Commissioners ask for redesign of rooftop addition at 156 Waverly Place after public objections

The Landmarks Preservation Commission on Jan. 28 declined to approve a proposed rooftop addition at 156 Waverly Place and instead asked the applicant to revise the design after hearing multiple preservation groups and the Manhattan Community Board express concern about visibility and scale.

Why it matters: The proposal, LPC 25-03477, would add a rooftop bulkhead and alter the rear façade of a Greek Revival townhouse in the Greenwich Village Historic District. Several neighborhood preservation organizations said the rooftop bulkhead is too large and too visible from public thoroughfares; the commission’s discussion focused on reducing the addition's visual impact while allowing limited rooftop access and needed interior circulation.

What was proposed and discussed: Architect John Gordon presented a plan to construct a rooftop addition, reconstruct and modify the rear façade, excavate the cellar and rear yard (approximately a full-floor excavation in the rear, keeping the rearmost five feet unexcavated), replace windows, and legalize an existing stoop gate. The rooftop bulkhead would contain a stair and create a double-height lounge space with tall vaulted ceiling area; the proposed glazing and a glass railing atop the bulkhead drew criticism for increasing visibility. The applicant said the bulkhead and rooftop stair correspond with an elevator/stair configuration and that much of the rear façade shows prior, piecemeal repairs.

Public testimony and community board: Christina Conroy (Victorian Society of New York), Chloe Gregoire (Village Preservation), and Lucy Levine (Historic Districts Council) all recommended substantial changes or denial of the rooftop addition. The Victorian Society called the rooftop mock-up “the most egregious component,” noting the mock-up is partially visible over the primary façade and that much of the proposed volume is stair and two-story ceiling rather than livable floor area. Manhattan Community Board 2 recommended approval of façade restoration and the stoop gate, conditional approval of excavation subject to engineering controls, but explicitly recommended denial of the rooftop addition as presented and asked to review any revised mock-up before the commission hears it again.

Commission discussion and direction: Commissioners expressed shared concerns about bulk, material color, and visibility. Suggestions given to the applicant included lowering the bulkhead by reducing the stair overrun, setting the railing back, changing the rooftop finish to a darker, more recessive material, replacing reflective glass railings with open metal railings, and exploring sloped roof or skylight solutions to reduce the perceived volume. Commissioners also asked the applicant to coordinate carefully with staff on structural and waterproofing issues for the proposed excavation; staff confirmed an enhanced engineering review is already engaged.

Stoop gate: The existing stoop gate was discussed at length. The applicant reported the gate predates current ownership and may date to 2001 or earlier. Commissioners asked that, if retained, the gate be adjusted to better match neighboring railing heights and patterns.

Outcome: No vote was taken. The commission closed the hearing and asked the applicant to return with revised drawings and mock-ups addressing the massing, material/color, railing design, and stair/bulkhead configuration.

Ending: The applicant was told to work with staff on a revised, less-visible design and to provide a full mock-up for community board review before the commission considers a revised application.