West 11th Street townhome plan would cut back rear extension, create 30‑foot yard and add set‑back penthouse

Architects for 36 West 11 Street presented a plan to reduce a deep, full‑height rear extension, open a 30‑foot legal rear yard and construct a two‑story penthouse set back from the street. The applicant said the reconfiguration would restore light and air into the block’s central green space while retaining floor area through the rooftop addition.

“Our three goals are to reconfigure the existing bulk, to reduce the intrusion into the central green space, and to utilize the remaining square footage to construct the penthouse,” said Jason Allen of Workshop Design and Architecture, the project presenter. The team explained the existing extension extends roughly 40 feet deep and leaves an existing rear yard of about 12 feet; the proposal would cut the rear mass back to provide a 30‑foot rear yard and place the penthouse on the remaining footprint with setbacks of 20 feet from the street face and smaller setbacks on the party walls.

Design and materials: The penthouse is proposed in zinc cladding to present a light, low‑reflectance profile above a restored red‑brick masonry base. The architects said they selected terracotta rain‑screen panels for the new upper stories to reference the brick and brownstone base while keeping the addition visually light. They proposed metal picket railings on the street side with a five‑foot planted zone in front of the railing to soften visibility from the avenue.

Visibility and precedents: The team presented a rooftop mock‑up and modeled views showing limited visibility from most public vantage points; the presenters noted seasonal views may show parts of the railing from nearby taller buildings. They cited several LPC‑approved local precedents on West 10th and West 11th streets where penthouses and rear additions were approved with similar setbacks and screening strategies.

Committee feedback and technical points: Committee members asked about window types, masonry detailing, and the behavior of the front terrace railing. The applicant said ground‑floor and parlor levels would retain generous floor heights and that the additional floors’ floor‑to‑floor heights would be lower than the existing. The team said underpinning is limited to localized elevator pits and column footings; the main facade and lot‑line walls would remain in place.

Ending: The committee praised the restoration approach to the street facade and asked the applicant to refine cornice and window details and the design of the overhang so the addition reads as compatible and not visually dominant. The application will continue with LPC staff review and a public hearing.