June 1, 2010
LPC Docket Number: 105027
Manhattan, Block: 181, Lot: 16
179 Franklin Street – TriBeCa West Historic District
A late 19th-Century Commercial style store and loft building designed by Havilah H. Smith & Son and Hugo Kafka and built in 1888. Application is to legalize the installation of storefront infill without LPC permits.
HDC Testimony
HDC is troubled by the illegal removal of the vault-glass stairs from this 1888 store and loft building. Vault glass is an important piece of TriBeCa’s historic blocks and has been regularly restored and reinstalled throughout the neighborhood and other historic districts. It is unlikely the Commission would have approved its removal from this location had it been applied for. As the far left bay from which the steps were removed is not used an ADA accessible entrance like that in the next bay (and in fact is not used at all), we ask the commission to require the reinstallation of this important feature.
In addition, while the infill appears to be appropriate in its material, proportions and details, HDC recommends that it be painted rather than stained.
LPC Determination: Incomplete
LPC Docket Number: 108522
Manhattan, Block: 619, Lot: 52
341 Bleecker Street – Greenwich Village Historic District
A vernacular frame house with brick façade built in 1820, and later altered. Application is to construct a rear yard addition, alter the rear façade, and excavate the cellar.
HDC Testimony
While HDC does not object to the proposed rear yard addition and rear façade alterations, we do caution against excavating the cellar.
An application to demolish this 1820s building was rejected just a few months ago. It seems though to be too great a leap to say the building is in good enough shape to withstand excavation of the cellar. A rear yard addition is already proposed, so is it really necessary to go through a significant amount of work, intervention, and risk to the foundation of the structure?
The Commission has often not approved pieces of projects that ask too much of small houses such as this one. HDC does not wish to use the word “undermine”as there is no reason to believe there is any malicious intention to destroy this house, so instead let us just state that the excavation of the cellar seems to be asking too much, and we urge the Commission to not allow it.
Finally, we did not have an opportunity to review alterations to the front façade, work that was not noted in the calendar.
LPC Determination: Approved
LPC Docket Number: 108380
Manhattan, Block: 607, Lot: 27
122-132 West 12th Street – Greenwich Village Historic District
An apartment house designed by H. I. Feldman and built in 1940-1941. Application is to replace windows.
HDC Testimony
The proposal HDC saw at Friday’s Public Review included door and window plans with aluminum windows that are far too clunky to replace the original metal casement windows of this building. This simple design of this 1940’s building owes much to the windows. Rolled steel windows are much more available than they have been in the past and should be considered, at the very least for the lower floors, while the possibility of fiberglass windows could be investigated for the upper floors.
LPC Determination: Approved
LPC Docket Number: 107031
Manhattan, Block: 583, Lot: 42
55-57 Leroy Street – Greenwich Village Historic District
Two Romanesque Revival style apartment house in 1887. Application is to remove the cornice and raise the parapet.
HDC Testimony
HDC is opposed to stripping the cornice off of this Romanesque Revival style apartment house as it would drastically change the building’s character. New cornices of sheet metal and even fiberglass are regularly approved for landmarked buildings (sometimes where cornices have been long gone), but removing a cornice and not replacing it never is. We urge the Commission to reject this proposal.
LPC Determination: Denied
LPC Docket Number: 106407
Manhattan, Block: 1141, Lot: 26
115 West 69th Street – Upper West Side/Central Park West Historic District
A Renaissance Revival style rowhouse with Romanesque Revival style elements designed by Thom & Wilson and built in 1891. Application is to construct a rear yard addition
HDC Testimony
HDC has no objection to the size of the proposed rear yard addition, but there are design details that we feel need adjusting. While changing the right hand window to a door on the top floor is fine, the lintel should be kept intact and the height of the door aligned with the other openings. The façade of the addition is made up of far too much glass, and we ask that more masonry be incorporated into the design.
LPC Determination: Incomplete
LPC Docket Number: 106726
Manhattan, Block: 1390, Lot: 132
57 East 75th Street – Upper East Side Historic District
A Brutalist style apartment building designed by William B. Gleckman and built in 1973-1979. Application is to modify window openings.
HDC Testimony
HDC is opposed to this application that would change the character of this very clearly designed Brutalist style apartment building. While Brutalism may not be everyone’s cup of tea, it is a major architectural movement, one worthy of preservation. The small windows in the center of the front façade are important design features in this 1970s structure and should not be altered. If an application proposed changing the size and configuration of the windows on one of the adjacent buildings, the Commission would undoubtedly not approve it. HDC urges the Commission to do the same in this case.
LPC Determination: Incomplete
LPC Docket Number: 104721
Manhattan, Block: 1906, Lot: 32
229 Lenox Avenue – Mount Morris Park Historic District
A Beaux-Arts style house designed by Clarence True and built in 1899. Application is to construct a rear addition and reconstruct the rear façade.
HDC Testimony
HDC finds the proposed rear addition and alterations to be rather featureless with its large, blank windows, expanses of brick and lack of details. This would not be such an issue but for the fact that the work will be completely visible. While the Commission neither regulates nor considers use, it should be noted that many museums and galleries throughout the city have windows and use temporary walls on the interior as needed for exhibits. We feel the previously approved rear addition and alterations are more appropriate for this Beaux-Arts style house by Clarence True, and we recommend that this earlier plan be followed instead.
LPC Determination: Approved
LPC Docket Number: 107055
Brooklyn, Block: 195, Lot: 39
150 Bond Street – Boerum Hill Historic District
An Italianate style residence built in 1866-67. Application is to install mechanical equipment at the roof, repaint the façades of the house, and reconstruct the façade of the garage.
HDC Testimony
HDC would like to thank the architect for contacting us and discussing the project at 150 Bond Street prior to its presentation here.
While there is a precedent for a lighter color scheme, we found the proposed to be rather drab. In a district of primarily of exposed or red-painted brick, we feel the existing color is a better fit.
The applicant has tried to keep the mechanical equipment minimal, and it is particularly good that it is not seen over the primary façade. However, on a small corner building, it is difficult to meet the usual standards of minimal visibility, and the equipment would be seen from a good portion of Bergen Street. HDC suggests that placement on top of the garage behind the parapet be considered.
As for the garage, rebuilding the structure lends an opportunity to create a façade that is more in keeping with the historic district. The existing and proposed have a very solid, top heavy appearance with the large, blank expanse of brick over the doors. Does the parapet have to be so tall? If the height needs to be kept, is there a more harmonious way to top off the structure? If the size and massing of the garage is to be retained for historic reasons, then we recommend retaining the lintel from the original carriage door and considering more details inspired by the tax photo such as a transom window and doors that appear more like carriage doors but still function as those of a modern garage.
LPC Determination: Approved with modifications
LPC Docket Number: 106585
Manhattan, Block: 1211, Lot: 29
101 West 80th Street – Upper West Side/Central Park West Historic District
A Beaux-Arts style apartment building designed by Henry F. Cook and built in 1898. Application is to replace windows.
HDC Testimony
The Warwick Arms is a very striking Beaux-Arts style apartment building on the corner of West 80th Street and Columbus Avenue. The proposed windows would cap over existing details, and HDC asks that a brick to brick installation be required. Better yet, seeing that the wood frames are in good enough condition to support new metal windows, the existing windows themselves may be in good enough shape to be candidates for restoration.
LPC Determination: Approved