Landmarks - All or Nothing?
We are planning on purchasing and renovating a Landmarked brick house. While the exterior façade could use some updating, most of the work will be interior and not visible from the street. As for the exterior, the brick could use some repointing, there are balusters missing from the iron stoop railing, and there are some…
We are planning on purchasing and renovating a Landmarked brick house. While the exterior façade could use some updating, most of the work will be interior and not visible from the street. As for the exterior, the brick could use some repointing, there are balusters missing from the iron stoop railing, and there are some sections of decorative wood missing from the cornice. We want to do everything above board to make sure we pass LPC. However, most of this exterior work can wait a year or two as there are far more pressing, interior fixes which will dig into our budget (all new electric, plumbing, etc.).
One thing we plan on doing right away is replacing all the windows with energy efficient ones as many are cracked and the frames our rotted. We will ensure the front windows are Landmark compliant, but what is the process? If LPC comes out to approve the windows will they not approve anything else as the remaining exterior work is undone? Or do they only judge you on the work you are currently doing? I would hate for them to come out and stop the whole project for the lack of external repairs made. What is the rule? If you’re not touching it do they still judge you on it?
Any advice is appreciated. This is our first foray into the LPC. Thank you.
I thought most buildings in historic districts didn’t have to worry about interior changes. Isn’t it only a very small minority of specifically cited buildings that have landmarked interiors?
Anyway, you can pick up the phone and call LPC. They like to work with homeowners to explain the process. they are only difficult to deal with if you willfully ignore their guidelines.
The LPC approval certificates are very detailed and therefore between interior and exterior it is definite that you should split them up.
For the exteriors if there are no specific window requirements then you should get that approved first and then deal with the other issues.
All sound advice. LPC reviews the work you are proposing, and generally can’t compel you to do other work. The only exception is if there is work that was done without a permit (by you or a previous owner) that is a potential violation. LPC can require that violations are corrected before they issue permits for other work.
Generally, the best course of action is to split the interior and exterior work into separate LPC applications. Timing and coordination with DOB are issues, though, and in your case it might make sense to file the interior and windows all at once, assuming that the windows are a staff level approval. It might take a bit longer up front, but it puts all of your ALT work onto a single DOB/LPC filing and lets you file later for the restoration work on the exterior facade (some of which may not require a DOB permit).
In terms of process, you will want to prepare detailed drawings of the windows showing existing conditions and proposed work. Check the LPC rules (on their website) to make sure that you are within them, otherwise you will need to go to a public hearing for approval. There are different rules for individual landmarks, district buildings, small buildings, large buildings, etc. (and check the rules for both the front and the back).
Your interior work should also show existing conditions and proposed work. So long as what you are doing does not impact the exterior appearance of the building, there should be no problems (again, check the rules).
Landmarks permits are good for five years and can be renewed. My advice would be to address all of the exterior work in one permit and then do the work when you have the money. And even if you end up having to amend the permit due to unforeseen circumstances, it should be easier (assuming you staffer is still there) than going through the process of a second application.
Fill for what you are going to do and file extensions as needed. You will not be able to get a DOB permit without the Landmarks approval. You could file the exterior work separatly if you are pressed for time.
Jock deBoer, AIA
deBoer Architects
The LPC will only consider the alterations proposed in your permit app. If all you want to do now is change windows, then just put that in the app, and that’s all LPC will consider.
Where people get into trouble with the LPC is if they undertake work without getting the permit first, or get a permit for something but then do something else.
If they tell you to fix or replace other things, like a railing that’s not supposed to be there or whatever, then you can apply for an extension for those other items as I understand it. It doesn’t have to be done immediately.