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March 26, 2008
pre-landmarking renovations?
our neighborhood might be landmarked soon. i'm generally in support of landmarking. and while we don't have much money and aren't considering any major renovations...we're wondering if anyone has any advice about simple (perhaps inevitable) projects to consider doing prior to landmarking? before you all go nuts on me, let me say that we have no desire to change the exterior appearance of the home, but we've thought about, for example, replacing the windows or the gate or undoing some bad fixes made by prior owners. we'd like to do this in a way that enhances the historical appearance, but would also like to avoid unnecessary expense.
we've heard that even these kind of simple projects can be made much more expensive and time-consuming because of the approval process. is this true? and if so, what might you recommend we consider doing now, rather than post-landmarking? (i am not overly concerned with a few weeks or a few dollars, but months and thousands would be distressing.)
Comments
Yeah, windows, gates and any other visible things might be cheaper and faster done now. However, if you intend to do them in line with what landmarks will approve anyway, you could wait on them. Hopefully as the economy flounders, the cost of home repair/improvements will drop. I've had 2 architects tell me they already see this happening.
What you should prioritize is anything that won't pass landmarks. Anything you want grandfathered in (like a visible roof deck or solar panels) should be done now.
Which neighborhood are you in?
Posted by: guest at March 26, 2008 3:25 PM
Even if you were planning on doing something that landmarks would approve, you have to spend the additional cost to have it draw up and submitted to them. Not to mention the time.
Do what you can now.
Posted by: Mrs. Limestone at March 26, 2008 4:17 PM
Even if you are going to renovate the interior of a building or house that is landmarked. It must first go through landmarks, before going to DOB. No, they don't care what you do on the inside, but they still need to see drawings and approve. Expect to wait about a month while they review drawings. They are slow.
Do What you can now. Just to avoid paying someone to draw things up for you.
Posted by: guest at March 26, 2008 4:27 PM
I live on a landmarked block and have replaced front windows and added a deck with no great problems or delays with getting the Landmarks Dept. approval. You need drawings for the DOB anyway and a bit more detail for Landmarks.
Posted by: psn at March 26, 2008 5:05 PM
Don't freak out. Going to Landmarks only means you need to be prepared and do things not so "last minute". Why is that such a big deal? If you're prepared and use the proper professionals, it's not a big deal. The biggest problem is thinking that everything can happen instantaneously and also not having a financial contingency.
Posted by: guest at March 26, 2008 7:16 PM
Generally, if the property has not been calendared by LPC, you can do what you want. If it has been calendared, you are too late. You can check in BIS - if it says "Landmark: C", you're calendared.
(I say generally because LPC has stepped in and slowed/prevented DOB permits being issued on properties they are looking at. Also, it is not in your long-term interest to do something radical - at some point, you will have to go to LPC for a permit, so don't poison the well.)
Posted by: WBer at March 26, 2008 10:50 PM
I think the op is suggesting that his/her neighborhood will be landmarked soon, not that her/his individual property will. I think that makes a difference vis a vis the advice from 10:50, no?
Posted by: Putnamdenizen at March 27, 2008 9:27 AM
Are you in Prospect Heights? If so, IF YOUR HOUSE IS IN THE PROPOSED DESIGNATED DISTRICT you should have very recently received a letter from the Landmarks Preservation Commission inviting you a Public Forum on Wednesday, April 9 at 7pm at P. S. 9, on Underhill Ave btw St Marks and Bergen. If you didn't get the letter, you're in the clear.
I urge all PH residents to attend. The LPC's regulations are far less onerous than many people believe. They will work with you on your project. In most cases, it just takes a few weeks to get approval. Only when a major change is suggested (like a massive vertical and rear extension to double the size of the house) would a public hearing be involved. Gates should be no problem. Even window changes can be handled with very little fuss.
Go to www.phndc.org for a lot more information including a really useful FAQ for Prospect Heights as well as one developed for Crown Heights North.
Thanks.
Posted by: guest at March 27, 2008 12:51 PM
Are you in Prospect Heights? If so, IF YOUR HOUSE IS IN THE PROPOSED DESIGNATED DISTRICT you should have very recently received a letter from the Landmarks Preservation Commission inviting you a Public Forum on Wednesday, April 9 at 7pm at P. S. 9, on Underhill Ave btw St Marks and Bergen. If you didn't get the letter, you're in the clear.
I urge all PH residents to attend. The LPC's regulations are far less onerous than many people believe. They will work with you on your project. In most cases, it just takes a few weeks to get approval. Only when a major change is suggested (like a massive vertical and rear extension to double the size of the house) would a public hearing be involved. Gates should be no problem. Even window changes can be handled with very little fuss.
Go to www.phndc.org for a lot more information including a really useful FAQ for Prospect Heights as well as one developed for Crown Heights North.
Thanks.
Posted by: guest at March 27, 2008 12:54 PM
my contractor visibly blanched when I mentioned replacing the windows in my landmarked house, so, I'm guessing those?
Posted by: guest at March 27, 2008 1:51 PM
12:51/12:54 Will projects that already have DOB permits, but are still incomplete at time of landmarking have to get LPC approval?
I checked the site you listed (quickly) and didn't see a date that landmarking is expected to go through. Is there one?
Posted by: guest at March 27, 2008 2:06 PM
12:51 here (apologies for the double post).
I don't know the answer regarding landmarking approval for projects that already have DOB permits. But I suspect you would need LPC approval because, no surprise, they are aware that developers try to push through plans in areas where landmarking is about to take effect.
There is no firm date for landmarking in Prospect Heights. There are still several more stages of the process remaining. After the forum on April 9, there will be a public hearing. Also the City Council has to vote on the proposal and they may also choose to increase or decrease the proposed designated area. The earliest this is likely to happen is Fall 2008.
Posted by: guest at March 27, 2008 2:14 PM
thanks everyone. we are not calendared, so no issue there. it sounds like the consensus is do it now. any work wouldn't be major, so it definitely would be annoying paying for drawings...
Posted by: i disagree at March 27, 2008 6:38 PM
Putnam - no difference between individual and district in this case. Both get calendared, and once you are calendared you under LPC jurisdiction. For Prospect Heights, it sounds like they are meeting with residents, and have not calendared. The first public hearing will be to calendar the district, then there will be a larger & more in depth designation hearing with public testimony, followed by an actual designation.
2:06 - if you have a DOB permit, that work is generally grandfathered.
Posted by: WBer at March 28, 2008 12:06 AM
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