Landmarks approves several storefront and rooftop alterations across Manhattan and Brooklyn

The Landmarks Preservation Commission approved a series of applications April 29 covering commercial storefronts, rooftop and rear additions and facade modifications in Manhattan and Brooklyn.

Key approvals and findings

Greenwich Street rooftop bulkhead and rear‑facade window relocations (LPC 25‑07629): The commission approved a proposal to relocate rear lot‑line windows and construct a smaller rooftop bulkhead at a 1987 row house on Greenwich Street. The approval noted the building’s non‑historic status within the Greenwich Village Historic District and found the rooftop bulkhead’s red brick cladding and black painted windows compatible with nearby materials. Commissioners recommended working with staff on minor alignment questions during implementation.

755 Madison Avenue — Alice and Olivia storefront (LPC 25‑05870): The commission approved plans to combine two retail storefronts, align glazed opening heights with adjacent storefronts and reclad the ground floor in a two‑tone limestone pattern with red‑painted stainless‑steel frames and pin‑mounted signage. Applicants argued the new design aligns with the Madison Avenue storefront master plan and with surrounding materials; stakeholders including Friends of the Upper East Side and Manhattan Community Board 8 supported the application.

52 East 60th Street — front‑façade modification, rooftop addition and rear reconstruction (LPC 25‑07196): The commission approved work on a pre‑1879 house altered by Frederick Sterner (1916–17) that will raise the parlor‑level entry to grade, construct a non‑visible rooftop addition and remove later rear extensions to reconstruct a simplified brick rear elevation and provide more light to the central garden. Preservation groups and residents supported the proposal overall; some commenters suggested smaller exterior lighting fixtures than those proposed.

260‑264 Waverly Avenue, Clinton Hill (LPC 24‑06787): The commission approved a revised facade design for a former garage, authorizing replacement windows, reconstruction of a rear addition, cellar excavation and the replacement of an unpermitted wood cornice with a brick cornice modeled on the historic rear cornice. The commission found the revised elevations improved the facade’s solid‑to‑void balance and that the reconstructed cornice is more appropriate than the earlier, non‑historic wood cornice.

Why it matters: These approvals reflect the commission’s ongoing balancing of preservation standards with contemporary commercial needs, rooftop housing pressures, and neighborhood context. The Madison Avenue master plan continued to be influential in staff and commission review of storefront designs; in Greenwich Village and Clinton Hill the commission emphasized materials and the relationship of additions to adjacent building fabric.

Speakers and applicants (selection)

- Jongabell (JJ) Newcomb, JJ Newcomb Architecture (Greenwich St application) - Jonathan Nahon and Jessica Safcic, SugarHouse Design / Alice and Olivia (755 Madison Avenue) - Cass Stackelberg (preservation consultant) and project architects (52 E 60th Street) - Bruce Engel and Joe Smyrna (260‑264 Waverly Avenue, Clinton Hill)

Authorities referenced

- Upper East Side/Madison Avenue storefront master plan (used as staff criteria for storefront changes) - Designation reports for Greenwich Village Historic District and Clinton Hill Historic District

Actions (summary)

- Greenwich Street (LPC 25‑07629): Approved; motion recommended no modification. (Vote: 8‑0) - 755 Madison Avenue (LPC 25‑05870): Approved; findings cited building’s altered base and Madison Avenue master plan compatibility. (Vote: 8‑0) - 52 East 60th Street (LPC 25‑07196): Approved; staff asked to verify certain material and drainage details for planters and to restudy any top‑floor window relocations if salvageable. (Vote: 8‑0) - 260‑264 Waverly Avenue (LPC 24‑06787): Approved revisions; brick cornice and modified fenestration accepted. (Vote: 8‑0)

Meeting context and next steps

All approvals carry the standard condition that work must comply with applicable building department permits and that details — particularly for masonry repair, planters/drainage, and rooftop mechanical setbacks — be finalized with staff. The approvals illustrate LPC’s continued practice of permitting sensitive changes at non‑contributing or heavily altered bases (e.g., Madison Avenue) while requiring more careful material choices and visibility studies in historic districts.

"The Upper East Side storefront changes were consistent with the Madison Avenue master plan," a staff memo read into the record, and Friends of the Upper East Side spoke in support of the Alice and Olivia storefront design during public testimony.

Clarifying details

- 755 Madison: new two‑tone limestone tile and octagon/square mosaic pattern; storefront frames to be red painted custom stainless steel; brass pin‑mounted signage above entry. - 52 E 60th: proposed at‑grade entry achieved by removing one finish course of limestone between parlor and second floors; rooftop set back ~15 feet from the street façade and obscured from public way. - 260‑264 Waverly: cornice replacement will use articulated brick rather than non‑historic wood; windows on the primary facade will use 1 over 1 metal double‑hung units where appropriate.

Proper names (selection)

Alice and Olivia; SugarHouse Design; JJ Newcomb Architecture; Cass Stackelberg / Higgins Quays Barth and Partners; Friends of the Upper East Side; Manhattan Community Board 8.

Searchable tags: "Greenwich Village","Madison Avenue","Alice and Olivia","Sterner","Clinton Hill","Waverly Avenue","storefront","rooftop addition".