| April 27, 2004
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 these applications that were before the Commission.
Hearing Date: April 27, 2004
LPC Docket Number: 043906
Manhattan, Block: 231, Lot: 15
48 Howard Street - SoHo-Cast Iron Historic District
An Italianate style store and loft building constructed in 1860.
Application is to install a guard booth on the sidewalk in front
of the building.
HDC Testimony
The Historic Districts Council questions why the applicant needs
a security booth for this building. The present guard booth, placed
to the side of the building, simply adds more clutter to this part
of the SoHo-Cast Iron Historic District. Moving the guard booth
to the front of the building only compounds the inappropriateness
of the structure. The booth will block the public’s view of
this Italianate style store and loft building. Moreover, the guard
booth, which is 5 feet wide and 7 ½ feet tall, will dominate
the ground floor of the building and the protected SoHo streetscape.
The booth simply has no place in front of this building.
HDC urges the Commission to deny this application
and work with the applicant to develop an unobtrusive, appropriate
security system for the building. In addition, we hope that the
Commission will encourage building owner to re-paint the front of
the building and remove the graffiti from the façade.
LPC Determination: Denied
Hearing Date: April 27, 2004
LPC Docket Number: 045189
Manhattan, Block: 605, Lot: 6 & 8
675 Greenwich Street - Greenwich Village Historic District
A school and gymnasium building designed by Renwick, Aspinwall and
Guard and built in 1926. Application is to construct a one-story
rooftop addition.
HDC Testimony
The Historic Districts Council has major concerns about the proposed
addition to St. Luke’s school and gymnasium building. While
with sympathize with the school’s need to expand and provide
more space for its students, we believe that the proposed design
needs some reconsideration before it is acceptable for the Greenwich
Village Historic District.
In general, HDC believes that the new roof addition
is too dominant compared to the 1920’s school structure. Because
the new structure is almost entirely composed of glass, it will
draw attention to itself by being a light box atop of a solid and
sturdy brick building. This new addition seems to take its inspiration
from the atelier roof additions found throughout Greenwich Village.
However, we note that this low school building is quite different
from the taller and deeper Greenwich Village rowhouses that have
atelier roofs. Therefore, the roof addition before us today is simply
too prominent on top of the building.
We are most concerned about how the rooftop addition
appears from the corner of Christopher and Greenwich Streets, where
there is the curved corner with a circular drum. Indeed, the designation
report for the Greenwich Village Historic District states, “The
most conspicuous feature of the school is a low tower at the southeast
corner of Christopher and Greenwich Streets with flanking bays which
display brick quoins." The long wings that extend from this
significant corner element are interrupted with the new addition.
Perhaps if the structure were set back more from the brick wall,
it would read more as a rooftop addition than a glass extension
to the existing wall. In addition, increasing the slope of the addition
would minimize its impact on the brick structure.
HDC is also concerned about the choice of materials
for the addition. We believe that the color is too light and does
not harmonize with the brick. The corrugated metal is simply too
conspicuous, and it does not reinforce the original design of the
building. HDC believes that it would wonderful if the school could
use copper for the addition, which would add more to the district
as the material ages. Lastly, HDC objects to the honey-comb glass,
which we feel is inappropriate for the building.
HDC asks the Commission to work with the applicant
to decrease the prominence of the proposed addition.
LPC Determination: No Action
Hearing Date: April 27, 2004
LPC Docket Number: 044398
Manhattan, Block: 645, Lot: 33 & 35
408-414 West 13th Street - Gansevoort Market Historic District
A building designed by Charles N. and Selig Whinston, and built
in 1941 and an International style factory building designed by
Lockwood Greene Engineers, Inc. and built in 1929-30. Application
is to combine the buildings, modify storefront infill, and construct
rooftop additions.
HDC Testimony
Overall, the Historic Districts Council believes that the proposed
design of this application is commendable. For instance, we like
that the applicant used the glazing pattern of the Colliers building
for inspiration in designing the windows of these two buildings.
However we do feel that the significant increase in bulk is not
appropriate for the low scale market character of Gansevoort and
that certain aspects of the design need to be addressed before the
application is acceptable.
First, regarding the redesign of 408-412 West 13th
Street, the Historic Districts Council regrets that the piers dividing
the bays on the upper levels of the building are not continued down
to the storefront level. By continuing the load-bearing piers down
to the ground, the first-level divisions will appear more like the
typical market openings found throughout Gansevoort. In addition,
HDC believes that the proposed new storefront incorporates too much
glazing. While we understand that Gansevoort buildings do not always
incorporate bulkheads, we maintain that some sort of base should
be used in the storefront design to alleviate the large expanse
of glass. HDC suggests that the metal base on the storefront opening
at 414 West 13th Street be continued in the base of the storefronts
at 408-412 West 13th Street. Also, HDC asks that the glass in the
storefront be set back from the masonry, as it is on the upper floors.
HDC questions the use of glazed grey brick at 408-412
West 13th Street. We believe the applicant is attempting to match
the painted brick at 414 West 13th Street, which may not be historic.
We ask the applicant to do a paint analysis on the brick at 414
West 13th Street, as we believe that the brick may have originally
been iron spot brick, like the brick found on the Colliers building.
We believe that the materials used in this redesign should be based
on historic precedent, not on the materials that have been significantly
altered over time.
Regarding the overall bulk of the new additions,
HDC regrets that this application is one of many in the Gansevoort
Market Historic District that are attempting to alter the low-scale
character of the neighborhood. The proposed addition is higher than
its neighbors and is extremely visible from Ninth Avenue. The fourth
and fifth stories of 408-412 West 13th Street are extremely residential-looking
in design, and are therefore not appropriate for a market area like
Gansevoort. In addition, the ziggurat, stepped profile of the addition
is something that, while perhaps suitable in other districts, is
not seen anywhere in the Gansevoort neighborhood. The Historic Districts
Council cannot support this proposal unless the building is reduced
by at least one story.
LPC Determination: No Action
Hearing Date: April 27, 2004
LPC Docket Number: 045376
Manhattan, Block: 849, Lot: 25
33 East 20th Street - Ladies' Mile Historic District
A Greek Revival style rowhouse built in 1845-47, with a two-story
storefront designed by Charles M. Sutton and constructed in 1908.
Application is to construct rooftop and rear yard additions and
to alter storefront infill.
HDC Testimony
First, addressing the storefront design, the Historic Districts
Council has grave concerns about proposed changes. This remarkably
intact, unique storefront is called out as a significant feature
in the designation report for the Ladies’ Mile Historic District.
The report states, "Faced in brick at the upper stories, [the
building] exhibits a 1908 shopfront at its first and second stories,
a typical alteration as the district shifted from residential to
commercail uses. The four-bay, slightly-bowed shopfront is made
of iron, wood, and glass. Its first level has a central window flanked
by pialsters and wood doors with surrounds. The Second level has
four wood-framed windows topped by transoms and a cornice. "
With such an important storefront, HDC simply cannot
support the proposed change in its proportions. By raising the ground
floor storefront and moving the transom currently on the upper storefront
to the lower storefront, the applicant is treating the historic
features as if they are pieces a jigsaw puzzle that can be moved
freely. HDC fears that the elements cannot be moved without causing
irreparable damage to the storefront’s significant features.
Moreover, we question the need for such a substantial redesign of
the storefront levels. The original storefront proportions have
proven adequate for nearly the last one hundred years, and we believe
that there is no need to risk damaging the historic fabric just
to create a slightly higher first floor storefront. Lastly on the
storefront, HDC questions whether the applicant is proposing to
retain the bowed windows, as the drawings were unclear.
The Historic Districts Council also has significant
concerns regarding the proposed rooftop and rear yard additions,
which are quite large and quite visible. Together, the rooftop and
rear yard additions will increase the overall bulk of the building
by 50 – 75 %. We ask the Commission to keep in mind that this
Greek Revival rowhouse, although later adapted to storefront/retail
use on the bottom two floors, was never intended to be a large commercial
building. Therefore, the Commission must ensure that the scale of
the new additions does not overwhelm the historic building.
The new proposed additions are extremely visible
and therefore are quite objectionable. In fact, HDC notes that the
addition will be visible from McKim Mead & White’s Goelet
building at the corner of Broadway and 20th Street, one of the most
significant buildings in the Ladies’ Mile Historic District.
Moreover, the additions are extremely visible from East 21st Street,
where there is a vacant lot. Although one may argue that eventually
a building will rise at this location, HDC strongly maintains that
there are no immediate plans for a building on this site and therefore
the Commission must consider the visibility of the new bulk from
this location. Although the mock-up illustrates what the bulk of
the new building will look like, HDC unfortunately cannot comment
of the design of the rear of the building because of insufficient
information. For instance, what are the materials for the rear façade?
The drawings are shaded as if the façade will be brick, and
we would like confirmation on this. We also question what the balcony
materials and the color and materials for the windows will be.
Lastly, the HDC regrets the destruction of the building’s
pyramidal skylights and its fire escape, which are called out in
the designation report. The report states, "The roof of the
[rear yard] extension has a pyramidal skylight and a fire escape
runs down from the higher roof to the street level." HDC believes
that the skylights in particular are extremely significant, as they
are visible from the rear of the building and are typical roof-skylight
features of buildings of this era. HDC asks the Commission to work
with the applicant to find a way to retain these skylights when
reducing the overall bulk of the rooftop and rear yard additions.
LPC Determination: No Action
Hearing Date: April 27, 2004
LPC Docket Number: 042785
Manhattan, Block: 821, Lot: 62
32 West 20th Street - Ladies' Mile Historic District
A neo-Renaissance style store and loft building built in 1907 and
designed by Frederick C. Zobe. Application is to replace the storefront
infill.
HDC Testimony
The Historic Districts Council first compliments the applicant on
retaining the central storefront entryway and improving the design
of this door and its transom. However, we object to the removal
of the transom divisions above the storefront windows. The tripartite
design of these transoms echoes the tripartite windows on the second
story storefront windows. The divided transoms are integral to the
design of the storefront and must be retained. Moreover, we ask
that these divisions be painted black to match the windows above.
HDC also objects to the reduction of the storefront
bulkhead by six inches. The present bulkhead is composed of three
roughened stone courses divided by inset courses that create a wonderful
light and shadow line. Thus the bulkhead is incredibly handsome
and rare and must not be altered.
LPC Determination: No Action
Hearing Date: April 27, 2004
LPC Docket Number: 043507
Manhattan, Block: 823, Lot: 72
54 West 22nd Street - Ladies' Mile Historic District
A Beaux-Arts style building constructed in 1869-97 and designed
by Stephenson & Greene. Application is to legalize the installation
of new storefront infill in non-compliance with Certificate of No
Effect 03-6145.
HDC Testimony
The exceptional storefront at 54 West 22nd Street is deserving of
praise. However, it is quite regrettable that the storefront’s
bulkhead is one foot too high. HDC supports the LPC in enforcing
the original Certificate of No Effect. We ask that the bulkhead
be lowered to its proper level, which will provide for more window
space for the applicant.
LPC Determination: Denied
Hearing Date: April 27, 2004
LPC Docket Number: 044684
Manhattan, Block: 828, Lot: 59
18 West 27th Street - Madison Square North Historic District
A Beaux Arts style office and loft building designed by Neville
and Bagge and built in 1908. Application is to install new storefront
infill.
HDC Testimony
The Historic Districts Council questions why the applicant is going
to the trouble to design a new storefront when the over-sized awning
will just obscure it. The existing box awning, which covers not
only the entrance to the store but also the entrance to the floors
above, overwhelms the ground floor of this Beaux Arts style office
building. The historic photograph provided on the presentation boards
shows a sign band above the storefront, and we regret that the applicant
is not restoring the sign band feature. If nothing else, the removal
of the existing awning should be the number one priority of any
renovation of this storefront.
In addition, HDC feels that three doors proposed
for the ground floor level of this building is excessive. 18 West
27th Street is a relatively narrow building. By introducing three
doors into the ground floor level, the applicant leaves only a narrow
storefront window. Such proportions are not typical in the Madison
Square North Historic District. We ask the Commission to help the
applicant more closely analyze the historic photographs to come
up with a more appropriate storefront design.
LPC Determination: Approved
Hearing Date: April 27, 2004
LPC Docket Number: 045660
Manhattan, Block: 834, Lot: 29
17-23 West 32nd Street - Hotel Aberdeen Individual Landmark
A Beaux Arts style hotel building designed by Harry B. Mulliken
and built in 1902-04. Application is to install a barrier-free access
ramp at the main entrance.
HDC Testimony
The Hotel Aberdeen is an exquisite Beaux Arts style building with
an elaborate front entrance. As was typical of the Beaux Arts style,
the entryway to the Hotel Aberdeen is one of the most ornately decorated
portions of the façade, making it a major focal point of
the building. Indeed, the Guide to New York City Landmarks states
that the hotel’s “brick and limestone façade
is draped with three-dimensional ornament, from the rusticated base
with its elaborate sculpted entryway to the broken pediment and
crown that draws attention to the upper stories.” The entryway
of the Hotel Aberdeen is so spectacular that the AIA Guide to New
York City includes a large photograph of the entrance.
The Historic Districts Council simply cannot support
the handicap access lift in its present form. While we sympathize
with the need to provide handicap access to the hotel, the proposal
before us today undermines the importance of the building’s
entryway. The mechanical equipment for the lift is clad in a conspicuous
metal and would rest outside of the entryway, thus defacing the
entry façade, which is otherwise free of clutter. Moreover,
it is possible that the installation of the lift would physically
damage the wonderful stonework at the building’s base.
HDC hopes that the Commission will work with the
applicant to come up with a more sensitive solution to the handicap
access problem. We suggest that the Commission and the applicant
investigate whether a curved ramp would be appropriate for the building
or whether another entrance to the building could be used. If no
other solution is possible, then perhaps incorporating more glazing
into the lifting device would reduce its impact on the building
façade.
LPC Determination: Approved
Hearing Date: April 27, 2004
LPC Docket Number: 040140
Manhattan, Block: 1218, Lot: 10
169 West 87th Street - Upper West Side/Central Park West Historic
District
A Romanesque/Renaissance Revival style rowhouse designed by Gilbert
A. Schellenger and built in 1889-90. Application is to install a
barrier-free access lift and a fence at the areaway.
HDC Testimony
The Historic Districts Council commends the applicant for the new
front door design, which will greatly improve the look of this Romanesque/Renaissance
Revival rowhouse. That said, we do not object to the installation
of a barrier-free access lift as long as the work is completely
reversible and does not do irrecovable damage to this 1889 rowhouse.
For instance, we question how the new lift will affect the historic
paving that lines the areaway. We ask the Commission to ensure that
this bluestone remains unharmed by the installation of the lift.
HDC does object, however, to the replacement of
the existing fence and gate with a new fence and gate. The existing
fence is consistent with the other fences along West 87th Street.
Moreover, the replacement fence does not seem to meet any code standards
that the existing fence and gate do not already meet. It appears
as if the new gate will open on the opposite side from the existing
gate. We suggest, therefore, that the applicant simply re-hang the
existing gate so that it opens on the left-hand side to meet the
needs of the person using the handicap access lift.
LPC Determination: Approved
Hearing Date: April 27, 2004
LPC Docket Number: 045685
Manhattan, Block: 1231, Lot: 36
200 West 84th Street - Upper West Side/Central Park West Historic
District
A neo-Grec/Queen Anne style flats building, built in 1889-90 and
designed by Jacob H. Valentine. Application is to legalize the installation
of a canopy without Landmarks Preservation Commission permit(s).
HDC Testimony
The Historic Districts Council regrets the installation of the canopy
at 200 West 84th Street. While we understand that the restaurant
owners want the West 84th Street establishment to be seen from Amsterdam
Avenue, a canopy is not the right solution. Canopies, which by definition
extend over the sidewalk and attach themselves to the sidewalk near
the curb, take away precious sidewalk space from pedestrians. They
create long shadows on the sidewalk and interrupt the pedestrian
flow, and therefore are not appropriate for our historic districts.
One only has to look at the transformation of West 72nd Street,
also in the Upper West Side Historic District, after Landmark West
encouraged the removal of the many canopies along the block to see
how the absence of canopies frees up the sidewalk space for pedestrians
and allows the area’s architecture to stand out.
We ask that the Commission deny the applicant’s
request for legalization. We further suggest that the applicant
make use of the existing flagpole, which appears to have been used
at the time of designation, for a more appropriate way to announce
the restaurant establishment.
LPC Determination: No Action
Hearing Date: April 27, 2004
LPC Docket Number: 044649
Brooklyn, Block: 208, Lot: 312
200 Columbia Heights - Brooklyn Heights Historic District
A Greek Revival style rowhouse built in 1844 and later altered.
Application is to alter the façade, install new windows and
construct a stoop.
HDC Testimony
The Historic Districts Council is pleased that the applicant is
proposing to re-build the stoop of this rowhouse and install new
historically appropriate windows. However, HDC strongly believes
that the design of the new doorcase needs to be more substantial.
When this rowhouse was originally constructed in 1844, it would
have used elaborate detailing and expensive materials. Evidence
of this can be seen at the top of the building’s façade
where decorative brickwork is present. Such detailing would have
been a more expensive element for the rowhouse design and supports
HDC’s belief that this house is deserving of a more elaborate
doorcase design.
The proposed doorcase design is too simple and does
not incorporate enough Greek Revival elements. Although HDC does
not believe the applicant should copy the doorcase of the Greek
Revival rowhouse next door at 202 Columbia Heights, we do feel that
this doorcase should be used as inspiration for the new design.
We suggest that the applicant include such appropriate details as
a Greek Revival pediment, console brackets, and acroterium. In addition,
we believe that the proposed hand rails are too thin and that the
railing does not have a bold enough termination as it reaches the
end of the stoop. Again, the neighboring building at 202 Columbia
Heights has more substantial ballaster rails that terminate with
an inset pilaster and base. We ask the Commission to work with the
applicant to perfect the proposed design so that the restored building
will be able to compete architecturally with its neighbors.
Lastly, HDC wishes to point out that the presentation
drawings put the stoop and doorcase slightly off-center from the
windows above them. We ask the Commission to ensure that the new
stoop and doorcase elements line up properly with the historic window
openings.
LPC Determination: Approved
Hearing Date: April 27, 2004
LPC Docket Number: 000428
Brooklyn, Block: 5031, Lot: 55
1854 Bedford Avenue - Prospect-Lefferts Gardens Historic District
A neo-Federal style house, designed by J.A. Boyle, built in 1917.
Application is to legalize the installation of a fixed canopy at
the Bedford Avenue façade without Landmarks Preservation
Commission permits.
HDC Testimony
As always, the Historic Districts Council objects to work done without
the permission of the Landmarks Preservation Commission. HDC notes
that the Commission would have never approved a canopy like this
one had the applicant sought proper permits prior to doing the work.
We urge the Commission to deny the request for the legalization
of this unfortunate canopy and require the applicant to remove the
structure immediately. In addition, we ask that the Commission require
the applicant to repair any damage that may have been done to the
entryway by the installation of the canopy.
LPC Determination: Denied
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