City Proposes Extensions to West End-Collegiate and Riverside-West End Historic Districts

Three proposed extensions to historic districts on the Upper West Side would add 745 buildings to the LPC approval process.

In November 2010, New York City’s Landmarks Preservation Commission (LPC) proposed three extensions to two existing historic districts on the Upper West Side of Manhattan: The West End-Collegiate Extension and Riverside-West End Extensions I and II. If all three extensions are approved (each is voted on separately), the contiguous expanded historic district area will triple in overall size, stretching from 70th Street to 109th Street between Riverside Drive and Broadway and cover an additional 745 buildings. (See map on right.)

Calendared Extensions

The proposed historic district extensions have been calendared by the LPC, meaning they have undergone or will undergo public hearings and then voted on. The public hearing for the Riverside-West End Extension I was held March 22, 2011; the one for the West End Collegiate Extension was on June 28. The public hearing for the Riverside-West End Extension II is scheduled for October 25, 2011.

While the extensions are calendared, buildings located within the proposed expansion areas are required to go through the same LPC approval process for repair or upgrade work that buildings in existing historic districts do.

If an extension is not approved, then the buildings in that proposed expanded area will not become part of a historic district and will therefore no longer need LPC approval on projects. The LPC requirements for buildings already in existing historic districts will not change.

LPC Rules

Proposed changes to properties in historic districts (or in proposed extensions that have been calendared) must be reviewed by the LPC to ensure the changes preserve the architectural integrity of the building's original design and fit in with the look and feel of the surrounding neighborhood. Any effect on the significant features of the building must be harmonious or appropriate and not detract from their special character, as defined by LPC guidelines.

Exterior Projects

Buildings in a historic district or in a proposed extension to an historic district that has been calendared need to apply for an LPC permit before undertaking most exterior projects, such as:

Repairing or resurfacing masonry
Repointing stone or brick surfaces
Repairing cracks
Cleaning exterior wall surfaces
Stripping paint from the facade
Painting previously unpainted masonry
Applying preservative coatings or anti-graffiti coatings
Installing or removing signs, awnings, or other appurtenances
Replacing windows or doors

Interior Alterations

In addition, interior alterations, including mechanical, plumbing, and heating upgrades as well as apartment renovations automatically require an LPC permit because they also require a Department of Buildings work permit. Some projects that do not require a DOB permit, however, such as replacing windows, still require an LPC permit. (See below under "Permit for Minor Work.")

Ordinary Repairs and Maintenance

LPC approval is not needed for most ordinary repairs or maintenance work, such as repainting (if it matches the existing color), caulking around windows and doors, replacing broken window glass, or removing small amounts of graffiti.

Type of Permits

The LPC issues three types of permits.

Certificate of No Effect (CNE): For work that requires a DOB permit but does not affect the protected architectural features of the building. A CNE permit would cover most interior work, such as a heating upgrade or lobby renovations, or exterior work that does not adversely alter the significant features of the building, such as replacing a window lintel or a roofing membrane.

Permit for Minor Work (PMW): For work that will affect significant protected architectural features but does not require a DOB permit. Examples include window or door replacement, masonry cleaning or repair, restoring architectural details, and refurbishing fire escapes.

Certificate of Appropriateness (C of A): Required for proposed work that requires a DOB permit and will affect significant protected architectural features, such as adding or demolishing stories, removing stoops or cornices, or any type of new construction.

Depending on the type of permit, the LPC approval process can take several weeks to several months, so the necessary documents, photos, and paperwork should be submitted as early as possible. Revising proposed alterations to address LPC objections will also add time to the process.

Filing Fees

The LPC charges a fee for filing a permit, in addition to any required DOB filing fees. The fee depends on the type of work conducted and the cost of the project: LPC Filing Fees

Informing Residents and Tenants

Owners and managers of buildings located within proposed extensions to historic districts that have been calendared should inform residents and commercial tenants that the building is temporarily subject to landmark laws (and permanently if the extension is approved) and that all individual apartment alterations need to be approved before the work begins. If there’s any question whether a proposed interior or exterior project requires an LPC permit, it’s recommended that owners and managers check with their building’s engineer or architect or with the Landmarks Preservation Commission directly.

For More Information:

Managing the Landmarks Process

Performing Work on a Landmark Property

Frequently Asked Questions

History of the Proposed West End-Collegiate and Riverside-West End Historic Districts