Revised plans have been revealed for the renovation and single-unit conversion of 80 Horatio Street, a five-story residential building in the West Village, Manhattan. Under the proposal, assembled by Allen + Killcoyne Architects and being led by Jane St Garden LLC, the 63-foot-tall building will be converted from eight units into a single-family residence. The project will also include a reconstructed rear façade, a rooftop addition culminating in a bulkhead at an elevation of 74.83 feet, and excavation of the cellar and rear yard. The property is located between Greenwich Street and Washington Street.
The scope calls for stripping the existing parge from the front façade, repairing the underlying masonry, and installing new brownstone sills and lintels in real stone, painted wood double-hung windows with insulated glazing, and a painted wood panel door with a sidelight and pilasters. A cornice above the first floor and an open below-grade areaway round out the street frontage, with the applicant citing 1930 tax photographs of English-basement houses on Jane and West 12th Streets as precedent. At the rear, the façade will be rebuilt in masonry with punched windows, and the excavation will pull back five feet from the rear lot line, leaving an un-excavated buffer.
Rendering of 80 Horatio Street, via LPC proposal.
The revision follows the Landmarks Preservation Commission’s August 4 public meeting, at which commissioners took no action and split over the removal of the ground-floor storefront, installed under a 1909 alteration application and not original to the building, while endorsing the rear elevation, rooftop addition, and excavation work. The revised scheme answers the commission’s direction by incorporating an echo of the storefront into the restored residential appearance and reducing the height of the top-floor rear windows. Manhattan Community Board 2 had previously recommended approval with modifications in June.
The nearest subways from the property are the A, C, E, and L trains at the 14th Street–Eighth Avenue station, and the 1 train at Christopher Street–Sheridan Square.
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This should be illegal. Housing units should be like trees under canopy laws. If you knock a tree down one place you need to plant another in the near vicinity.