Landmark building permit details
| Location | 110 EAST 70TH STREET, MANHATTAN |
|---|---|
| Issue date | April 1, 2009 |
| (?) COFA | COFA 09-8354 |
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 | 09-6330 |
| 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 November 18, 2008, following the Public Hearing of October 7, 2008, voted to approve a proposal to alter the facade, construct a rooftop, and rear yard addition, and modify the windows at the subject premises, as put forward in your application completed on September 11, 2008. The approval will expire on July 22, 2014. The proposed work, as approved, consists of the demolition of the existing rooftop mechanical equipment and elevator and stair bulkheads, the construction of a new one-story stucco and glass penthouse with a new stucco elevator bulkhead above, installation of glass and stucco guardrails at the penthouse level and roof; raising the height of the parapet a maximum of 6' in some areas; the construction and extension of chimneys and flues, modifications to the secondary elevation, including the removal of stucco, recladding the façade in brick to match that found on the primary elevation, the enlargement of three window openings, the infill of two window openings, the creation of seven new window openings, and the installation of multi-light steel casement windows with a black finish; the demolition of the existing three-story rear yard addition, retaining a single-story addition where terrace pavers, a metal railing, and an exterior stair will be removed and replaced, and a window opening at the north wall will be enlarged to accommodate the installation of multi-light French doors; the construction of a new stepped multi-level addition extending to the rear lot line and four stories tall at its highest point, featuring large multi-light window and doors and beige stucco at the first and second floors of the east elevation; a garden at the second floor setback; painted brick, multi-light steel casement windows with a black finish, and one single-pane steel casement window with a black finish at the third and fourth floors of the west elevation and the fourth floor of the south elevation; a skylight and standing seam roof at the third floor; and beige stucco and two multi-light steel casement windows at the west elevation; demolition at the bottom two stories and oriel of the south elevation and the reconstruction of the wall in a plane that projects further into the courtyard, featuring beige stucco, multi-light French doors with a black finish, a large multi-light steel window with a black finish; modification of visible window openings at the south elevation and the installation of multi-light steel casement windows and French doors with a black finish within those openings, installation of a new metal chimney flue at the south elevation; and excavation approximately 17 feet deep at the basement; as shown in existing conditions photographs, drawings, and renderings labeled L10 and L12, dated September 10, 2008; labeled L5, L6, L6A, L7, L8, L11, L15, L16, and L17; dated September 11, 2008; and labeled L3, L4, L9, L13, L14, L14A, A100, A101, A102, A103, D100, D101, D102 and D103; dated revised November 18; and submitted as components of the application, and presented at the Public Hearing and Public Meeting. The proposal as initially presented included the replacement of windows and removal of decorative elements at the primary façade; the installation of a large louver, a different fenestration pattern, and a different type of brick at the west elevation; the construction of a full-height rear addition, the construction of a taller elevator bulkhead, and a different rooftop flue configuration. In reviewing this proposal, the Commission notes that the Upper East Side Historic District designation report describes 110 East 70th Street as a residence designed by James Santon in 1869, and altered by Robertson & Potter in 1905 in the simplified Beaux-Arts style; 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. With regard to this proposal, the Commission found that the new window openings at the west façade will only be seen at an acute angle and that the random fenestration pattern is in keeping with that found on informal secondary facades; that removing the stucco and underlying brick at the west facade and rebuilding the wall with new brick will result in an elevation that is of the same material as the street façade and will not draw undue attention to itself; that increasing the height of the side parapet to align with the cornice will not significantly alter the massing or character of the building; that the raised parapet will conceal portions of the new rooftop penthouse and make it appear to be an integrated part of the west elevation; that the new elevator bulkhead will be no larger than the existing elevator bulkhead, that its stucco cladding and limestone coping will be harmonious with the materials palate of the building and will not draw undue attention, and that it will only be visible from only be visible from Park Avenue and East 70th Street at an angle to the front façade; that the simple massing and details of the new bulkhead and chimney will not draw undue attention to themselves, or call attention away from the main façade; that the new chimneys and flues at the roof will not be adjacent to any of the significant protected architectural features, and the installation will not diminish the character of any significant features of the building; that as chimneys and flues are typical rooftop features found on row houses of this age and type in this historic district, and as these extensions will be seen mainly in context with other utilitarian rooftop accretions, the extensions will be an unobtrusive addition to the streetscape; that the modifications to the rear facade will only be visible through an alleyway between two buildings on East 69th Street and will not be visible in conjunction with the building's primary facade; that no significant features of the buildings will be eliminated by the construction of the rear addition; and that the proposed rear yard addition will not project further into the rear yards than the existing rear yard addition, and therefore, will not further diminish the central greenspace; and that the applicant will seek to restore the original upper story front façade window detail. The work, therefore, is approved. However, in voting to grant the approval, the Commission made its determination subject to the condition that the decorative elements be restored to the dormer windows at the front façade, that the greenhouse be eliminated from the rear yard addition, 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 March 30, 2009, the Landmarks Preservation Commission received a drawing labeled D201, dated August 15, 2008; drawings labeled A001, A100, A101, A102, A103, A202, A203, A300, D100, D101, D102, D103, and D200; dated revised December 29, 2008; drawings labeled GN-1, D-1, D-2, D-3, and D-4; dated January 8, 2009; drawings labeled W-1, W-2 and W-3; dated March 8, 2009; a drawing labeled A201, dated revised March 19, 2009; and a drawing labeled A200, dated revised March 26, 2009; all prepared by Steven Harris, R. A.; drawings labeled M1 through M10, dated revised March 19, 2009; all prepared by Laurie E. Becht, P. E.; and drawings labeled S1 through S8, dated March 16, 2009, prepared by Ross Albert Dalland, P. E.; and catalogue cut sheets. Accordingly, staff reviewed the drawings and found that the proposal has been amended to PAGE 2 Issued: 4/1/09 DOCKET: 09-6330 include installation of new wood finials with a black painted finish at the dormers; replacement of slate at the dormers; cleaning the brick and limestone façade using a water wash not to exceed 500 psi; refinishing the stucco garden walls and the installation of new copings at those walls; exterior work at the roof, including the installation of two 66"-high condenser units and one 26 ½"-high condenser unit and associated dunnage; the installation of a metal railing at the terrace at the south elevation; the enlargement of a window opening at the fifth floor of the south elevation to accommodate the installation of a multi-light glass door; the installation of a through-the-wall vent at the second floor on the south elevation of the rear addition; the installation of a through-the-wall HVAC louver at the third floor on the south elevation of the rear addition; and interior alterations at the cellar through fifth floor, including structural underpinning, demolition and construction of interior partitions, electrical work, mechanical systems, plumbing, and finishes. The Commission reviewed the drawings and found that the cleaning will be undertaken using the gentlest method possible without damaging the masonry façade, and that the proposed work will aid in the long-term preservation of the building and will help return the facade closer to its original appearance; that the new roof slate will match the historic in terms of materials and details, and that the replacement of lost or damaged shingles will aid in the long term preservation of the building and will prevent water damage; in accordance with the Rules of the City of New York, Title 63, Section 2-19(c)(2), that the installation of condensers at the roof consists solely of mechanical equipment; that it will not result in damage to, or demolition of, any significant features of the roof of the building; and that the new condensers will be only minimally visible from public thoroughfares; and that the new railing will match other railings to be installed at the building and will be minimally visible from public thoroughfares; that the existing fifth floor window opening is to be enlarged in height or width, and such enlargement does not alter or destroy protected features; that the door will not replace "special" windows as defined in the definitions (section 3- 01) and illustrated in Appendix A, and the new opening and door will not detract from the significant architectural features of the building or adjacent buildings by virtue of their proximity to such features; in accordance with the Rules of the City of New York, Title 63, Section 2-11(d)(2), that the new vent will be installed below, above, or to the side of a window opening if the vent or louver is 144 square inches or less in surface area; that the vent is less than 25 square inches in surface area, and will project less than 5 inches from the facade; the exterior grille will be finished in a manner which approximates the color of the surrounding masonry; and that no decorative masonry or other significant architectural feature of the building will be affected by the installation; the Commission finds, in accordance with the Rules of the City of New York, Title 63, Section 2-11(d)(2), that the new louver will be installed to the side of a window opening, that the exterior grille will be finished in a manner which approximates the color of the surrounding masonry, and that no decorative masonry or other significant architectural feature of the building will be affected by the installation; 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 09-8354 is being issued. PLEASE NOTE: This permit is issued contingent upon the Commission's review and approval of test samples of the pointing mortar, patching mortar, and slate 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 3 Issued: 4/1/09 DOCKET: 09-6330 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: William Greaves, Steven Harris Architects LLP cc: Jared Knowles, Deputy Director of Preservation/LPC PAGE 4 Issued: 4/1/09 DOCKET: 09-6330 |
Added to EveryBlock on May 1, 2009.
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