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Commission approves excavation for subcellar under Romanesque townhouse on East 10th Street with enhanced DOB review
Summary
The commission approved a full subcellar excavation beneath a Romanesque Revival townhouse on East 10th Street, subject to underpinning, a 5-foot rear-yard setback and enhanced Department of Buildings engineering review and monitoring requirements.
The Landmarks Preservation Commission voted March 4 to approve excavation for a new subcellar beneath a Romanesque Revival townhouse at East 10th Street in the Greenwich Village Historic District, provided the work complies with Department of Buildings oversight and underpinning safeguards.
Architect Joseph Vance presented the application, describing a project limited to below-grade work. The proposal would excavate a new subcellar beneath the existing cellar, dig down approximately 12 feet for the new floor with typical finished ceiling heights of about 8 feet 6 inches and maintain a five-foot setback from the rear lot line to preserve planting area. Vance and project engineers said underpinning would protect the existing masonry walls and adjacent properties; the drawings show the new subcellar set back five feet from the yard and staying clear of structural elements of the neighboring NYU-owned building.
Village Preservation and the Historic Districts Council told the commission they accept excavation in principle but emphasized the need for “very careful and frequent monitoring” and strong engineering oversight to protect adjacent historic buildings. Claire Gregoire for Village Preservation said it is “essential that very careful and frequent monitoring be in place for the duration of the work.” Manhattan Community Board 2 recommended approval and described the application as carefully considered.
Commission staff and commissioners noted that staff-level rules typically limit cellar lowering and that full subcellar excavations beneath the lowest existing floor require commission review. LPC staff said the proposed work maintains the requested five-foot rear-yard clearance and that the application will be referred to the Department of Buildings for enhanced engineering review as part of LPC’s coordination under the Vulnerable Buildings Action Plan.
Commissioner Ginsburg moved to approve the application, noting that the proposed underpinning and the five-foot setback protect both the rear-yard planting area and adjacent facades. Commissioner Chen seconded; the motion passed by roll call (7–0). The commission’s approval includes findings that the work will not damage significant architectural features, that the addition will be unseen from public thoroughfares, and that underpinning and DOB oversight will be required to protect neighboring structures.
The commission directed that excavation be conducted under the supervision of a licensed professional engineer and that the Department of Buildings perform enhanced engineering review before issuance of an LPC supplement and any DOB permits.
