Help with Landmarks Application?
Anyone who wants to consider filing on their own and wants to try an auto cad like drafting program, there are all sorts of drafting programs out there now and they are cheaper and easier use than auto cad. This is stuff i used pre 2000 and have not touched it since so i can only imagine the cheap programs are that much better and that much cheaper.
The good thing about these programs is when you make a mistake, you move or remove the line.
andriywww1990
in General Discussion 3 years and 2 months ago
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LisaFG | 3 years and 2 months ago
I’m undertaking several energy efficiency projects in an historic district, including solar panels, new windows and rooftop compressors for a heat pump. I’d like to hire someone to help me navigate the LPC application for approval and qualification for the historic tax credit. Brooklyn Solar is handling this for the solar panels portion of the project, but my window contractor does not offer this service. Does anyone know of an architect or other consultant who is familiar with the process and might be able to assist me with the application, photos, drawings, etc. for LPC?
andriywww1990 | 3 years and 2 months ago
This is not as frightening as it seems and you can do this yourself. Basically, you can take photos of what is there and send photos of what you want to install along with the 1940 tax photo. Perhaps the contractor or even someone on this board can advise if the windows you want will work ok in landmark districts. Or make a call to landmarks. They will ask for a drawing with your application. When i do custom doors, i make a drawing of the house and draw the door. If i were ordering windows from a shop, i would use their shop drawings and scale them up or down and print them out and tape them to my drawing. Note colors and materials on the drawing. They are not looking for a rembrant here.
Color can and will be a show stopper with landmarks. Keep in mind you can go with what you have or go to what was there, anything else and they want to approve it. Some things i believe can get a rubber stamp approval if they meet criteria. Others, if you are deviating from what was there, require committee.
I have not done this in 4 years, but my last a pplication went in to them with concerns. The person who reviews the applications notified me that what we wanted to do would not be approved and she recommended changes. She was willing to put it to committee if we insisted but she warned me it might not fly and i did not want them to reject it outright and make it harder later, so we withdrew the application. The customer and i spoke and i acted as the go between with the customer and lpc. The lpc person was very helpful and conversant on what she thought the committee would allow and i was able to get the customer make some changes that seemed more important to lpc while allowing him to keep some other things. What i am saying is, there is some negotiation, especially if what you are doing is a big improvement (in their eyes) over what is there but some things they will hold firm on.
I do this with doors. If i were doing this with windows, i would read all of their literature and see if they address windows. If you see nothing, i would call and ask if they can offer guidance. Also, i think some people on here have mentioned landmarked approved windows. I would check that out.
Wait and see if someone on here can advise on windows. I know i could pick up the phone and call and you can do that as easily as i can and at this point you might even know more about these high end windows than i do.
The person i dealt with at lpc was nice and seemed to enjoy helping people.
resident2 | 3 years and 2 months ago
If your window contractor is not willing to do this, I would question if they are the right contractors to use.
Windows are a major part of the NYC Landmarks objections, issuing more violations for incorrect windows than any other item.
To window contractors that deal with the Landmarks commission everyday, it will save you a lot of time & aggravation. A Contractor that does not will cause you a lot of time & aggravation (stress). And will wan to get paid for the windows as done as per their contract.
andriywww1990 | 3 years and 2 months ago
It will be easier to use someone more experienced as resident2 suggests because an experienced contractor will know right away what lpc will accept.
However. I suspect a lot of what resident2 is saying is not fully the fault of the contractors but may be more the fault of the homeowner. Here is why: most homeowners know they have to file and most homeowners file. If a contractor is told by lpc and customer to use x brand window and the contractor switches the product, contractor does not get paid. End of story.
If a contractor tells a customer they do not have to file or can switch windows after filing, that is the fault of the contractor.
More likely, the homeowner finds out the lpc approved windows are pricier and the homeowner decides to find a less than professional contractor who will do the job without filing and use the cheaper windows the customer wants. Professional contractors do not allow customers to manipulate them into doing the wrong thing.
Op. I would call some more contractors and have discussions with them and study lpc material and ca ll lpc and see if they have recommendations and go back to your contractor and have a frank discussion and see if your philosophy jibes with his or hers. I am with resident2 in questioning how much of tjis they do if they will not file.
A big problem in a lot of this is customers who shop around for less experienced contractors they can manipulate. Often they try to get them to break codes. They also beat the prices down. Contractors who need the work accept this nonsense. Professionals walk away from these customers because those customers are difficult to deal with. We all want contractors and customers who play by the rules. It is good for all of us.
jimcornell55 | 3 years and 2 months ago
Putting in new windows is a completely different and easy process compared to solar.
brooklyndempsey | 3 years and 2 months ago
As a homeowner who has done several landmarked window replacements–the comments above about using an experienced contractor familiar with the landmarks process are on point. Our applications had quite a lot of detail including cross-section diagrams etc. I’d look for a contractor who is familiar with this process and will obtain the permits as part of the project.
andriywww1990 | 3 years and 2 months ago
I am with the others in the sense that if a contractor wants to work in these districts and be viewed as an expert in what they do, they have to be willing to deal with all govermment agencies.
Even if for their own benefit. .
But what the others will not acknowledge, because they have never done it, is that LPC is very easy to deal with. They will tell you what you need and if cross sectional drawings are needed from a manufacturer, the manufacturer will provide those drawings and in this day and age all that technical data is on their websites. My guess is that if there are brands and models of windows favored by lpc and you spec one of those, this will go smooth.
Custom windows by a local shop will altogether be different as no shop drawings exist before hand and customers are dependent on the contractor building what they draw.
There is no lpc school to teach us how to file. If the lpc needs more information or they see something that is not right or does not look like it will be approved, they will advise right away. This all happens fast with the i ntake person. They use email and the telephone. They work so fast that i sometimes hand deliver stuff. And they don’t just reject the application and send it back they discuss it with you first. They want compliance and to that end they make it easy.
Keep in mind, us contractors are not architects and auto cad operators (i took a class in it but still hand draw) and we are not trained in historic preservation. Its learn as you go and maybe take a class here in there. Btw, most classes do not teach us how to do things; they teach us how to be conversant.
One last thing: technically the contractor no longer files. Years ago we could file as a contractor. Now the contractor prepares the application and the homeowner signs.
andriywww1990 | 3 years and 2 months ago
There is a nyc landmarks guide on windows on the internet. It is a pdf. I was not able copy the link but it was on a .gov website. 32 pages long so it goes into detail. Might address the application process for windows?
andriywww1990 | 3 years and 2 months ago
I just looked at lpc guide, briefly. If op does not alter shape and size and goes with something that looks like what is there, the staff person can approve without committee. The book has a section on acceptable variations of windows.
I’ve gone through this a half a dozen times on doors without knowing this book existed and with some hand holding from lpc staff. This book takes the guess work out of it.
brooklyndempsey | 3 years and 2 months ago
> But what the others will not acknowledge, because they have never done it, is that LPC is very easy to deal with.
I agree with your comments about LPC being (usually) easy to deal with–FYI I have self-prepared filings.
The big issue I would see as a property owner in this situation is that the contractor doesn’t have a resources lined up to handle the application for a landmarked installation. That to me is a red flag that they aren’t experienced with landmarked buildings–and personally I’d select a contractor with more experience for this sort of job.
andriywww1990 | 3 years and 2 months ago
Op. I miller and the others are correct, if you want this to go well hire a contractor with more experience. Leave it to people who don’t mind headaches to deal with that contractor. And do the contractor a favor and tell him why you did not select him so he knows he has to better himself if he wants to work with discerning customers.
I am pushing this around because so many people are leary of lpc as if they are the irs. They are not and if i can file these, any one on this board can. And i have thought about running a service doing this and negotiating with lpc but i feel like it would be wrong to take people’s money for something so simple.
Op, read that lpc guide even if you get a better contractor. Educated customers make good customers.
jimcornell55 | 3 years and 2 months ago
Window applications are standard procedure. Solar is a lot more involved and solar companies don’t want the headache.