October 23, 2007
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 application now before the Commission.
Hearing Date: 10/23/2007
LPC Docket Number: 081325
Manhattan, Block: 545, Lot: 6
708 Broadway - NoHo Historic District
aka 402-409 Lafayette Street, a Northern Renaissance Revival style
store and loft building designed by Cleverdon & Putzel and
built in 1896, and a Renaissance Revival style warehouse and loft
building designed by Cleverdon & Putzel and built in 1893.
Application is to install storefront infill and construct a rooftop
addition.
HDC Testimony
HDC has a mixed opinion on this application. Due to the low building
next door at the corner, the rooftop addition is very visible
on the Lafayette façade, and we urge the applicant to work
with staff to reduce this matter. A lot of good restoration work
is being performed, including the return of the cornice, that
it would be a shame to include a distracting rooftop addition.
In general, the storefronts are approvable, but we would like
to see more detailing in the shop doors such as a paneled bulkhead.
LPC Determination: Incomplete
Hearing Date: 10/23/2007
LPC Docket Number: 078712
Manhattan, Block: 820, Lot: 45
136 Fifth Avenue - Ladies' Mile Historic District
A commercial buiding built in 1850 and altered in 1982. Application
is to install signage.
HDC Testimony
These large letters affixed to the building are inappropriate
for this small commercial building in the Ladies' Mile Historic
District. The store's awning and large display windows are enough
advertising, and suitable advertising, for this location.
LPC Determination: Incomplete
Hearing Date: 10/23/2007
LPC Docket Number: 081615
Queens, Block: 8035, Lot: 65
325 Grosvenor Street - Douglaston Historic District
A vernacular Colonial Revival style house designed by W.J. McKenna
and built in 1923. Application is to demolish an existing garage,
construct a one-story adddition, and construct a new garage.
HDC Testimony
Over the past three years, this property has been the subject
of a number of public hearings and meetings with proposals to
make additions, modify C of A's granted, and legalize and modify
work done in non-compliance with such certificates. Now another
proposal is before the Commission to construct another addition,
demolish an existing garage and construct a new garage.
Although the proposed addition is only one-story tall, this home
already has recent additions that have turned it from a vernacular
Colonial Revival style house to a cottage on steroids. In the
process of increasing its proportions, the home’s simple
details have become lost, leaving a rather banal façade.
Yet another addition will only make it worse. Also, the proposed
flat roof seems to call out for a second floor addition to the
addition, something we hope will not be part of the house’s
creeping, segmental growth.
The proposed location for a new garage would require the elimination
of a grove of trees, an important piece of the neighborhood. With
the ever-expanding home, this section of the property is getting
a bit crowded – the original garage’s location seems
a better fit. No photos or drawings of this original garage were
presented, and we question the need to demolish this structure
which is contemporary to the house.
This home should not have been allowed to get this big in the
first place, and further additions must not be permitted. We urge
the commission to reject this proposal and preserve the scale
of this home and this historic district.
LPC Determination: Incomplete
Hearing Date: 10/23/2007
LPC Docket Number: 081365
Queens, Block: 8095, Lot: 61
140 Prospect Avenue - Douglaston Historic District
An Arts and Crafts style house built circa 1915 and designed by
Craftsman Builders. Application is to legalize alterations in
non-compliance with Certificate of No Effect 05-4909 and Miscellaneous/Amendment
06-4142; and to install a pergola and gate.
HDC Testimony
HDC does not approve of these illegal alterations which paved
over much of the open space and landscaping. Plantings, not pavement,
are what helps give the Douglaston Historic District its special
sense of place. We also object to the installation of a pergola
- other homes in the districts have gates, but we find the pergola
excessive. This is a particularly lovely arts and crafts style
home, and the landscaping should highlight it with simple, natural
surroundings.
LPC Determination: Incomplete
Hearing Date: 10/23/2007
LPC Docket Number: 082410
Manhattan, Block: 2, Lot: 1
10 South Street - Individual Landmark Historic District
A Beaux-Arts style ferry terminal constructed in 1909. Application
is to construct a rooftop addition and alter window and door openings.
HDC Testimony
HDC is strongly opposed to the construction of what is called
a rooftop addition, but is in actuality another building, atop
the recently restored Battery Maritime Building. The building
is not only an individual landmark, but also an important part,
visually and historically, of the entrance to New York City from
the harbor. This importance was noticed early by the Commission
who landmarked it in May of 1967.
While the present 1950s addition is barely noticeable, there
is no hiding the proposed. It is the same width, and nearly the
same height, as the original ferry building. Its glass construction
when lit, as the night image so artistically shows, will glow
like a space ship. In short its design is over-scaled and insensitive
to the individual landmark. The applicant's attempts to show similar
examples fall short. The Hearst Building, as we all know, was
built as a base for an intended tower, not the case here. The
Brooklyn Museum of Art's entrance is at the ground level affecting
only part of the façade, rather than all views of the building.
And the Tate addition is much smaller compared to the original
building, not of nearly equal height and length.
According to the Guide to New York City Landmarks, the Battery
Maritime Building is the only survivor of the many historic ferry
terminals that once lined the city’s waterfront. The buildings
grand arches and pilasters not only provided space for boats,
but were also designed to create an impressive entrance to Manhattan,
much like railroad station architecture did at the time. The large
addition on top reduces these grand elements and the building’s
overall architectural effect.
After all the wonderful restoration work that has gone into the
Battery Maritime Building, it is a shame to see it smothered by
an inappropriate addition. Is this really any way to treat a landmark?
LPC Determination: Incomplete
Hearing Date: 10/23/2007
LPC Docket Number: 082436
Manhattan, Block: 46, Lot: 9
14 Wall Street - Individual Landmark Historic District
A Classical Revival style office building designed by Trowbridge
& Livingstone, and built in 1910-1912, with a 25-story Modern
Classic style addition designed by Shreve, Lamb & Harmon and
built in 1931-33. Application is to install ground-floor entrance
infill, canopies and signage.
HDC Testimony
The Former Bankers Trust Building is one of the great classic
office buildings of the city, situated in the heart of the financial
district. With a building so carefully designed, and still largely
intact, HDC feels the less alteration, the better.
HDC is opposed to the canopies that are proposed for the various
entrances of the building. These entrances are already deeply
inset, providing protection from the elements making the canopies
unnecessary. The proposed canopies interrupt the decorative grilles
on the windows above, obscure the view of the entrance ceilings,
and break up the height of these grand entrances decreasing the
verticality of the base so important to this early skyscraper.
While the historic infill no longer exists at the 14 Wall Street
entrance, the proposed feels rather blank. An alternative design
that breaks up the large sections of glazing should be found.
HDC would also like to recommend that the applicant consider restoring
simpler entrance surround as seen in historic photos.
Like many other individual landmarks, 14 Wall Street’s
architecture is its own best advertisement. Much ofthe ground
floor was originally designed as storefronts and so requires little
change. As for signage, existing flagpoles and small pin-mounted
letters should be used. As an alternative, small blade signs could
be considered.
LPC Determination: Approved w/mods
Hearing Date: 10/23/2007
LPC Docket Number: 082451
Manhattan, Block: 144, Lot: 40
60 Hudson Street - Individual Landmark Historic District
A Dutch and German Expressionist style building and lobby designed
by Voorhees, Gmelin and Walker and built 1928-1930. Application
is to install bollards.
HDC Testimony
HDC approves of the interesting design and finds the bollards
a creative, appropriate approach to security. While we approve
of their installation on the exterior, we question their effectiveness
and need on the interior. Although their placement has been carefully
planned, we would rather nothing be placed in this lobby and on
this floor than something that was not absolutely necessary.
LPC Determination: Approved
Hearing Date: 10/23/2007
LPC Docket Number: 081785
Manhattan, Block: 230, Lot: 22
32-34 Greene Street - SoHo-Cast Iron Historic District
A store and storehouse building designed by J.F. Duckworth and
built in 1873, and a store building designed by Charles Wright
and built in 1873. Application is to construct a rooftop addition,
to install new sotrefront infill, replace the cast-iron steps,
and remove fire escapes.
HDC Testimony
In general, HDC finds this proposal an improvement over the plan
that approved last year. We especially appreciate the in kind
installation of vault lights. The rooftop addition now proposed
though is much more visible than previously. We urge the applicant
to return to their original plan for the rooftop and that this
application then be approved.
LPC Determination: Approved
Hearing Date: 10/23/2007
LPC Docket Number: 081627
Manhattan, Block: 587, Lot: 66
17 Commerce Street - Greenwich Village Historic District
A Federal style house built in 1830. Application is to construct
a rooftop addition and alter a masonry opening at the rear façade.
HDC Testimony
HDC objects to this application to construct a rooftop addition
and alter the rear façade of this very charming, intact
1830 home, and we find it rather disheartening that such alterations
would even be considered. The proposed dormer made up of eight
windows stretching nearly all the way across the rear roof is
inappropriate as it would change the historic roofline and would
require the loss of much of the original roof structure of the
building. One or two individual dormers that start further down
from the peak of the roof, like that found on the front of the
home, would be more appropriate. HDC can imagine no reason to
remove the historic wood windows and their masonry relieving arches.
This largely intact home in excellent condition is a rare find.
We urge the commission to reject this proposal and hope that the
homeowner can appreciate the special treasure they own.
LPC Determination: Approved
Hearing Date: 10/23/2007
LPC Docket Number: 081742
Manhattan, Block: 846, Lot: 5
3 East 17th Street - Ladies' Mile Historic District
A store and loft building designed by Frederick C. Zobel, built
in 1903-1904 altered in 1941. Application is to install a new
storefront infill and awning.
HDC Testimony
This proposal for a new storefront has some nice details such
as the bulkhead to improve the faced of this 1903-1904 store and
loft building. Unfortunately, the applicant has to deal with some
rather unsuccessful, earlier alterations and further thought needs
to be put in to the design to succeed. HDC recommends that the
applicant use the tax photo as a guide towards restoration. Most
notably, the storefront should consist of a center shop window
flanked by the individual entrances to the store and the second
floor. Also, the present design looks rather squat, and the transom
bar should be raised to improve the proportions of the storefront.
Lastly, the awning is too steep and too large – it should
only cover the store, not the entire façade.
Although not strictly part of the storefront infill, an adjoining
piece of the building could be modified to improve this application.
The reduction in height of both the first and second floor windows
from an earlier alteration has led to an awkwardly large spandrel
between the two. HDC recommends considering raising the awning
and/or painting the spandrel dark to match the storefront so that
the openings read as one.
LPC Determination: Approved
Hearing Date: 10/23/2007
LPC Docket Number: 078329
Brooklyn, Block: 251, Lot: 31
50 Remsen Street - Brooklyn Heights Historic District
A rowhouse built in 1844 and altered in the mid-19th century and
early 20th century. Application is to alter the façade.
HDC Testimony
HDC applauds the applicant on the fine restoration work proposed
for this rowhouse. It is well researched, based on the home’s
twin next door, and will help make the building a comfortable
fit into the block. We do feel however that the studio windows
added in the 20th century on the fourth floor deserve to be protected,
as such similar windows often are in other historic districts.
Although less well known than the changes in Greenwich Village,
Brooklyn Heights underwent a similar change in its population
in the 20th century. The opening of the Brooklyn and Manhattan
Bridges as well as the arrival of the IRT subway in 1908 broke
the seclusion of this patrician neighborhood, and many of the
old, established families began to move out. Their large homes
were divided into studios and apartments that attracted numerous
writers and artists. This fourth floor and its studio windows
created from a mansard roof, probably added in the mid-19th century,
like the one still on its neighbor, is a physical reminder of
this part of Brooklyn Heights’ history.
LPC Determination: Incomplete
Hearing Date: 10/23/2007
LPC Docket Number: 078978
Brooklyn, Block: 261, Lot: 21
273 Hicks Street - Brooklyn Heights Historic District
A Greek Revival style rowhouse built in 1844. Application is to
alter the roof and rear façade.
HDC Testimony
While HDC does not object to the rear façade alterations
on this 1844 rowhouse, we are not comfortable with the large dormer
proposed. As in the case of 17 Commerce Street, we object to its
stretching nearly the full length of the roof (although we do
appreciate the fact that it does not extend from the peak, preserving
part of the original roofline.) Two or three individual dormers
would be more appropriate.
LPC Determination: Incomplete
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