Renovating a Brownstone in an NYC Historic District
Renovating a Brownstone in an NYC Historic District is a type of project that we at Z. Abedin Construction LLC, see a lot. No one is surprised by the county’s requirement to acquire renovation permits. But if you’re planning on making significant changes to an NYC historic brownstone, you’ll also need to seek approval from the Landmark Preservation Commission.
Make this step your number one priority because if the LPC denies your application, it’s back to the drawing board.
The Commission’s aim is to keep the neighborhood’s look as historically accurate as possible, so keep major facade changes to a minimum. And for best results, hire an architect with experience with landmark buildings.
For renovations that don’t change the look of the house–such as replacing windows or restoring the facade–you may be able to obtain the necessary permissions through an email exchange with the LPC. But for more extensive plans–like an addition or major changes to windows and doors–you’ll likely need to present your plans at a hearing.
This guide will walk you through the basics of what you can and cannot do when you renovate a brownstone in an NYC historic district.
Getting interior and rear renovations approved is easy (most of the time)
The LPC is primarily concerned with the neighborhood, and most interior plans have no impact on the exterior look of a home. So while the LPC will keep your plans on file, they generally don’t care what you do to the interior.
And that’s a good thing, especially when trying to make the most of a typical 12-foot-wide NYC brownstone.
That said, you probably won’t be able to change the floor levels if it looks odd from the exterior. But you can feel free to move the kitchen from the rear to the front, carve out a generous master bathroom, and add sliding glass doors to the back garden.
Preserving the exterior is an LPC priority.
Brownstone flakes over time and repairs can be costly when they’re done with the correct materials by capable contractors.
In most cases, you don’t have to replace the original stones (unless the repairs have been delayed too long); many repairs can be accomplished with the patching of carefully-colored compounds.
In extreme cases, you may be able to restore the facade using a different material, such as brick. Still, these cases usually involve a property that has been neglected for decades.
Adding exterior details may require compromise
Some homeowners want to update their brownstone’s exterior by adding details like lighting and cornices or changing the paint color. If you’re in this category, try not to get too attached to specific ideas early on. Many people find they must go through several negotiation rounds with the LPC.
For example, if you want to change the placement of your house numbers, be prepared to discuss the font used for the numbers. And stay away from super sleek door hardware, which will stand out from the street.
Replacing windows is straightforward (but expensive)
There’s not much wiggle room when it comes to replacing windows in NYC brownstones. Yes, those old windows splinter and don’t insulate well so that upgrading may improve your home’s comfort. But you’ll need to keep the same historical pane style unless you can convince the LPC that another option is superior.
Also, this renovation item tends to run expensive because you’ll have to work with a sanctioned window company and stick with certain specialized models.
Adding square footage requires extra time (but can be magical)
Part of the reason that renovating a Brownstone in an NYC Historic District is popular is the fact that for several years, there’s been a trend toward buying a smaller home and then expanding it, either through an extra floor on top or a rear extension. This can be a great strategy for getting the size you need in a neighborhood you love.
When it comes to getting extensions approved by the LPC, realize that rear extensions must “play nice” with the neighbors’ yards and floorplans. In addition to LPC considerations, rear extensions must comply with zoning ordinances that deal with height, depth, and square footage.
You must position vertical additions so they’re non-visible from the street. In most cases, this requires a 15-foot setback. The LPC applies extra scrutiny to these additions, but some receive approval. And since they’re invisible from the street, you can go more modern in your design. This is a perfect chance to install floor-to-ceiling windows or industrial metal accents.
Renovating a Brownstone in an NYC Historic District – Considering other factors
Renovating a Brownstone in an NYC Historic District requires you to receive approval to renovate a brownstone in a historic district can be lengthy, and the construction often takes longer than usual. So you’ll want to consider whether or not you want to live in the building during repairs.
While dealing with so much disruption, some brownstone homeowners take the opportunity to upgrade the HVAC or other mechanical systems. You might be able to save yourself from future disruptions if you tackle all of these projects at once.
Also, with a good architect, you might be able to improve your layout without adding a rear or roof extension to your project, and this approach could save you a significant amount of money.
Finally, work with a construction company with years of experience renovating brownstones in NYC historic districts. Talk to us at Z. Abedin Construction to learn more about the process and what we can do for you!
