NYC Landmarks Preservation Commission Guide
Types of LPC Approvals and Comments
The LPC reviews applications to ensure proposed work aligns with preservation guidelines. They may provide:
Certificate of No Effect (CNE):
Purpose: For work that does not affect a building’s significant architectural features or its relationship to a historic district.
Examples of Work: Repairs, replacement of non-visible elements, or interior renovations that don't impact protected exteriors.
Permit for Minor Work (PMW):
Purpose: For work that is visible but considered minor and does not significantly alter the character of the building or district.
Examples of Work: Window replacements, small façade repairs, or alterations to secondary elevations.
Certificate of Appropriateness (CofA):
Purpose: Required for significant visible changes to the exterior of a landmarked property or for substantial alterations in historic districts.
Examples of Work: Major façade changes, new construction, rooftop additions, or changes to primary street-facing windows.
Process: CofA approvals typically require a public hearing and more extensive documentation.
Advisory Comments:
Purpose: For projects that require consultation with LPC but do not directly require their approval, such as work in adjacent properties.
Examples: Comments may be provided for Department of Buildings (DOB) applications affecting nearby landmarks.
Master Plan Approval:
Purpose: For ongoing or phased work across multiple years, often for commercial buildings or large-scale developments.
Examples of Work: Façade repairs, window replacements, or storefront renovations implemented over time.
Types of Permits Issued
LPC permits are typically categorized into:
Expedited Review Permits:
For simple, routine maintenance or repairs that meet specific pre-approved conditions.
Example: Replacing non-visible roofing materials.
Standard Review Permits:
For more complex or visible work requiring thorough review.
Example: Altering window designs visible from the street.
Emergency Work Permits:
For urgent work to address immediate safety hazards, such as stabilization after storm damage.
Example: Temporary façade repairs.
Impact on Renovation or Construction Schedules
The LPC approval process can have significant effects on project timelines:
Delays Due to Required Documentation:
Applications often require detailed drawings, historical research, material samples, and photos. Gathering these materials takes time.
Mitigation: Early engagement with LPC consultants or specialists can expedite preparation.
Processing Time:
LPC reviews vary based on the complexity of the project:
CNEs or PMWs: Typically processed within a few weeks.
CofAs: May take months due to public hearings and design revisions.
Impact: Projects with significant LPC involvement must account for extended review periods in the schedule.
Revisions and Resubmissions:
LPC may request design changes to align with preservation standards, requiring additional design and approval cycles.
Coordination with Other Agencies:
Many LPC-approved projects also require Department of Buildings (DOB) permits, which cannot be issued without LPC sign-off.
Impact on Budget
Design and Consultation Costs:
Hiring architects or preservation consultants familiar with LPC guidelines is often necessary to develop compliant designs.
Cost Range: These costs can add thousands to tens of thousands of dollars, depending on the project’s complexity.
Material Specifications:
LPC may mandate the use of specific materials (e.g., historically appropriate bricks, slate roofing), which are often more expensive than modern alternatives.
Extended Project Timelines:
Delays in permitting can increase labor costs, particularly if contractors are on standby or schedules must be adjusted.
Potential Revisions:
Design changes requested by LPC may lead to additional design fees and construction costs.
Effects on Overall Timeline
The LPC review process can add weeks to months to a project, depending on:
Complexity: Simple repair projects proceed faster than those requiring public hearings.
Timing: Applications submitted during peak periods or holidays may experience delays.
Compliance: Incomplete or non-compliant applications are sent back for revision, further delaying approvals.
Best Practices to Minimize Delays and Costs
Pre-Planning:
Engage LPC consultants early to identify potential issues and solutions.
Develop a clear scope of work with detailed documentation upfront.
Timely Communication:
Maintain clear, open lines of communication with LPC staff to clarify expectations and address questions promptly.
Realistic Scheduling and Budgeting:
Anticipate extended approval timelines and allocate contingency funds to cover potential delays or unexpected changes.
Phase Work Strategically:
Consider dividing larger projects into smaller phases to secure necessary permits faster for less complex portions.
