On October 20, the Landmarks Preservation Commission (LPC) approved the Howard Hughes Corporation and SHoP Architects' re-visioning of the South Street Seaport's Pier 17—with one crucial change. The developers will comply with the LPC's request to remove a glass pergola shading the rooftop lawn. The 250,000-square-foot, $200 million Pier 17 retail mall and public space is the anchor of the Seaport makeover. Though the LPC approved the design in 2013 (and construction has begun), the LPC review last week was precipitated by the addition of the pergola and the demolition of the adjacent Link Building, two unapproved aspects of the initial development plan. When the pier plan was introduced in August, the LPC raised concerns about the pergola. Neighbors' fears were classic NIMBY: residents worried that covering the lawn would draw bigger crowds to the Seaport's popular concerts and events. Though the LPC can't regulate city vistas, neighbors also voiced concerns that the pergola would block views of the Brooklyn Bridge. Now, residents will enjoy unobstructed—or at least less obstructed—views of the bridge, as well the last coup from the LPC meeting: modified paving on the site's access road. The road is an extension of Fulton Street that will encircle the front of the pier. Instead of asphalt, visitors will tread on precast concrete pavers. Though the Pier 17 deal seems like a relatively utopian public-private compromise, controversy over the overall development looms. Neighbors and preservationists have greeted SHoP's planned, 42 story, 500 tower with vociferous opposition. While the tower is not in a historic district, and thus outside the LPC's purview, the community continues to debate the project. Another major (and potentially contentious) project in the area is the S. Russell Groves–designed, 60 story skyscraper at 151 Maiden Lane, announced in September. The typology of the South Street Seaport reflects its status as one of New York's oldest districts. Like all historic neighborhoods, it must contend with the priorities of a densifying city. It remains to be seen how SHoP's plan, and other nearby redevelopments, impact the district's function and character.
Posts tagged with "LPC":
Architects, preservationists come out in force against bill that would change historic preservation in New York City
New York City Council members Peter A. Koo and David Greenfield introduced a bill in April 2015 that would radically alter the way the Landmarks Preservation Commission (LPC) considers sites for historic preservation. That measure, Intro 775, was debated yesterday in an epic public hearing that lasted more than six hours. Intro 775 is a proposed City Council measure to eliminate the LPC's backlog of sites under consideration by instituting time limits on how long a site can stay up for landmark consideration. The bill would impose one-year time limits on individual sites up for landmark status and two year time limits on proposed historic districts. All items that the LPC fails to reach an agreement on would not be eligible for reconsideration for five years. If the bill is passed, the LPC would have 18 months to review their calendar and decide on the status of the 95 items. If the review is not complete in 18 months, these items would be permanently deleted from the calendar. Currently, there are 95 sites under consideration by the LPC (map). Of those sites, 85 percent have been on the LPC's calendar for more than twenty years. The LPC actively solicits public input on how to clear the backlog. Area preservationists and architects overwhelmingly oppose the measure. New York City's five AIA chapters issued a joint statement on the bill: "LPC plays an essential role in ensuring the quality and character of our physical city. The bill, as written, will compromise our City’s seminal Landmarks Law that so greatly contributes to the uniqueness of our urban realm, gives definition to communities, and increases the value of real estate." Other opponents of the bill claim that putting a time cap on the review process would discourage the nomination of controversial or complicated sites. Meenakshi Srinivasan, the LPC's chair, also opposes Intro 775, but is open to internal rules (in lieu of a city law) to expedite the review of sites. After six hours of intense discussion, the Committee on Land Use delayed the proposal until its next meeting on September 25th.
This graffiti-covered Bowery landmark is about to turn luxury, but developers plan to preserve years of spray paint on its walls
In December, AN wrote that prolific developer Aby Rosen had picked up 190 Bowery—a six-story, graffiti-covered Renaissance Revival building that had been the private home and studio of photographer Jay Maisel since 1956. Maisel purchased the building for $102,000 and repeatedly turned down offers to sell it despite its skyrocketing value. Rosen's RFR Realty ultimately purchased the landmarked property for $55 million. So, you can understand that when 190 Bowery sold we predicted that its graffiti would be "power-sprayed into oblivion." Well, turns out we were wrong about that: The graffiti-covered building will continued to be a graffiti-covered building even as it transitions into an commercial property with ground floor retail. NY YIMBY reported that Higgins Quasebarth & Partners and MdeAS Architects recently presented their conversion plan to the Landmarks Preservation Commission which includes the "restoration of metal gates, wooden doors, stained glass, and other elements, but not removing the graffiti or cleaning the facade." The project's light touch pleased just about everyone. Landmarks commissioners loved it, the Bowery Alliance of Neighbors was pretty happy with it, the Historic Districts Council was smitten, and Community Board 2 approved it, as did the Landmarks Preservation Commission.
Speculation about the future of Park Slope's local cinema, the Pavilion Theater, is finally giving way to more concrete plans. The Real Deal reported that Hidrock Realty, who bought the Prospect Park West property in 2006 for $16 million, will likely overhaul the neighborhood movie theater and turn it into 24 residential units including 8,000 square feet of commercial space. The developer also owns the adjacent vacant lot. Architecture Outfit released two possible schemes for the theater back in December, but now real estate blog 6sqft revealed that the architect of record is Morris Adjmi, whose trademark style creating contextual yet modern buildings has made him a favorite with the Landmarks Preservation Commission—think the popular Wythe Hotel he completed in 2012. As part of the Park Slope Historic District, the exterior of the art deco theater will be preserved, but the interior, which isn't landmarked, could undergo a substantial renovation. A spokesperson for Hidrock told the Real Deal that a "sophisticated and "reasonably sized" theater could possibly replace the Pavilion. However, the cinema's lease through 2022, which includes the option of a 10-year renewal, could be a not-so-small hiccup in the fruition of Hidrock's plans for park-side, luxury housing.
The New York City Landmarks Preservation Commission has given its blessing to ODA's jewel-like faceted facade for a factory-to-condo conversion on the Dumbo waterfront. The firm first presented its plans for 10 Jay Street last month, and while it was well received, commissioners didn't think the dramatic, glassy design was a perfect fit for the historic neighborhood. So the firm took that into account and added more steel and brick elements into its design. And with that—permission was granted. Curbed reported that the sugar crystal-design of the facade was inspired by the building's history as a sugar refinery. The commission had previously approved ODA's plans to restore the building's other three sides. Check out the fly-through below to get a better sense of the design—albeit, the earlier version of the design. https://www.youtube.com/watch?v=hlLQ6DLy44c According to the Real Deal, demolition is slated to start May 1 and completion is planned for Fall 2016.
Getting the blessing of the New York City Landmarks Preservation Commission can be a tricky thing. Typically, your best bet is to go contextual: stick with historic materials and keep the modern ornamentation to a minimum. That is clearly not the approach that SYSTEMarchitects' Jeremy Edmiston took for a parametrically designed Tribeca townhouse in search of facelift. The existing two-story structure 187 Franklin is not historically significant, but since it sits within a historic district, Edmiston didn't have carte blanche for the owners requested two story addition and setback penthouse. While the architect nods to Tribeca’s history with a primarily brick facade, he doesn’t try to replicate the building’s neighbors. At all. Instead, he assembles a new facade in such a way that it makes the new townhouse appear as if it is entirely engulfed in flames. Home-y? Maybe not. Interesting? Undeniably. Landmark Preservation Commission approved? Unanimously. That approval came back in 2011 and now the Tribeca Citizen is reporting that the project "is back." Edminston told AN that construction is already underway and that the project is slated to be completed in December. The structure’s parametric facade frees bricks from their expected pattern and weaves them into what appear as dancing flames. Between these “flames” are angled windows intended to bring in light while preserving privacy for the family of four. Each floor also gets a steel, mesh-like balcony.
[Editor’s Note: Opinions expressed in letters to the editor do not necessarily reflect the opinions or sentiments of the newspaper. AN welcomes reader letters, which could appear in our regional print editions. To share your opinion, please email email@example.com. ] Regarding the article “Frick Fracas,” (AN_14_12.4.2014), while there has been much debate about the Frick’s proposed addition to address its longstanding space needs, much of it rests on mischaracterizations about the history and original purpose of the site where it will be located. The property on which the 70th Street Garden now sits was purchased between 1940 and 1972 to construct an addition. The Frick initially planned to install an interim garden on the site as a placeholder until funds could be raised for the addition. But due to high costs, the museum decided to build a permanent architectural garden instead—not promised, as opponents claim—and a one-story pavilion. In explaining the reason for this change, former Frick Director Everett Fahy, told the Landmarks Preservation Commission on May 21, 1974 that the revised plan for the site was intended to satisfy the “forseeable minimal needs of the Collection for certain interior space.” Now the Frick’s minimal needs are no longer being met. After studying several plans that would have kept the garden and pavilion intact, the Frick has concluded the site offers the best solution. The Frick has three gardens now and will continue to have three gardens after the addition is built. The 70th Street Garden, while lovely, will be replaced by an outdoor garden atop the new addition that will offer views of Central Park and space for contemplation. Ian Wardropper, Director The Frick Collection
With the great big residential boom in Brooklyn, the typical housing stock (brownstones, apartment complexes, and the like) has grown scarce steering developers to set their sights on the properties most readily available and ripe for conversion: churches, schools, banks, hospitals, libraries, and even municipal buildings (who needs amenities or services, anyway?!). Now, two of Brooklyn’s landmarked movie theaters—The Brooklyn Heights Cinema and Park Slope’s Pavilion Theater—have been scooped up by different developers who have proposed residential conversions. The Pavilion Theater, with its Moorish brick facade and old-fashioned marquee, first opened in the early 20th century and has had several incarnations, first as the Marathon Theatre, and then as the Sanders Theatre in in 1928. The historic cinema, however, has seen better days: According to 6sqft, the interior, which does not have landmark status, is in ramshackle condition, and has been said to have had a bed bug problem in the past few years. Developer Ben Kafash, who purchased the theater three years ago, plans to revamp the building and transform it into housing. New York City firm Architecture Outfit released two schemes, perhaps in anticipation of an obligatory review by the Landmarks Preservation Commission at some future date. One proposal turns the theater into a 6-story residential apartment complex (preserving the facade), building new apartment units facing the circle, Bartel-Pritchard Square, and adjoining a row of contemporary townhouses, outfitted with protruding windows, along 14th Street. The second scheme keeps the entire theater and replaces a one-story building at 190 Prospect Park West with new construction. The one-story, white brick building, formally housing the cozy Brooklyn Heights Cinema, has been sold to local developers Madison Estates and JMH Development for $7.5 million. The theater closed its door this past August and had been in operation for over four decades, way before Lena Dunham was buying up property in the historic neighborhood. While the new owners have yet to reveal plans for the modest structure, the Daily News said it is likely to be converted into a low-rise condo or condo building. If Brooklyn Heights residents want to see a movie, they will just have to mosey on down to DUMBO where the two-screen movie theater is moving to.
NYC Landmarks Preservation Commission changes course, won’t remove sites from historic consideration
As AN wrote earlier this week, the New York City Landmarks Preservation Commission (LPC) was prepared to "de-calendar" about 100 historic buildings and sites at a meeting next Tuesday. The Commission's planned action expectedly drew a loud and spirited backlash from preservation groups. Now, just a few days before the action was scheduled, it appears the response has had the desired effect. The New York Times is reporting that the Commission has withdrawn its proposal. "In withdrawing the proposal, [LPC Chair Meenakshi Srinivasan] said she wanted to provide more time for people to speak up for certain properties while making clear all would be dealt with sooner rather than later," explained the Times.
In an effort to supposedly streamline New York City’s landmarking process, the Landmarks Preservation Commission (LPC) will drop 96 buildings and sites from consideration for historic preservation. These sites span all five boroughs and include Union Square, Greenwood Cemetery in Brooklyn, and the Pepsi-Cola sign in Long Island City (above). Of the nearly 96 sites (94 structures and two historic districts), 80 have been calendared for more than 20 years.“The buildings considered for this action were placed on the Commission's calendar, public hearings were held, and they currently remain inactive,” explained the LPC in a statement. While being calendared is kind of like landmarks limbo, it comes with significant protections. “Calendaring means that no demolition, construction, or alteration permits can be granted for a site without first notifying the LPC and allowing them up to forty days to designate the structure or negotiate a change or withdrawal of the permit applications,” explained Andrew Berman, the executive director of the Greenwich Village Society for Historic Preservation (GVSHP), in a statement. The Society has called upon the LPC to drop its so-called "mass de-calendaring." Landmarks West!, a committee to promote historic preservation on Manhattan’s Upper West Side, has also slammed the LPC’s planned action, saying the commission is “essentially sentencing [the buildings and sites]to death by bulldozer.” The LPC contends that removing the sites will make the landmarks process smoother. "Cleaning up that backlog will ensure the LPC can much more effectively fulfill its mission of responding to the landmarking issues of today in real time," de Blasio spokesperson Wiley Norvell told DNAinfo. The Commission adds that this action would not stop it from reconsidering landmark status for any of these sites or buildings. After some pressure from DNAinfo and the Manhattan Borough President's office, the LPC has made the list of sites available to the public. The Commission will vote on its "administrative action," this upcoming Monday.
Staten Island’s abandoned, graffiti-covered, New York Farm Colony is poised to become “Landmark Colony”—a mixed-use development with retail and 350 units of senior housing. Curbed reported that plans for the 45-acre project were unanimously approved by the Landmarks Preservation Commission (LPC) after updated designs were unveiled by Vengoechea + Boyland Architecture late last month. The sprawling site has been abandoned for decades, but has a fascinating history that dates back hundreds of years. "Back in the day, the New York City Farm Colony was really a poor farm. That meant an able-bodied indigent could live there in exchange for their labor," explained Curbed. "The sprawling site also housed rehabilitation facilities for the needy. The site's use as a farm dates back to the 1600s, but the County of Richmond look over operations in 1830. It was managed by the consolidated city government until 1975, when the last residents were moved to Seaview Hospital." Based on a site plan presented to the LPC, the development team would stabilize and reuse five historic structures, dismantle four and reuse their parts, remove one, and stabilize another. Included in the plan is a network of open spaces and parks designed by Nancy Owens Studio. While the overall plan was approved by the Commission, some members weren't thrilled with the new Flats Buildings (pictured below) which was described as "generic." That part of the project will get updated and could be brought back before the Commission. The project is being developed by NFC Associates and the New York City Economic Development Corporation.
And another glass and metal addition is set to rise atop a low-rise building in the Meatpacking District. The Landmarks Preservation Commission (LPC) has voted to approve the BKSK-designed topper to the two-story building at 9–19 9th Avenue, which is best known for housing Keith McNally's famous French bistro, Pastis. An alternate proposal by the firm was shot down by the LPC in May, in what Curbed described as a heated, and very, very crowded, hearing. According to the blog, local residents called the addition “garish,” “a disoriented layer cake,” and “an obliteration of a historic district.” BKSK has a positive track record of working with Landmarks, however, and the firm came back with a revised plan, which has just won the LPC’s blessing. Harry Kendall, a principal at the firm, told AN that the while the structure has largely stayed the same, the “architectural language of the design” has changed. Essentially, BKSK is using less glass. “The metal frame has taken a more central role as an element of the facade and glass panels are clipped between the frames as a secondary element,” Kendall said. He explained that at the hearing in May, the commission suggested BKSK work harder to do less. “We did that,” Kendall said. “We applied ourselves diligently to doing less.” But, according to Andrew Berman, the executive director of the Greenwich Village Society for Historic Preservation, less is not enough. “We are extremely disappointed with this vote, the last to take place under outgoing LPC Chair Tierney,” Berman said in a statement. “Once more the Commission approved a design in direct contradiction to their own prior recommendations, in which they told the applicant to substantially change the design, and that it was too large (the size of the addition is relatively unchanged).” [beforeafter] [/beforeafter] To understand the changes that lead up to the approval, AN overlaid the original (below) design with the approved plan in this before and after. Due to the varying angles of each rendering, the before may appear slightly skewed.