Landmark building permit details
| Location | 415-423 WASHINGTON STREET, MANHATTAN |
|---|---|
| Issue date | August 23, 2006 |
| (?) COFA | COFA 07-1441 |
Certificates of Appropriateness (COFAs) are issued by the landmarks commission when it approves such things as building construction, demolition and visible additions to historic property. The certificates require a public hearing and the entire process can take several months. |
|
| Docket | 06-8595 |
| Historic district | Tribeca North |
| Landmark name | N/A |
| Expiration date | May 16, 2012 |
| Text |
Pursuant to Section 25-307 of the Administrative Code of the City of New York, the Landmarks Preservation Commission, at the Public Meeting of December 6, 2005, following the Public Hearing and Public Meeting of November 22, 2005, voted to approve a proposal to demolish a one-story building and construct a new building on the site; and, at the Public Meeting of May 16, 2006, the Commission voted to grant a Certificate of Appropriateness to modify the design of the new building, as put forward in your application completed on October 27, 2005, and as you were informed in Status Update Letter 06-4321 (LPC 05-8838), issued December 8, 2005, and Status Update Letter 06-8205 (LPC 06-5721), issued June 2, 2006. The proposed work, as approved, consists of demolishing the existing one-story building and constructing a brick seven-story building, plus a two-story setback, featuring double-hung windows and patterned brickwork detailing throughout the facades; vertically oriented recessed bays and arch-headed punched window openings at the upper floors; and flat-headed windows, a garage entrance, metal canopy, loading dock and signage at the first floor. The approved work was shown on twenty presentation boards, labeled L-001, L-100a, L-202a, L-203-a, L-204a, L-205a, L-206a, L-300a, L-301a, dated revised December 5, 2005; L-100p, L-200, L-201, L-203p, L-204p, L-205p, L-206p, L-301p, L-600p, dated May 10, 2006; L-300p, dated revised May 15, 2006; L-600a, dated November 22, 2005, and consisting of drawings, photographs, photo montages, and material samples, all prepared by Joseph Pell Lombardi, and presented at the Public Meeting of May 16, 2006. Two presentation boards, labeled L-200, dated revised December 5, 2005 and L-600, dated revised December 6, 2005, featuring drawings and a photo montage of 414 Washington Street, were also presented. The proposal, as initially presented at the Public Hearing and Public Meeting of November 22, 2005, featured larger window openings, less differentiation in facade and window planes, and a larger setback portion of the building; and the proposal, as revised and initially approved at the Public Meeting of December 6, 2006, featured a six-story building, plus a two-story setback. These proposals were shown on fifty seven presentation boards, labeled "Site locator," L-600, dated November 22, 2005; L-001, L-003, L-200D, L-201D, L-202, L-203, L-300, L-301, L-400, L-603, L-606, L-607, L-700, L-800, dated November 16, 2005; L-100, L-101, L-102, L-200, L-200C, L-201, L-201C, L-604, L-605, L-608, dated November 18, 2005; L-200E, L-201E, dated October 16, 2005; L-900, dated November 21, 2005; L-001, L-100, L-101, L-102, L-103, L-200, L-200C, L-200D, L-201, L-201C, L-201D, L-202, L-300, L-301, L-302, L-400, L-603, L-604, L-605, L-606, L-607, L-608, L-609, L-700, and L-800, dated revised December 5, 2005; L-200E, L-201E, dated November 16, 2005; and L-600, dated revised December 6, 2005, consisting of drawings, photographs, photo montages, and material samples, all prepared by Joseph Pell Lombardi, and presented at the Public Hearing and Public Meetings of November 22, 2005 and December 6, 2005. In reviewing this proposal, the Commission noted that the Tribeca North Historic District Designation Report describes 415-423 Washington Street (aka: 51-55 Vestry Street) as a parking lot, with a small one-story building. With regard to this proposal, the Commission found that the existing one-story building does not contribute to the historic district and its demolition will not detract from the special historic and architectural character of the historic district; that constructing a new building on this lot will provide a termination to this block, and will strengthen the streetscape at this corner; that the overall height of the building, the modular organization of the facades, and the palette of materials and finishes recall and harmonize with the surrounding streetscapes; that the plane of the proposed Washington Street and Vestry Street facades will align with the facades of the adjacent properties, thereby reinforcing the street wall, a significant, consistent feature of the Tribeca North Historic District; that the hierarchy created by the differentiation of the window bays recalls the vocabulary of base, shaft, and termination/capital, common to buildings in this historic district, thereby supporting the cohesiveness of the streetscapes and district; that the dominant piers and recessed, vertical bays help the proposed building to relate to other buildings in the historic district which feature strong masonry frames; that the proposed window proportions will be harmonious with the punched masonry openings common on this streetscape and within this historic district; that the masonry openings will be well scaled to the facades of this building and relate well to the floor to ceiling heights of the neighboring properties, thereby supporting the cohesiveness of the streetscapes; that the placement of the windows, recessed from the plane of the masonry wall, will create shadow lines and depth which are in keeping with the character of the streetscape; and that the proposed metal canopy and loading dock are well-scaled to the building base and facade and in keeping with the historic canopies and loading docks found throughout the district. Based on these findings, the Commission determined the work to be appropriate to the streetscape and the historic district and voted to approve the application. The Commission authorized the issuance of a Certificate of Appropriateness upon receipt, review and approval of two sets of signed and sealed Department of Building filing drawings showing the approved design. Subsequently, on June 9, 2006; August 8, 2006; and August 18, 2006, the Commission received written specifications, dated August 17, 2006, and final drawings BD-001, BD-300, BD-400, BD-401 and BD-403, dated June 9, 2006; drawings BD-100, BD-101, BD-102, BD-103, BD-104, BD-105, BD-106, BD-107, BD-108, BD-109, BD-110, BD-203, and BD-204, dated revised August 3, 2006; drawings BD-200, BD-201, BD-202, and BD-402, dated revised August 17, 2006 and prepared by Joseph Pell Lombardi, RA; a light fixture illustration, dated received August 8, 2006; and drawings S-001, S-002, S-003, S-004, S-005, S101, S102, S103, S104, S301, S302 and S401, dated April 27, 2006 and prepared by Keith Nai Kei Loo, PE. Accordingly, staff reviewed the drawings and noted that the presence of an existing neighboring building, encroaching on the site, has been indicated on the drawings; and that drawing inconsistencies shown on the presentation materials, including height dimensions at the rooftop bulkheads in elevation, floor heights in sections, the location of the elevator bulkheads at the seventh floor in plan, and the footprint of upper penthouse and roof levels have been corrected. Additionally, staff noted that the of the placement and orientations of the rear courtyard facades and related masonry openings have been revised to match the initial proposal; that light fixtures have been added beneath the first floor canopies; and that the configurations and placement of interior partitions, staircases and elevators have been revised. With regard to the modifications to the courtyard facades and the installation of the light fixtures, the staff finds that the alterations to the courtyard facades will not be visible from a public thoroughfare and will be in keeping with the scale of the building; and that the placement and scale of the light fixtures will not draw undue attention to these installations. Based on these and the above PAGE 2 Issued: 8/23/06 DOCKET: 06-8595 findings, the drawings have been marked approved with a perforated seal, and Certificate of Appropriateness 07-1441 is being issued. This permit is being issued on the condition of the review and approval of the specific exterior light fixture placement locations and a mock-up panel of the proposed brick and mortar by the Commission staff prior to the commencement of work. Please contact the Commission staff when these items are available. As the approved work consists of subsurface work, the applicant is required to strictly adhere to the Department of Buildings' TPPN 10/88 governing in-ground construction adjacent to historic buildings. It is the applicant's obligation at the time of applying for their DOB permit to inform DOB that the TPPN applies. This permit is issued on the basis of the building and site conditions described in the application and disclosed during the review process. By accepting this permit, the applicant agrees to notify the Commission if the actual building or site conditions vary or if original or historic building fabric is discovered. The Commission reserves the right to amend or revoke this permit, upon written notice to the applicant, in the event that the actual building or site conditions are materially different from those described in the application or disclosed during the review process. All approved drawings are marked approved by the Commission with a perforated seal indicating the date of approval. The work is limited to what is contained in the perforated documents. Other work or amendments to this filing must be reviewed and approved separately. The applicant is hereby put on notice that performing or maintaining any work not explicitly authorized by this permit may make the applicant liable for criminal and/or civil penalties, including imprisonment and fines. This letter constitutes the permit; a copy must be prominently displayed at the site while work is in progress. Please direct inquiries to Bernadette Artus. Robert B. Tierney Chair PLEASE NOTE: PERFORATED DRAWINGS AND A COPY OF THIS PERMIT HAVE BEEN SENT TO: Joseph Pell Lombardi, Joseph Pell Lombardi & Associates cc: Caroline Kane Levy, Deputy Director of Preservation PAGE 3 Issued: 8/23/06 DOCKET: 06-8595 |
Added to EveryBlock on January 16, 2008.
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