November 25, 2008
Statement of the Historic Districts Council
before the Landmarks Preservation Commission
Certificate of Appropriateness Hearing
The Historic Districts Council is the advocate
for New York City’s designated historic districts and neighborhoods
meriting preservation. Its Public Review Committee monitors proposed
changes within historic districts and changes to individual landmarks
and has reviewed the following application that was before the
Commission.
Hearing Date: 11/25/2008
LPC Docket Number: 082102
Staten Island, Block: 15, Lot: 141
112 Carroll Place - Saint George/New Brighton Historic District
A neo-Colonial style garage and chauffeur's quarters designed
by T. Hutchison and bulit in 1924. Application is to construct
an addition.
HDC Testimony
The Commission regularly instructs applicants wishing to build
additions in other suburban-style historic districts that the
new construction must be subservient to the historic structure.
As the drawings and photos clearly show, there is nothing subservient
about additions totaling 1888.79 square feet to a structure of
only 1360 square feet. The rooflines of the proposed are not only
higher than the original, but also stand a story taller. In addition,
the materials, fenestration and other design elements bear no
relation to the Colonial Revival garage.
Since 112 Carroll Place is part of the St. George/New Brighton
Historic District, one of only two residential historic districts
on Staten Island, we must consider how the proposal would affect
the relationship of this building to those around it. The garage
and chauffeur’s quarters were built in 1924 for the c.1890
Rodewald House at 103 St. Marks Place (which the designation report
calls one of the largest and most richly detailed houses in the
historic district.) Due the deliberate terraced design of the
neighborhood addressing the hilly topography overlooking the harbor,
the larger houses along St. Marks Place are visible from Carroll
Place. With this view in mind, the service building was designed
in the same Colonial Revival style as the main house. The construction
of these additions would block out the visual relationship between
the two structures as well as the views from the public way of
the other homes. The context of Carroll Place would also be disrupted
for the other historic garages along the street and set a precedent
allowing their future expansion.
Commissioners often rule against projects that ask too much of
small buildings and try to make them something they are not. This
undoubtedly is such a case, and HDC asks the commission to allow
112 Carroll Place to continue being itself.
LPC Determination: Incomplete
Hearing Date: 11/25/2008
LPC Docket Number: 094584
Brooklyn, Block: 32, Lot: 4
37-45 Bridge Street - DUMBO Historic District
A Daylight Factory style building designed by S.A. Moore and built
in 1915; and a neo-Classical style factory designed by Arthur
G. Stone and built in 1911. Application is to construct a rooftop
addition and bulkheads, modify skylights, replace windows, alter
the ground floor, and replace storefront infill.
HDC Testimony
There is much in this application that HDC approves of and appreciates
including the installation of steel factory-style windows, storefronts
that are sympathetic to the building’s industrial history,
and, although not in our purview, the creative use of the soap
vats in the interior.
On top of it all though we find the rooftop to be too large,
even for a factory. Rooftop additions that resemble the type of
accretions industrial buildings would incur over the course of
time are often suitable on former factories. The proposed however
is far too large, solid and bulky. HDC also regrets the loss of
the saw tooth skylights - while not visible form the public way
they are integral part of the industrial roofline and the building's
essence. In March this year, commissioners asked that the non-visible
skylights at 201 Water Street, another Daylight Factory style
building be retained. They are after all, as we stated in testimony
then, what helps put the "Daylight" into Daylight Factory
style and we urge the commission to require their retention.
LPC Determination: Approved w/mods
Hearing Date: 11/25/2008
LPC Docket Number: 080594
Manhattan, Block: 7, Lot: 29
24-26 Water Street - Fraunces Tavern Historic District
A commercial building built in 1828 and altered in the neo-Federal
style in 1920. Application is to demolish stoops and install a
barrier-free access ramp.
HDC Testimony
To begin, I would like to state for the record I was curator at
Fraunces Tavern Museum from 2003 to 2006 and the museum office
was in 24 Water Street.
While HDC certainly understands the Museum’s need to be
accessible to the public it serves, we find the design inappropriate
and other proposed alterations insensitive.
The LPC calendar describes 26 Water Street, but not 24, on which
the actual alterations will occur, including the demolition of
a stoop and the elimination of a historic doorway (also not mentioned
in the calendar). 24 Water was constructed in 1862-1863 for Stephen
D. Herrick to house his fruit business Herrick and Wakeman. As
the designation report says it is “an interesting example
of the cast-iron commercial architecture which was so popular
during the 1860s” and a striking building on this block.
While these buildings are the rear of the museum complex, it must
remembered that they are the front facades of historic buildings
along Water Street.
The right side bay has apparently always been an entrance bay
- the stairs of the building run up from this entrance and historic
images show a stoop and recessed entry – while the bay to
the left has been a loading bay. This is very typical ground floor
fenestration for a mid-19th-century commercial building along
New York City’s waterfront. The proposed calls for demolishing
this entrance and replacing it with a window, one that is not
of any historic design, thus greatly changing this fenestration.
HDC is opposed to the reconfiguring of historic fenestration when
it is not needed. The entry can still be kept, even if not used,
with the loading bay used for handicap access. While the alterations
are still being planned, we also ask that both sets of doors be
designed closer to their appearances in the tax photo. To do any
less would be to partially erase the historic configuration of
this fa?ade and would move this building even further away from
its historic appearance.
In addition we find the railing proposed for the ramp to be too
plain and bulky, obviously not designed with this structure in
mind. We have seen many appropriate railings more in keeping with
their landmarked properties approved by LPC and urge the applicant
to work with staff to find a more sensitive design.
LPC Determination: Approved w/mods
Hearing Date: 11/25/2008
LPC Docket Number: 076125
Manhattan, Block: 151, Lot: 27
8 Thomas Street - Individual Landmark Historic District
A Victorian Gothic style commercial building designed by Jarvis
Morgan Slade and built in 1875-1876. Application is to legalize
the installation of roofotp air conditioning units and raising
the parpet without LPC permits.
HDC Testimony
The David S. Brown Store was designated as part of a broader plan
to protect the historic buildings of Lower Manhattan when the
Tribeca historic districts were created. As such, it must be judged
as part of the streetscape of an imaginary Greater Tribeca Historic
District of the mind. With this map firmly planted in the mind’s
eye, this proposal is even more objectionable. The building is
a charming little structure whose rather unique Victorian Gothic
style draws the eye up to the top of the building. Unfortunately,
now the eye is met with these illegally-installed air conditioning
units. No roof plan was provided at public review on Friday, but
HDC asks the LPC to work with applicant to find a more suitable,
less visible location for the units.
LPC Determination: Approved
Hearing Date: 11/25/2008
LPC Docket Number: 085142
Manhattan, Block: 174, Lot: 23
81 Franklin Street - TriBeCa East Historic District
An Italianate style store and loft building built in 1860-1862.
Application is to install storefront infill, construct rooftop
and rear additions, and install new lot line windows.
HDC Testimony
HDC approves of this proposed storefront that sensitively reflects
the historic nature of 81 Franklin Street. We find the rooftop
addition however to be too large – two stories (something
the Commission regularly does not approve), covering much of the
roof – and visible. HDC asks that the roof of this building
be treated as sensitively and appropriately as its storefront
is.
LPC Determination: Approved
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