Landmark permit issued for 52 WEST 11TH STREET, MANHATTAN in Greenwich Village
Landmark building permit details
| Location | 52 WEST 11TH STREET, MANHATTAN |
|---|---|
| Issue date | May 19, 2008 |
| (?) COFA | COFA 08-9941 |
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 | 08-8780 |
| Historic district | Greenwich Village |
| Landmark name | N/A |
| Expiration date | January 15, 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 January 15, 2008, following the Public Hearing of November 27, 2007 and Public Meeting of December 18, 2007, voted to approve a proposal for work at the subject premises, as put forward in your application completed December 20, 2007, and as you were informed in Status Update Letter 08-8908, issued on April 16, 2008 (LPC 08-9851). This approval will expire January 15, 2014. The proposed work, as approved, consists of demolishing the rear façade and portions of the lot-line walls at the existing full-height rear extension, and constructing a new one-story and basement red brick rear addition with rooftop terrace and metal railing, operable multi-light metal window and door assemblies at the basement and operable multi-light metal window assemblies at the 1st floor, and a new red brick façade with operable multi-light metal window and door assemblies at the 2nd floor and three (3) operable multi-light metal windows at the 3rd floor; constructing a masonry, glass and metal rooftop addition with rooftop condensing units and dunnage, an attached sloped stair bulkhead with skylight, and a new masonry chimney at the rooftop; removing the existing roof structure, retaining the two (2) existing masonry chimneys towards the front of the rooftop, and constructing a new roof in conjunction with the rooftop addition, and installing rooftop decks, metal railings, and skylights behind the existing built up cornice at the rooftop; lowering a portion of the areaway, installing new stairs and applying new brownstone stucco to the newly exposed wall at the front façade to accommodate the modified basement floor level; excavating the rear yard to a distance of 4'-6" from the rear lot line and constructing a below-grade addition with a rooftop planting bed and skylights at the approximate height of the existing grade at the rear yard; lowering the existing areaway at the rear facade and installing new stairs up to the modified rear yard. The proposal, as initially presented, included a visible rooftop bulkhead, double-height glazing and larger openings at the rear façade and extension, excavating the entire rear yard and enlarging the basement windows at the front façade. The proposal was shown in historic photographs and existing condition photographs, and presentation drawings dated October 30, 2007, December 4, 2007 and January 3, 2008, prepared by Steven Harris Architects, submitted as components of the application and presented at the Public Hearing and Public Meeting. In reviewing this proposal, the Commission noted that the Greenwich Village Historic District designation report describes 52 West 11th Street as a Greek Revival style rowhouse built in 1841; and that the building's scale, style, materials, and details are among the features which contribute to the special architectural and historic character of the Greenwich Village Historic District. With regard to this proposal, the Commission found that the proposed penthouse will not be visible from a public thoroughfare; that the massing of the proposed one-story rooftop addition, set back from the front and rear facades, will not overwhelm the scale of this individual rowhouse; that the proposed rear addition will reduce the total volume from that of the existing rear addition, and result in a condition more in keeping with the massing of a typical rowhouse; that the general design and materials of the new rear façade is in keeping with the character of rowhouse in this historic district and will maintain a relationship to the rest of the row; that the fenestration at the proposed rear addition recalls the regularized floor to floor divisions and scale of openings typically found at the rear façade of a rowhouse of this age and style; and, that the excavation of the cellar will maintain the approximate grade of the rear yard above and introduce planting beds to moderate its impact on the central green space. Based on these findings, the Commission determined the proposed work to be appropriate to the building and the historic district, and voted to approve this application. However, in voting to grant this approval, the Commission stipulated that two final signed and sealed copies of the Department of Buildings filing drawings for the approved work be submitted to the staff of the Commission for review and approval. Subsequently, on May 12, 2008, the Landmarks Preservation Commission received final architectural drawings A001, A002, A003, D101, D102, D103, A101 through A104, A201, A202 and A301, issued 4/9/08, prepared by Steven Harris Architects, structural drawings S100 through S103, S200 through S203 and S300, issued 3/24/08, prepared by Robert Silman Associates, underpinning drawings T1, C1, U1, U2 and sheeting drawings T1, C1, C2, issued 4/21/08, prepared by Geotechnical Engineering Options, sprinkler drawings SP1 through SP4, mechanical drawings M0 through M8, and plumbing drawings P1 through P80 issued 4/21/08, prepared by Becht Engineering. Staff reviewed the drawings and found that the work approved by the Commission has been maintained. The work also includes, at the West 11th Street façade, removing three (3) three-over-three and five (5) six-over-six double-hung wood windows and installing new wood windows painted white at the 1st, 2nd and 3rd floors; removing two (2) one-over-one double-hung wood windows and installing new six-over-six double-hung wood windows painted white at the basement floor; repointing deteriorated brick masonry mortar joints as required; repairing the brownstone base, stoop, sills and lintels using built-up cementitious composite layers, the finish coat to be colored and textured to match the original stone; replacing missing decorative medallions in kind at the stoop railing ironwork and scraping and repainting all stoop and areaway ironwork black to match existing; installing a new trash enclosure with hatch and mechanical grille recessed into the floor of the areaway; scraping and repainting the existing cornice black; at the rear facades, adding one (1) new punched window opening at the 1st floor at the east lot-line wall of the new rear addition; and interior alterations at the cellar, basement, 1st, 2nd and 3rd floors. With regard to this additional work, staff finds, in accordance with the provisions set forth in Title 63 of the Rules of the City of New York, Section 3-04, that the new windows at the primary façade will match the historic windows in terms of configuration, operation, details, material and finish; and that the new windows at the secondary façades will not be visible from any public thoroughfare, that they will be installed in existing openings, and that they will not replace "special" windows, as defined in the Rules; in accordance with Section 2-15, that the new window opening at the secondary façade will not be visible from any public thoroughfare; and that it will not alter or destroy other protected features nor detract from such protected features by their proximity; in accordance with Section 2-14, that the existing brownstone surface is exfoliating, damaged or otherwise unsound; that the original texture, color, profiles and details of the brownstone will be replicated; that the damaged stone will be cut back to sound stone and the new surface will be keyed into the sound stone and will be built up in successive layers using a cementitious mix with the top layer tinted and finished to match the original PAGE 2 Issued: 5/19/08 DOCKET: 08-8780 brownstone texture and color; and that the methods and materials proposed by the contractor have been provided in the form of written specifications; and, in accordance with Section 2-17(c), that the restoration of the stoop ironwork is based upon existing physical evidence on the building, that the restoration will not cause the removal of significant historic fabric that may have been added over time, and will return these significant elements to their historic appearance. Furthermore, staff finds that the work at the areaway will not result in damage to or loss of any significant historic fabric; and that the work will not detract from the special architectural or historic character of the building or district. Based on this and the above findings, the drawings are marked approved with a perforated seal, and Certificate of Appropriateness 08-9941 (LPC 08-8780) is being issued. This permit is contingent upon the Commission's review and approval of samples of pointing mortar and brownstone resurfacing stucco prior to the commencement of work. Please contact Cory Herrala to schedule a site visit once samples are available for review. This permit is also contingent on the understanding that the work will be performed by hand and when the temperature remains a constant 45 degrees Fahrenheit or above for a 72 hour period from the commencement of the work. 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 Cory Scott Herrala. Robert B. Tierney Chair PLEASE NOTE: PERFORATED DRAWINGS AND A COPY OF THIS PERMIT HAVE BEEN SENT TO: John Woell, Steven Harris Architects, LLP cc: William Neeley/LPC- Deputy Director of Preservation PAGE 3 Issued: 5/19/08 DOCKET: 08-8780 |
Added to EveryBlock on July 1, 2008.