok sensation and so people are already lined up for it.
Can confirm that this treat is crisp, creamy, and refreshing, and since it says it’s yogurt, it’s not dessert at all and is actually very good for you. Hours are 11am-8pm, Monday - Sunday.
Our standing block recommendation is to eat all your meals at food trucks.