Minskoff Equities will once again appear before the Landmarks Preservation Commission (LPC) tomorrow, with an application to replace a two-story parking garage at 11 Jane Street for a 6-story residential building. The new structure is being designed by London-based Chipperfield Architects and local executive architects Montroy Andersen DeMarco. The developers need approval from the LPC to demolish the landmarked building and to green light the new structure’s scale and exterior design.
The midblock parcel is located on a distinctive block between West 4th Street and Eighth Avenue in the Greenwich Village Historic District. In the 1840s, the lot was occupied by the Methodist Episcopal Church which razed their congregation house for a two-story garage in 1921. The Greenwich Village Historic District designation report states the low-rise garage creates a toothless effect in the block and does not rise to the level of the other low buildings on the block.
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11 Jane Street; Chipperfield Architects
As reported by Yimby, the development team came before the LPC last summer with a rather muted, albeit commercial, design clad in two different finishes of pre-cast concrete and rigid rows of fenestration. To the delight of many acrimonious locals, who voiced nearly 40 pieces of negative public testimony, the design was tabled. The commissioners asked the development team to consider the public commentary and return to discuss both the merits of demolition and the proposed replacement.
The revised presentation materials show that the pre-cast concrete façade has been traded in for red-brick panels. The new structure will be roughly 10-feet shorter than the previous design, with the bulkhead topping out at 85 feet. The building would still hold six stories but an overall reduction in ceiling heights account for some of the reduction in scale. Inside will be seven large apartments, presumably condos, and two maisonette units on the ground and second floors. These new revisions will be discussed at length during tomorrow’s hearing.
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The overall amount of glazing used has been reduced, and the floor-to-ceiling windows have been replaced with sliding windows. Also gone are the articulated spandrel areas that echo traditional lintels. Black-iron railing will front the entire second floor and the sixth floor penthouse will be setback and mostly hidden from street-level.
The Greenwich Village Society for Historic Preservation, led by Andrew Berman, called the original design 'inappropriate' for the block, saying it was too tall and repetitive in its geometric grid of the large windows, and therefore inconsistent with traditional Village architecture. The organization sent out an email regarding the upcoming hearing scheduled for this Tuesday at 10 AM, saying the revised design is not much of an improvement, and in some ways even be worse. “It went from looking like a corporate office building to looking like a corporate chain hotel.”
11 Jane Street, revised elevation; Chipperfield Architects
Section comparison; Chipperfield Architects
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