The gargoyles and bay windows of buildings on West End Avenue may soon have a new kind of legal protection.
An effort was started in 2007 to declare a large portion of West End Avenue, just west of Broadway, a historic district. Neighborhood activists say that this effort, which would preserve the basic uniform character of 70th Street to 107th Street, is now making progress. Recognition as a historic district would mean that future demolition or construction on the avenue would have to go through the city’s Landmarks Preservation Commission, a city agency that grants buildings and districts landmark status with legal authority.
Supporters say that the movement has been relatively swift, though it is unclear when the process will actually be finished.
“It could be one of the shortest turnarounds within the Commission ever—that’s a testament to its obviousness as a worthy district and its lack of opposition,” said Richard Emery, co-founder and president of the West End Preservation Society, a non-profit organization dedicated to the preservation and protection of West End Avenue.
Currently, pockets of West End lie within two different recognized historic districts, including the Riverside-West End Historic District, which runs from 87th to 94th streets. But in March 2009, WEPS submitted a formal request to the LPC to evaluate a larger stretch of the Avenue for historic recognition.
Lisi de Bourbon, an LPC spokesperson, said that the proposal is currently under review, though there is no specific timeline for its approval.
Emery expressed confidence in the proposal’s progress through the LPC process. “I think the proposal is on track,” he said. “The LPC has been very responsive.”
Modern threats
In order to develop a case for designation as a historic district, associate professor Andrew Dolkart, the director of the historic preservation program at Columbia’s Graduate School of Architecture, Planning, and Preservation, conducted a detailed study of West End’s history and architecture.
In the 260-page study, Dolkart, who was commissioned by WEPS to lead the study, concluded, “The buildings along this street are architecturally significant as major examples of upper-middle-class apartment houses, designed by some of the most important architects ... during the early decades of the twentieth century.” He added, “The Avenue is also historically significant, illustrating a unique development pattern that turned a prosperous row-house street into an apartment boulevard in an extraordinarily rapid time frame.”
But West End’s architecture has not been invulnerable to change. The Avenue saw four brownstones demolished in recent years, including two between 95th and 96th streets.
In 2008, Extell Development Company announced plans for a 20-story residential building on the corner of 86th Street and West End, which is now open. While Extell promoted the structure as having “prewar elegance,” some local residents haven’t been shy about expressing their distaste for its out-of-context modern style.
“It’s a monstrosity,” said David Clark, a resident of 925 West End, of the building on 86th Street.
Maggie Lamee, who lives at 100th Street and West End, said of the new building, “There was a lot of talk when that went up.”
Erika Petersen, vice-president of WEPS, added, “It’s ridiculous to call it ‘pre-war.’ All of us in the community are asking, ‘Which war? Iraq?’”
Preserving with limits
Because the LPC’s focus is on preservation, having to go through the commission can deter developers from submitting projects in the area. Critics of the push for more historic preservation districts across Manhattan argue that the city should not restrict change and new development.
But WEPS members emphasize that the historical designation would not halt development entirely.
“It wouldn’t prevent overall development, but it would certainly prevent its excessiveness,” Petersen said, adding that the construction and development process would become much more detailed for developers.
Rosemary McGinn, who lives on Riverside Drive, recognized the desire for some change, but agreed that it must be limited.
“We’re not saying everything in this city has to be frozen in time,” she said.
In its quest for a historical designation, WEPS has also garnered support from several local politicians who support preservation efforts that keep development in check.
New York State Assembly member Daniel O’Donnell advocates for building preservation throughout Morningside Heights and has called West End Avenue “one of the premier residential boulevards in New York City.”
“Preservation promotes neighborhood stability, protects the investments of owners and residents, encourages greater public appeal of new buildings, and boosts tourism,” O’Donnell said in an email.
Residents and preservationists also debate the economic impact of landmark recognition, which often drives up property values.
“Economically, the historic district makes a lot of sense,” Emery said.
But that idea struck the wrong chord with resident Clark, who said it is difficult enough for new renters to enter the neighborhood.
“My big objection is, if you make West End historical, it gives an opportunity to landlords to raise the prices. In that case, I am totally against it,” he said.
Roadblocks
Though WEPS members say the effort is moving along efficiently, the process has not been without obstacles.
New York City Council member Gale Brewer, who has been very active in preserving West End, said she hopes the LPC begins hearings within five months. These hearings mark the first official step of the process.
O’Donnell said he was frustrated with the lack of action. “The Landmarks Preservation Commission continues to ignore the needs of this community. The Commission’s inaction is inexcusable and it must immediately calendar hearings on both the West End Avenue and Morningside historic district proposals,” he said in an email.
De Bourbon, from the LPC said, “I know that the organization that submitted the proposal did so a while ago, so nonetheless we’re still looking at it and it’s under consideration.” She added that the district must be studied and that it is not always easy to gather information on specific buildings.
Activists also haven’t always agreed on the boundaries of the proposal.
On Feb. 3, Brewer wrote a letter to LPC Chair Robert Tierney, urging the authors of the West End proposal to include several additional buildings along 86th Street.
This initiative, involving more buildings between West End and Broadway, has garnered support from some community members, but has caused concern for others.
Emery said the inclusion of side streets in the district could delay the process.
“These types of efforts often become sidetracked and fail because they get distracted from keeping their eye on the goal,” he said.
But Assembly member Linda Rosenthal said in a statement, “As long as it does not imperil or delay the entire designation proposal, I support the inclusion of the side streets.”
Ultimately, residents agreed that any protection the neighborhood obtains is important.
Pointing to his own building, with an elaborate stone façade, Clark said, “What are you going to do, replace this with something that looks better?”
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