Landmark permit issued for 153 LINCOLN PLACE, BROOKLYN in PARK SLOPE
Landmark building permit details
| Location | 153 LINCOLN PLACE, BROOKLYN |
|---|---|
| Issue date | August 9, 2007 |
| (?) COFA | COFA 08-1343 |
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 | 08-0101 |
| Historic district | Park Slope |
| Landmark name | N/A |
| Expiration date | November 18, 2009 |
| 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 June 26, 2007, following the Public Meetings of June 12, 2007 and May 8, 2007, voted to grant a Certificate of Appropriateness for modifications to work previously approved at the subject premises at the Public Meeting of November 18, 2003, as put forward in your application completed June 26, 2007 and as you were informed in Status Update Letter 07-9749 (LPC 07-9749), issued June 26, 2007. As initially approved at the Public Meeting of November 18, 2003, the work consisted of constructing a rooftop addition by raising the height of the entire roof and changing the slope of the western portion of the roofing; installing standing-seam, copper cladding and casement windows at the western facade of the rooftop addition and slate tiles, matching the existing roof, at the western side of the addition; constructing a 3-1/2 story, brick clad, rear addition; creating an areaway entrance by removing a portion of an existing areaway fence and masonry wall with a pair of gates, matching the design of the adjoining iron-work; excavating portions of the side and rear yards, creating light and air wells; installing railings and stairs at the new light and air wells; and removing an existing entrance gate and creating a barrier free access ramp at the western alley. No Certificate of Appropriateness was issued for this scope of work. The proposed work, as approved at the Public Meeting of June 26, 2007, includes amendments to the previously approved work, consisting of changing the slope of the proposed barrier free access ramp; eliminating a proposed exterior stair; reconfiguring window openings at the proposed rear addition; and altering the entrance portico, including replacing the existing brickwork cladding with new metalwork, removing the existing metal and glass door at the front of the portico, and installing a new wood and glass door at the plane of the building, matching the historic entrance placement, instead of only replacing the entrance door and side panel in the existing location. The approved work also includes installing a fire escape at the western alley facade; enlarging existing masonry openings and creating new masonry openings at the western alley facade and at the basement level of the eastern sidewall; installing doors and one-over-one, double-hung, wood windows in the new masonry openings; replacing a mix of modern windows and infill within existing masonry openings throughout the facades with new one-over-one, double-hung, wood windows throughout the facades and single pane windows at selective locations at the basement and first floor of the sidewall facades; enclosing an arched opening at the western alley facade with clear glazing; installing opaque spandrel glass at selective windows at the western alley facade; and widening rear yard steps. The scope of the amendment, as initially presented, included the construction of a rooftop bulkhead; the installation of rooftop railings in a more prominent location, as seen from public thoroughfares; the creation of additional windows at the rooftop addition; and the installation of additional HVAC equipment. The work, as presented at the May 8, 2007 and June 12, 2007 Public Meetings, included enlarging the new rooftop addition; excavating portions of the rear and eastern side yards; and modifying the entrance portico, including replacing the existing entrance with a new door in the same location and resurfacing the brickwork with a brownstone stucco. This version of the proposal was not approved. The final approved work and earlier versions of the proposal were shown on six presentation boards, labeled A-100B, A-101, A-301, A-302, A-303, and A-304, dated revised June 12, 2007; five presentation boards, labeled A-100B, A-301, A-302, A-303 and A-304, dated revised June 18, 2007; and two presentation boards, labeled "4th Floor Plan Comparison" and "Excavation Diagrams" and dated revised December 26, 2006; all prepared by TKA Studios and consisting of drawings. The presentation also included nineteen presentation boards, labeled MG1 through MG19 by the Commission staff, dated November 10, 2003, prepared by MG New York Architects and consisting of elevation drawings; four presentation boards, dated (presented) May 8, 2007 by the Commission staff and consisting of photographs, a material sample and a site plan; and two photographs prepared by the Commission staff, all presented at the Public Hearing and Public Meetings. In reviewing this proposal, the Commission noted that the Park Slope Designation Report describes 151-155 Lincoln Place as a Romanesque Revival style townhouse, designed by Lamb and Rich, built in 1886-1887, and enlarged in 1896; and that the building's style, scale, materials and details are among the features that contribute to the special architectural and historic character of the Park Slope Historic District. The Commission also notes that Warning Letter 07-0444 was issued April 11, 2007 for "alterations to the building including the construction of additions without permit(s)" and advanced to a Notice of Violation on June 12, 2007. The Commission finally notes that Permit for Minor Work 07-7603 (LPC 07-6921) was issued April 16, 2007 for emergency roofing replacement and the installation of new metal gutters. With regard to this proposal, the Commission found that, although the rooftop addition will be visible in context with the lot line wall, the massing and scale of the addition will harmonize with the gable-ended roofs and projecting dormers which exist at the eastern-facing portion of the roof; that the slate cladding for the addition, which will match the color, dimensions, and setting pattern of the historic slate-clad roof, will allow the addition to blend with the surrounding roof; that the standing-seam copper cladding for the rooftop addition at the western elevation will be minimally visible when seen through the side yard and will not call undue attention to itself; that, although a portion of sandstone areaway wall is to be removed, the proposed change will not detract from the continuity of the areaway or streetwall; that the modifications to the eastern-most segment of the areaway fence, including cutting the fence to create a bi-leaf gate, and adding vertical posts at the base to lengthen the ironwork, will be performed in the most sensitive manner, while maintaining the height and plane of the fence; that the simple design and dark finish of the railing at the perimeter of the stairwell accessing the basement on the eastern lot line elevation, will not call undue attention to itself; that the modifications to the entrance portico will return the door to its historic placement, reintroduce metalwork, matching the historic materials, and replicate the historic portico configuration, thereby returning this altered elements closer to its historic appearance; that the design of the portico metal work is well related to the design and details of the building; that the alterations to the western facade will only be barely perceptible through a narrow alley at Lincoln Place, and the alterations to the rear facade will only be visible from limited vantage points through an alley at St. John's Place; that the below-grade barrier free access ramp and fire escape at the alley will be discreet installations; that the size and placement of the new and enlarged masonry openings at the sidewall and rear facades will be in keeping with the scale and character of the building; that the remaining special windows at the western sidewall facade will be PAGE 2 Issued: 8/9/07 DOCKET: 08-0101 retained; that the special windows at the front and eastern sidewall facades were removed prior to designation; that the existing stained glass window at the eastern facade is not original to the building or a significant historic later alteration, and therefore, its removal will not result in the elimination of significant, historic fabric; that although the proposed one-over-one, double-hung windows at select locations at the front and side facades will not match the historic window configurations, they will match the operations and configuration of windows found throughout this building and will be in keeping with the character of the Romanesque Revival style of the building; that enclosing the arched opening at the western facade with clear glazing will retain the character of the arched opening and a reference to the historic volume of the space; and that this work will not diminish the special architectural and historic character of the building or historic district. Based on these findings, the Commission determined the work to be appropriate to the building 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 July 3, 2007 and July 30, 2007, the Commission received written specifications, dated July 30, 2007, and final drawings A-000, A-100A, A-100B, A-101,A-103, A-104, A-105, A-301, A-302, A-303, and A-304, dated revised June 25, 2007; GN-1 and GN-2, dated revised December 26, 2006; and A-102 and A-201, dated revised June 18, 2007 and prepared by Tomasz S. Kowalski, RA. Accordingly, staff reviewed these materials and noted that they include additional work, consisting of replacing a one-over-one, double-hung front facade dormer window with a double-hung window, featuring a multi-light upper sash, matching the historic window; repairing an existing multi-light upper sash at the third floor of the western facade by selectively replacing damaged wood elements in-kind; cleaning, paint stripping and repointing at masonry throughout the facades, as necessary; replacing damaged brickwork in-kind; removing awnings from the front facade; and interior alterations. With regard to this work, staff found that the replacement dormer window will match the configuration, operation, details, and material of the historic window, as documented by a historic condition photograph; that although one-over-one windows will be installed throughout the remainder of the front facade, the presence of a different window configuration at the dormer window will be in keeping with the style and character of the house; that repairing the remaining multi-light window at the western facade will help protect the window from further deterioration; that cleaning and stripping paint from the masonry will reveal the historic color and texture of the masonry and return the building closer to its historic appearance; that all repointing will be compatible with the historic masonry in terms of composition, and will match the original mortar in terms of color, texture, and tooling; that all replacement bricks will match the existing in terms of material, size, color, texture, and coursing; that the removal of the awnings will eliminate elements that detract from the facade; and that the work will support the special architectural and historic character of the building and Park Slope Historic District Additionally, staff found that the design approved by the Commission has been maintained. Based on these and the above findings, the drawings have been marked approved with a perforated seal, and Certificate of Appropriateness 08-1343 is being issued. PLEASE NOTE: This permit is contingent on the cleaning, paint stripping, brickwork and repointing being performed when the temperature remains a constant 45 degrees Fahrenheit or above for a 72 hour period from the commencement of the work; and upon the review and approval by the Commission of fully dimensioned existing and proposed window drawings; a clear copy of the circa 1930s tax photograph or alternative historic documentation of the configuration of the dormer window; shop drawings for the entrance portico metalwork; documentation of the HVAC equipment and rooftop and alley railing installations, including dimensions; specifications for the repointing, cleaning and paint stripping; finish samples for the windows and doors; and field samples of the brick replacement and repointing. Forward the specifications and drawings to the Commission staff as soon as they become available and contact the Commission staff when field samples are ready in order to schedule a site visit. Please also note that reconstruction of the rear portion of the rooftop addition, included in this permit, supersedes the approval for emergency roof work at the rear portion of the rooftop addition, as approved under Permit for Minor Work 07-7603. Additionally, the installation of new metal gutters, approved under Permit for Minor Work PAGE 3 Issued: 8/9/07 DOCKET: 08-0101 07-7603, is shown on the approved drawings. Notice of Violation 07-0444 will remain in effect until the work approved under this permit, including the reconstruction of the rear portion of the rooftop addition, has been completed and inspected for compliance. NOTE THAT THIS PERMIT CONTAINS A COMPLIANCE DATE OF FEBRUARY 11, 2008. Failure to resolve this matter may result in the issuance of a second Notice of Violation (NOV) originating from the Environmental Control Board in accordance with Title 63 of the Rules of the City of New York, Section 7-02 (c). This NOV would require a court appearance and a civil fine may be imposed. Once the corrective work is completed, promptly submit a written request for a Notice of Compliance from the owner of the property, along with photographs documenting the finished work, to the Commission. 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: Tom Kowalski, TKA Studio cc: Caroline Kane Levy, Deputy Director of Preservation/LPC; John Weiss, Deputy Counsel/LPC; Diane Simonson, Compliance Officer/LPC PAGE 4 Issued: 8/9/07 DOCKET: 08-0101 |
Added to EveryBlock on January 16, 2008.