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Commission approves two new buildings on Waverly Avenue in Clinton Hill after design revisions
Summary
The Landmarks Preservation Commission voted to approve two contemporary infill buildings at 221 and 223 Waverly Avenue in the Clinton Hill Historic District after applicants revised ground-floor proportions, mansard treatment and window recessing following earlier commission concerns.
The New York City Landmarks Preservation Commission on March 11 approved two related certificates of appropriateness to construct new buildings on adjoining vacant lots at 221 and 223 Waverly Avenue in the Clinton Hill Historic District. The projects were revised after a December 2024 hearing to address commissioner concerns about ground-floor relationships to the sidewalk, mansard proportions and the visual separation between the two buildings.
Preservation staff recapped the earlier comments and noted that commissioners generally supported a contemporary approach but asked for refinements in scale, window hierarchy and ground-floor treatment. Applicant Carolina Escobar presented a revised design that increased the first-floor height, shortened the mansard, darkened the bulkhead material to visually tuck it behind window frames, enlarged upper-story windows, and added reveals between the twin buildings to read them as two distinct façades.
Vice Chair Bland and several commissioners said the adjustments substantially improved the proposals; Bland asked for slightly deeper window recesses to enhance shadow and relief. Escobar said the window setback is roughly "7 inches plus an extrusion" — approximately an eight-inch recess overall; she said the metal window trim projects about an inch beyond the recessed opening.
Staff recommended approval, noting that the new construction will close a gap in the street wall, align the front plane with adjacent buildings and "recall in a contemporary and simplified manner" the masonry articulation found on the block. Commissioners moved to approve both certificates, asking the applicants to continue to work with staff to finalize the window recess depth. Both motions passed unanimously, 6–0.
Why it matters: The pair of contemporary infill buildings replaces demolished garage structures and will alter a small but visible stretch of the Waverly Avenue street wall. The commission’s decision reflects the agency’s continuing practice of allowing contemporary designs that respect historic massing, rhythm and materials in historic districts.
Vote: Approval of LPC-25-04842 (221 Waverly Avenue) — 6 in favor, 0 opposed; Approval of LPC-25-04843 (223 Waverly Avenue) — 6 in favor, 0 opposed.
