10 East 33 Street, New York, NY 10016 T: 212.673.6910 F: 212.673.6869
8 December 2014 Meenakshi Srinivasan, Chair New York City Landmarks Preservation Commission Municipal Building, 1 Centre Street, 9th Floor North New York, NY 10007 Re:
First Church of Christ Science, 1 West 96th Street
Dear Commissioner Srinivasan,
I write to urge you and your fellow commissioners to carefully consider the extent of alteration to this particular individually designated religious structure and to work with the applicant to limit the extent of alteration to the primary Central Park West facade. While adaptive re-use is not uncommon, fitting a residential use is and this appears, as testimony from the applicant states is the only financially feasible option at this time. This Carrere & Hastings building exhibits the best characteristics and detailing of Beaux Arts Classicism. Designated 40 years ago, the property changed ownership in 2004, as many churches have done over time, to accommodate contemporary and different denominations and shifts in a cycle of renewal and regeneration. This subtle adaptive re-use maximizes the large open space and balconied interior seating. Although none of the interiors are designated, re-occupancy by various sized congregations, cultural performance and arts, educational and library research space that typically mandates high ceilings and large interior spaces, demands far less change to the exterior. The use is adapted to the form, not the other way around. The dilemma that this proposal poses is that any re-use is acceptable and better than a vacant building. I disagree, as there is a better and less invasive approach to a residential conversion for sure. While the proposed apartment plans may fit inside, the requisite dwelling requirements destroy architectural features on all four imposing granite facades. The four horizontal sub-divisions to create new floor levels eviscerates and blocks the tall windows, admittedly much improved by the latest revision exhibited at the Community Board 7 Full Board Meeting on December 2, last week. Still, the boxy roof top addition and sloped skylights, and extensive window additions to the Central Park West facade flies in the face of what the Landmarks Preservation Commission has been debating over years as "appropriate because the use as laid out internally is not appropriate and the result is major alteration to the exterior of the individual landmark. When the material changes impact the exterior character and appearance of a building, it ceases to exemplify the artist/architect, the architectural and historic significance that was the basis of the designation. In this case, the new use, by virtue of imposing residential standards of individual operable windows, approximately fifty new window openings on the primary and secondary facades of this freestanding church, together with the extensive mechanical systems for individual environmental control for an estimated forty units, coupled with roof top bulkheads and elevators, that together leave no surface untouched by alteration. The revised proposal does attempt to limit the insertion of individual windows, however, the vertical curtain wall strips, intended to mimic the pilasters that exist on the 96th Street side, are taken from a completely different vocabulary. When a landmarked church becomes redundant and sold for re-purposing, the use needs to conform to the character, design and existing massing and not obliterate features and the original design intent. Residential use may well be appropriate, but only if there can be some restraint to save the best of the existing structure with minimum alteration. I urge the commissioners to study the grandeur of the Central Park West ashlar facade without the additional perforations in the bold triumphal entrance walls; to use the existing doors as doors not as shutters modified as glazed converted doors remade as windows; to restore the terracotta tiled roof without skylights; to prevent any additional rooftop addition; and lastly to suggest larger and fewer new openings on the secondary facades. Any adaptation of the exterior should be in scale with the details and the fenestration that presently exists. Here less would be more appropriate. Sincerely yours, Page Cowley, FAIA, RIBA, LEED A+B