Landmark building permit details
| Location | 177 EAST 71ST STREET, MANHATTAN |
|---|---|
| Issue date | October 22, 2008 |
| (?) COFA | COFA 09-4611 |
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 | 09-3258 |
| Historic district | Upper East Side |
| Landmark name | N/A |
| Expiration date | July 22, 2014 |
| 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 July 22, 2008, following the Public Hearing of the same date, voted to approve a proposal to construct rooftop and rear yard additions at the subject premises, as put forward in your application completed on June 26, 2008. The approval will expire on July 22, 2014. The proposed work, as approved, consists of demolition of the existing rooftop addition and construction of a new rooftop addition featuring brick masonry and multi-light French doors with transom windows; installation of decking and wrought iron railings at the roof; installation of two HVAC units on the new penthouse roof; extension of a chimney and demolition of the first floor of the rear façade and construction of a one-story brick extension projecting 5'3" into the rear yard; as shown in existing conditions photographs and drawings mounted on eight presentation boards labeled "177 East 71st Street New York, New York," and submitted as components of the application, and presented at the Public Hearing and Public Meeting. In reviewing this proposal, the Commission notes that the Upper East Side Historic District designation report describes 177 East 71st Street as a neo-Federal style residence designed by S. E. Gage and built in 1909-10; and that the building's style, scale, and materials are among the features which contribute to the special historical and architectural character of the Upper East Side Historic District. The Commission also notes that Warning Letter 08-0339 was issued on November 8, 2008 for "alterations to cornice without permit(s)"; Warning Letter 08-0340 was issued on November 8, 2008 for "replacement of windows on front facade without permit(s)"; and Warning Letter 08-0342 was issued on November 8, 2008 for "replacement of light at entry without permit(s)" remain in effect against the property. However, in voting to grant the approval, the Commission made its determination subject to the condition that the rear yard addition not extend beyond the plane of the adjacent house's rear facade; and that two signed and sealed copies of the final revised Department of Buildings filing drawings be submitted to the staff of the Commission for review and approval. Subsequently, on October 20, 2008, the Landmarks Preservation Commission received drawings labeled A-1 through A-4, dated August 22, 2008; a drawing labeled A-5, dated revised July 14, 2008; and drawings A-6 and A-7, dated revised October 6, 2008; all prepared by Malcolm Aston Kaye, R.A.; and a drawing labeled S-2, dated revised September 9, 2008; and drawings labeled S-5, and S-6; dated revised March 26, 2008; all prepared by Edward J. Hannington, P.E. Accordingly, staff reviewed the drawings and found that the proposal has been amended to show that the rear extension is now in the same plane as the rear façade of the adjacent building and features a limestone cornice, French doors with a fanlight and wood pedimented door surround, and multi-light, double-hung windows; and that the proposal has been amended to include the construction of a bluestone patio with a granite step in the rear yard; the installation of brick infill at an AC unit opening at the rear façade; and interior alterations at the first and second floors, including demolition and construction of interior partitions and finishes, and structural work. The Commission reviewed the drawings and found, in accordance with the Rules of the City of New York, Title 63, Section 2-16, that the new rear patio will not extend to the rear lot line or substantially eliminate the presence of a rear yard; that the rear of the building has no significant architectural features which would be lost or damaged as a result of the construction of the addition; that the proposed addition will not be visible from a public thoroughfare or right of way; that other rear yard incursions exist within the block; that the rear of the building will retain the scale and character of an individual row house; that the proposed work complies with the Zoning Resolution and will not require a special permit or variance; that the rear addition does not rise to the full height of the building; and that the rear facade will not be removed from the entire width of the building; with regard to the brick infill, the Commission finds that the work is restorative; and that the new brick will match the original brick in terms of color, texture, size, and decorative pattern; and that the proposal approved by the Commission has been maintained. Based on this and the above findings, the drawings are marked approved with a perforated seal, and Certificate of Appropriateness 09-4611 is being issued. Please note that Warning Letter 08-0339, issued on November 8, 2008 for "alterations to cornice without permit(s);" Warning Letter 08-0340, issued on November 8, 2008 for "replacement of windows on front facade without permit(s);" and Warning Letter 08-0342, issued on November 8, 2008 for "replacement of light at entry without permit(s);" remain in effect against the property. Failure to address these violations may result in the issuance of Notices of Violation originating from the Environmental Control Board in accordance with Title 63 of the Rules of the City of New York, Section 7-02(c). These NOV would require a court appearance, and a civil penalty may be imposed. PLEASE NOTE: This permit is issued contingent upon the Commission's review and approval of test samples of the replacement brick and mortar prior to the commencement of the work; and the understanding that the work will take place when the exterior temperature remains a constant 45 degrees F or above for a 72-hour period from the commencement of the work. Please contact Blaire Walsh at the Landmarks Preservation Commission when samples are completed for a site inspection. Also, 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 permit to inform the Department of Buildings 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 PAGE 2 Issued: 10/22/08 DOCKET: 09-3258 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 Blaire Walsh. Robert B. Tierney Chair PLEASE NOTE: PERFORATED DRAWINGS AND A COPY OF THIS PERMIT HAVE BEEN SENT TO: Iriana Muzaka, Aston Associates, LTD cc: Jared Knowles, Deputy Director of Preservation/LPC; Diane Simonson, Violations Officer/LPC PAGE 3 Issued: 10/22/08 DOCKET: 09-3258 |
Added to EveryBlock on December 3, 2008.
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