Whether it’s Grand Central Station or Saint Patrick’s Cathedral, iconic buildings are the architectural lenses through which we experience this city’s history. Yet, when they reach the landmark eligibility roster they can be vulnerable to new development.
Preservation in New York is not just about battling City Hall and greedy developers over individual buildings. It also addresses the shape of the city.
Identifying and Designating Landmarks
Before 1965, New York City’s historic buildings were left to the whim of individual owners or developers. To protect them from the wrecking ball, laws were passed requiring that the Landmarks Preservation Commission (LPC) review and approve all changes to or destruction of landmark buildings. The LPC identifies and designates those buildings that the city deems historically significant and enacts critical guidelines to ensure nearby construction does not damage those properties.
The commission reviews each building on a case-by-case basis, with the final decision rested on whether or not to retain or change the structure’s character or to make it a part of a historic district. Once the commission decides on a property’s status, it is designated an official landmark. A designation report details a property’s history, explains its cultural and historical significance and provides a framework for its future preservation.
There are currently tens of thousands of officially-designated landmarks in the five boroughs, including individual landmarks, interior landmarks, and historic districts, as well as scenic landmarks. To help people discover the fascinating stories behind each of these landmarks, the LPC recently launched a fun and interactive map that enables users to enter the address of any property in NYC and see its LPC landmark status. The web map also highlights sites that are calendared for consideration by the LPC, and provides information about how to submit a nomination for landmark status.
While the exact criteria for becoming a landmark vary by local government, there is one general rule: a property must be at least 50 years old and still have some degree of integrity. In addition, it must have a strong connection to the past, either through its association with an event or movement or because of its influence on contemporary culture.
As the anniversary of the Stonewall uprising approaches, the LPC is considering designating six sites as landmarks in honor of the LGBTQ community’s history, including the Audre Lorde Residence in Staten Island, Caffe Cino and The LGBT Community Center in Manhattan’s West Village, and the James Baldwin Residence in Upper West Side. Other sites being considered include the Women’s Liberation Center and a Firehouse in SoHo.
Adaptive Reuse and Rehabilitation
Adaptive reuse is a process of converting a historic building or site into a new use that reflects its original form, materials and function. It’s often seen as a compromise between preservation and demolition. Historic preservation, on the other hand, maintains a building’s existing form and integrity. It includes repairing and maintaining exterior walls, replacing missing elements such as cornices and windows, repointing masonry, installing historically accurate interiors, and making minor mechanical, electrical, and plumbing (MEP) upgrades.
Historically significant buildings often fall into disrepair when their original uses end, or when the structures are considered obsolete in a rapidly changing technological society. Many of these buildings have redeeming architectural features that can be re-envisioned for modern uses, such as housing or office space. Adaptive reuse saves these historic buildings from the wrecking ball and gives them new life.
It also reduces the cost of new construction – saving materials and labor costs. Reusing existing buildings can help stabilize neighborhoods by preventing displacement of local residents, and it provides jobs. It can also lead to tax credits and other financial incentives for developers.
The Landmarks Commission’s goal is to keep historic sites and structures relevant for the future. The LPC has a role to play in determining the most suitable uses for the historic structures it protects.
When a property is designated a landmark, all alterations and demolitions must be approved by the LPC. The Commission’s review can prevent or delay demolition of a structure and can protect historic elements from inappropriate alterations or deterioration.
This approach is particularly important for civic structures – like churches, schools and libraries – that are not subject to the pressures of the market to make a profit from their tenants. The success of the Packer Collegiate Institute campus in Cobble Hill, Brooklyn, is a great example of adaptive reuse that preserves historic buildings while meeting community needs for affordable housing.
The League of Historic Neighborhoods has a long history of helping communities save their historic buildings, from working with local groups to build capacity, to assisting individual owners and architects with preservation and restoration projects. We are committed to fostering an environment in which historic rehabilitation is more frequently seen as an attractive and viable option. This work is essential for the protection of our city’s most precious historic assets.
Planning for the Future
New York City is renowned for its vibrant neighborhoods with rich histories, cultures, and architectural significance. Across the five boroughs, groups work to keep these distinct properties alive and their heritage a part of the City’s character.
The Landmarks Preservation Commission regulates the care of historic buildings in the City and provides for a property tax exemption for owners who perform rehabilitation work. The Commission also conducts research and offers lectures, workshops, and other educational programs.
Currently, the Commission is investigating the potential for a new program, known as the Jeffrey Kroessler Student Research Award, that will support original graduate-level research on topics related to the history of NYC’s built environment. During the past 25 years, the LPC has awarded more than $80,000 to help students understand and learn about the historic preservation field.
While the City’s population continues to grow, it has limited space for development. In addition, current zoning rules prevent the construction of affordable housing in neighborhoods where people live. The City is examining ways to address these issues, including changing the zoning code and establishing an affordable housing trust fund.
In recent years, the City has worked to revitalize neighborhoods by repurposing vacant and abandoned buildings for new uses such as cultural centers, retail and restaurants, community facilities, and housing. It has also established a fund to assist with the cost of demolition.
As population levels increase, the City faces challenges resulting from the need to provide new housing while maintaining an equitable balance between its many different cultures and economic classes. This requires a holistic approach to planning that takes into account the needs of all residents.
The City is working to create a OneNYC plan for the future that addresses growth, sustainability, climate change, and social justice. OneNYC will build upon the City’s resiliency and equity policies to guide our City’s future development. It will address housing, transportation, the environment, and other key priorities. The plan also includes a review of the New New York Panel recommendations and a comprehensive survey of the City’s historic districts.
Working with Local Government
The City’s unique architectural, historical and cultural heritage requires special attention. Whether through preservation, restoration, or rehabilitation, owners of historic properties often need to work closely with a number of government agencies to achieve their goals. This is especially true if the property is designated as a landmark or in a historic district, as renovations to these sites can trigger requirements such as fire sprinklers, energy efficiency upgrades, and electrical submetering.
The Landmarks Preservation Commission (LPC) is the body that oversees the upkeep of historically and architecturally significant buildings, districts, and sites in the City. The commission was first organized in 1962 and its power was greatly increased by the Landmarks Preservation Law, which was passed in April 1965. This law was enacted in response to fears that important physical elements of the City’s history were being lost despite the fact that they could be retained and reused.
Owners of historic properties can receive financial assistance to help restore or rehabilitate their buildings. City, state and national historic offices and commissions as well as non-profit organizations provide grants, low-interest loans, and tax incentives to encourage property owners to maintain and preserve their buildings. Generally, to be eligible for these programs a building must be designated as an individual NYC landmark, located in a historic district, or on the National Register of Historic Places.
Many owners of historic properties must also comply with various regulations and laws that apply to all NYC buildings, regardless of their heritage designation. These regulations include the Building Code and zoning ordinances as well as the City’s environmental, energy, and safety codes. Obtaining the necessary permits can be time-consuming and expensive, so working with the right architects, engineers, and contractors is essential for successful historic preservation projects.
For many preservation professionals, nothing compares to the rewards of seeing a project through to completion and taking in the results. As a result, the career is often satisfying and fulfilling and provides the opportunity to see an entire city’s history unfold. A recent survey reported that 76% of preservation professionals felt that working in local government was more rewarding than working in any other profession.
