Landmarks, the saga begins
Does any one have any tips for dealing with landmarks? I had spoken with a few preservationists before beginning my project and was told it would be straightforward and pushed through quickly since it was such a well-intentioned, well documented and informed restoration on such an ugly property. I was told, no hearings, not even a lot of architectural drawings since I had so much photo history and original blueprints.
Meanwhile, I submitted my application to a preservationist who, so far, has refused to even acknowledge me , return emails, anything, and will only speak to my architect. I received, via my architect a bloated list of needs. I don’t know where it will end looking at this as each completed request appears like a hydra head of more documents.
I have a lot of materials to send in but I feel like the scope and scale and understanding of the project are just way off. I am not the enemy. It is my house. I am restoring, not renovating or adding on. At this rate, market value for these architectural work solely for LPC not for DOB, could be up to 75k, defin itely close to 30-40% of total project cost. Also, redundant and overlapping like I can’t believe. I am legit waiting for them to ask for architectural drawings of my neighbor’s house. LOL How do I deal with LPC??? Please help! Thank you!

dmdesmond
in General Discussion 4 years and 4 months ago
14
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dmdesmond | 4 years and 4 months ago
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My filing was submitted by my architect. I guess what you are saying now is some COMMUNICATION would be helpful. Yeah, I agree but i don’t have any control over that. . . which is problem. I have had a lot of good conversations about this project with preservationists at LPC. She is not one of them.

hkapstein | 4 years and 4 months ago
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Well I’m just saying, because I’m a little scared of you right now, but I do know how frustrating this can be. You could try calling the front desk, and asking them to leave a message for your preservationist saying you want to discuss if there’s another way to do your project that would be acceptable. But if you reached this point, it’s probably best to get your architect involved, or another architect who might know how to submit the filing in a way that would not trigger these requirements. Or maybe it’s easier just to take it to committee and get a CoA than prove it qualifies for a staff level.

dmdesmond | 4 years and 4 months ago
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Be nice? I am nice. She has never spoken to me, It isn’t that she stopped because I pestering her. She has never never one time responded to an email or materials I send, anything. I am not calling, I am emailing specific information to her and materials and she is ignoring them completely. I honestly thought my email was getting bounced or something. Um yeah, buried in paperwork is where I am, it will never end.

hkapstein | 4 years and 4 months ago
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I don’t think you always need an architect for a landmarks filing, but I do think YOU italicized need one. If you can’t get a staff level approval for whatever reason you do have the option of going to committee, but your preservationists will be involved in that so be nice. In my experiences, you don’t call a preservationist. They call you when they want to talk. If you want to try, email the preservationist the city code citation pertaining to your situation and ask whether your submission could satisfy it. I’m not optimistic though. Your best bet is to try to get them to help you because they can easily just bury you in paperwork you’ll never get out from under.

dmdesmond | 4 years and 4 months ago
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Preservationist is the job title of your reviewer at Landmarks – not someone I hired to do work. The preservationist wants an assload of vague stuff and is refusing to speak to me. Flat refusing the acknowledge I exist. WOW. Even if she only wanted to speak to the architect, she could just tell me that in am email. She really know how to set a tone.
I can’t even get into the details because they so so broad and long it is just impossible to even wrap my head around with out my blood boiling. Example – each window of the house needs it’s own drawing done and a probe, to see what may have been damaged on the sill corners, drip caps, etc – a drawing of the window, a probe, a drawing of the suspected damage, 50 windows over three stories, adds up. Not to mention before we do each probe, which entails ripping of the aluminum or brick siding and then replacing it (because boroscope it stupid apparently), we need to provide a detailed document of where on the building each probe will be made in the from of an architectural drawing of probe locations of all sides of the bui lding and a document of how we are going to replace and repair all of the materials after we rip them all off. This is brick 3 floors up, You can’t pull it aside and put it back. We need scaffolding for that.
There are a 100 ways to show the windows are in good shape, are not being replaced and repairs will be with not change to original window casing style. Or a boroscope and a site visit. This is the stupidest, most expensive way. Maybe, we could talk on the phone and come to an agreement about how to best present info to LPC so they feel informed and I don’t feel like I am burning my time and money. No accountability, no one to talk to. no respect.

helen40
in General Discussion 4 years and 4 months ago
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Details, please. What are they asking for?

dmdesmond | 4 years and 4 months ago
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My issue isn’t that my architect is expensive or that I don’t have qualified workers. My issue is the landmarks staff is requesting a unbelievable set of requirements that far surpasses what they had previously discussed with me or in detailed in the Handbook. The requests are outlandish and far beyond what was expected after so many discussions with landmarks.

jimhillra | 4 years and 4 months ago
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I’m with Cate, here. As an architect who deals with landmark buildings all the time, why do you need a preservationist? This does not sound like a difficult project. I can’t imagine that kind of money for drawings just for LPC. You could do a whole house for less than that.

cate | 4 years and 4 months ago
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One option is to try knocking on the doors of people in your district who’ve done similar wood frame exterior projects. If you don’t know of any, folks at the Brooklyn Heights Association, Crown Heights North Association, and possibly Boerum Hill Association may be able to put you in touch with some. (I can think of at least one similar project in Crown Heights North that seemed to be handled at the staff level since it never had a public hearing.)

cate | 4 years and 4 months ago
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We are not in a Landmarks area, but we removed vinyl siding and attempted to restore the exterior to something like its original appearance. For us, unfortunately, keeping the original siding was not really an option and I am doubtful we could have afforded to exactly replicate the original (now missing) trim and canopy shown in the historic tax photo because our wood frame house was very elaborate originally. Instead we opted for a kind of middle of the road option from mostly off the shelf parts that looks somewhat historic but is not totally true to the original. As it happens, we were using Hardie and a Hardie installer, which somewhat limits what you can do as far as replicating original trim. If we were in a Landmarks area and keeping the original siding, we would have needed to work with a whole different crew of exterior carpenters who work on restoring historic buildings and know how to do this work. At the beginning of our project we were working with an architect who is great for interiors but had limited experience with exteriors and they weren’t able to do the drawings we needed. Landmarks should have a list of restoration carpenters who are capable of doing the exterior work you need. They may even know some architects, or you may be able to get recommendations from other owners of similar houses in your area who have had similar work done. Good luck.

cate | 4 years and 4 months ago
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In my experience, the key is to find an experienced architect who is reasonably priced who has a lot of experience with historic wood frame exteriors and at least some experience dealing with Landmarks. It should not cost $75,000 to produce drawings and blueprints that show how to restore and replicate the structure based on historic photographs, but you do need an architect who is very experienced in producing such documents for such projects. (Of course, there will likely be back and forth with LPC that will add to the time and cost of the project. As for the LPC responding only to your architect, I can’t speak to that since I am not in a Landmarks area.)

hkapstein | 4 years and 4 months ago
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Call LPC front desk number and find out if your file is complete. They have a checklist thing they can send you. You may have submited everything, but for some reason items aren’t checked off leaving your application in limbo land.

dmdesmond | 4 years and 4 months ago
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I have large house which had an exterior facade material wrapped around the building and the original wood siding. I want to remove the material and repair and repaint the cladding. The railing on the building and columns were changed. I want to change them back to the original style.

stuyheights | 4 years and 4 months ago
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What are you trying to do?