Coco Pazzo proposes larger operable storefronts at 160 Prince; committee conditions approval on masonry bulkhead and fixed windows

The Landmarks committee reviewed an application to alter the storefront at 160 Prince Street, the restaurant known as Coco Pazzo, proposing to remove existing storefront infill and install larger steel-framed storefront windows that open to the street.

Architect Stefano (project architect) presented historic photos (1940s–1980) and a set of proposed elevations showing enlarged openings at four Prince Street bays and two openings on Thompson Street. Stefano said the design keeps the existing window widths but lowers the bulkhead so the glazing extends closer to the sidewalk; the design uses steel frames in a brownish-gray finish described in the presentation as “Gloucester Sage.”

Why it matters: Committee members raised two primary concerns: material and operability. Several members said a continuous masonry bulkhead would better match adjacent storefronts and the building’s context than a metal bulkhead. Several members also noted that the applicant previously signed stipulations with the New York State Liquor Authority (SLA) that the operator would not install French doors, open facades or operable windows; committee members said any approval should respect those earlier SLA stipulations.

Most important facts: Stefano said the proposal affects four windows on Prince Street (starting from the corner) and both windows on Thompson Street; other storefront bays, the residential entrance and bakery were not proposed to change. Architect Stefano said the proposed frames are steel and that operability would be limited to the upper sash while the bottom would be a fixed bulkhead. Public commenters and committee members pushed for a masonry bulkhead and for the committee to require fixed (non-operable) glazing if the windows are enlarged.

Committee discussion and direction: Members debated two possible outcomes: allow larger openings with a masonry bulkhead and fixed glazing, or deny the proposal as presented. Carter (staff) read SLA stipulations on the record: "The executed stipulations form says they will not have French doors, operable windows, or open facades, and will keep ... any open doors closed at all times." Multiple committee members said the resolution should require a masonry bulkhead and non-operable windows; one member suggested permitting one limited operable sash only for ventilation during cleaning, but others opposed creating any condition that would permit future operation because that could undermine SLA commitments.

Applicants and public comment: Alessandro Bandini and Pino Lungo (partners in the operating team) and architect Stefano described business reasons for seeking larger storefront openings—competition with neighboring restaurants that have fold-up doors and a desire to increase summertime business. Public commenters including Brian Pape and Pete Davies said the proposed metal bulkhead would be out of character and would disrupt visual continuity along the block; they recommended extending masonry to match adjacent storefronts.

Ending and next steps: The committee did not take a final vote. Members asked staff to draft a resolution that would withhold approval unless the bulkhead is masonry and the enlarged glazing is fixed (non-operable), with dimensions and mullion patterns informed by the historic tax photograph shown in the presentation. Staff also agreed to circulate materials to members who lacked the packet and to place the item on the next meeting agenda once revised drawings and a draft resolution are available.