Commission approves adaptive reuse and two‑story rooftop addition at 160 West 10th Street with conditions

The Landmarks Preservation Commission on June 24 approved the adaptive reuse of 160 West Tenth Street — a former stable and garage — to residential use, including a two‑story setback rooftop addition and comprehensive restoration of the primary facade, with several conditions and guidance for staff review.

Applicant Patrick Milner (Chapman Group) and the design team (Morris Adjmi Architects; Higgins Quasbarth and Partners) presented a plan to restore the painted brownstone and brick facades, replace or replicate deteriorated windows (single-light at the ground floor, multi-light above), reestablish a historic storefront datum and add a terracotta-clad, setback two-story addition (third and fourth floors) with phased cornice treatments and terracotta jamb details. The proposal keeps one existing vehicular entry at the western bay and replaces other vehicular openings with residential entries and windows that reference the historic rhythm.

Several nearby and preservation organizations and neighbors commented. Jeremy Woodoff of the Victorian Society, New York, called the proposal “sensitive” and said it “incorporates the existing building more fully into the new building,” but objected to the enlargement of two segmental-arch second‑floor windows in flanking bays because the change could “diminish the solidity of these towers” and would affect historic wedge-shaped brickwork. Tri Nguyen (resident) and nearby property owners expressed concern about loss of light, air and privacy to adjoining rear yards and asked for limits on terraces and careful setbacks. Village Preservation supported the work, and Community Board 2 recommended approval.

Commission discussion praised the restoration approach and the addition’s contextual material strategy (terracotta complementary to brownstone and red brick). Commissioners asked the applicant to avoid unnecessarily widening the existing second‑floor arched windows if possible, to document paint- and brick‑matching methods, and to work with staff on the rooftop bulkhead color/finish and visibility details. Commissioner comments repeatedly noted the importance of high‑quality masonry and custom brick where replacement is required.

The commission approved the project with the condition that the applicant work with staff on masonry matching, rooftop bulkhead materials and on the treatment of the end‑bay windows; the record notes the applicant may return if changes are proposed. Vote was recorded 7–0.