November 23, 2010
LPC Docket Number: 113445
Brooklyn, Block: 41, Lot: 1
192 Water Street – DUMBO Historic District
An American Round Arch style stable building designed by Edward N. Stone and built in 1898. Application is to construct a roof-top addition and alter ground floor openings.
HDC Testimony
HDC approves of the rooftop addition as it is minimally visible and sympathetic to this 1898 stable building.
We are more concerned about the proposed ground floor alterations which remove a considerable amount of historic fabric and design. While the visiblity of rooftop additions are (rightfully) scrutinized, similar attention should be paid to the ground floor. This is the part of the building experienced most by passers by and has the greatest impact on their experience of the historic district. This is a very sizable intervention, removing roughly half the base with a design that is rather plain, dark, and even foreboding. HDC asks that something more sympathetic to the historic structure and the district be designed.
LPC Determination: Incomplete
LPC Docket Number: 107261
Brooklyn, Block: 20, Lot: 29
195 Plymouth Street – DUMBO Historic District
An American Round Arch style factory building designed by Mercein Thomas and built in 1892. Application is to install ground floor infill, create window openings, replace windows, and relocate fire shutters.
HDC Testimony
The boards at Public Review on Friday were rather skimpy for such a major project. There were no plans (a ground floor plan would have been particularly helpful), no drawings of the existng facades, and no historic photos. It seems you have a tax photo now, and we ask the commissioners to please take a close look at it as we did not have that opportunity. Based on what we saw (and did not see) though, HDC is concerned about the details of this 1892 factory buildings.
We would prefer that the fire shutters remain where they are, particularly on the front façade. The inconsistency of their placement is not of particular concern in a gritty, industrial neighborhood like DUMBO. If it does bother the applicant, we would welcome the installation of new shutters replicating the historic ones where they are now missing. As far as issues of codes, is it possible to have shutters in a fixed open position at the fire escape? At the very least, shutters should remain where there is no fire escape, and where they must be removed, the pintels be left as a reminders.
The 6-over-6 windows are a nice touch, but their profiles must be reviewed before they can be approved.
It was unclear whether the proposed roll down doors are solid aluminum or if there is some glazing. We are glasd to hear that there is some glass. However, the doors’ horizontal divisions look rather 1950’s and do not relate particularly well with the rest of this 1892 building.
Finally, there are existing rosette detailings in the segmental arches of the windows that are not replicated in the proposal drawings. These distinctive bits of ornament are important to the overall historic design of the landmarked building and should be retained. If they are being left intact, this should included in the final drawings.
LPC Determination: Incomplete
LPC Docket Number: 113714
Brooklyn, Block: 28, Lot: 1
31 Washington Street aka 121 Water St. – DUMBO Historic District
An American Round Arch style factory building designed by Benjamin Finkensieper and built in 1887-88. Application is to construct a two-story rooftop addition, install rooftop mechanicals equipment, replace windows, alter ground floor openings, and install a canopy.
HDC Testimony
The proposed canopy has a simple, industrial feel befitting this historic factory building and the DUMBO Historic District. We wish we could say the same about the rest of the application.
Starting at the very bottom of the structure, there are metal grilles on the basement windows which do not appear on the “after” drawings. These details should be retained, and even replicated in spots where they are now missing.
Historic photos would have been very helpful in ascertaining the appropriate style of windows. Whatever the design would be, better detailing is needed (the muntins look very thin), the glass should be set back more in the frame, and ideally wood should be used on a building of the 1880s.
Finally, the two-story roofotp addition is above and beyond the usual standard of minimal visiblity. It changes the massing of the building and obstructs views of other historic buildings in the district. Besides the addition’s size, the design does not recall the type of rooftop accretions that might be found on top of an industrial structure. A more contextual, smaller addition needs to be designed instead.
LPC Determination: Incomplete
LPC Docket Number: 094220
Brooklyn, Block: 443, Lot: 1
343 Smith Street aka 253 Carroll St. – Carroll Gardens Historic District
An Italianate style rowhouse built in 1872-73 with a 20th century garage. Application is to modify a window opening, modify the garage parapet and replace the garage door installed without LPC permits.
HDC Testimony
While HDC finds most of the alterations appropriate and well thought out, we would regret the loss of the garage’s existing stepped parapet and globe finial. They are admittedly small details, but these rather charming details help make the building what it is – a 20th century garage, and not a 19th century carriage house. We ask that their retention be considered.
LPC Determination: Approved
LPC Docket Number: 112579
Manhattan, Block: 1126, Lot: 11
43 West 73rd Street – Upper West Side/Central Park West Historic District
A German Renaissance Revival style rowhouse designed by Henry J. Hardenbergh and buiot in 1882-1885. Application is to alter the rear façade and construct rooftop additions.
HDC Testimony
HDC feels that the proposed alterations to the rear façade are composed of far too much glass at the base, leaving the rest of the building floating above. The plan to use an interior door and accompanying surround on the exterior is interesting, but we question the practicality of exposing features never meant to be outdoors.
LPC Determination: Approved
LPC Docket Number: 095402
Manhattan, Block: 1211, Lot: 63
180 West 81st Street – Upper West Side/Central Park West Historic District
A Renaissance/Romanesque Revival style apartment building designed by A.B. Ogden & Son and built in 1889-90. Application is to construct a rooftop addition.
HDC Testimony
HDC is glad to see the life of this long suffering building finally being revived. We find though the rooftop addition to be rather large and question just how minimally visible it will all be. Once the visiblity is properly assessed, nips and tucks should be made, as is often required on proposals such as this, to minimize its impact.
LPC Determination: Approved
LPC Docket Number: 113346
Manhattan, Block: 1502, Lot: 12
17 East 90th Street; 17 East 90th St House – Carnegie Hill Historic District
A neo-Georgian style townhouse designed by F. Burrell Hoffman, Jr. and built in 1917-19. Application is to alter the front entrance to provide barrier-free access, infill a lightwell at the east façade, and construct a rear yard addition.
HDC Testimony
HDC feels this proposal is yet another example of incremental infill by a community facility. What makes this one more notable is that, in addition to removing historic fabric, it will be readily visible from the public way. The very modern, institutional design is out of context with the historically residential character of the buildings on this block and most of the neighborhood. Further, a variance from the Board of Standards and Appeals will be required to construct the addition, a signal of the proposal’s inappropriateness at this location. HDC asks that the addition be brought down to one story to reduce its impact on the landmarked structures of this block.
LPC Determination: Incomplete