A year or so the Mount Morris Park Community Improvement Association began work to try to get the blocks between Lenox and Adam Clayton Powell landmarked. Currently they’re recognized by the National Register of Historic Places, but not by NYC’s Landmark Preservation Committee.
The gray area is the part that’s landmarked, the blue area is on the National Register, but not landmarked – that’s the part MMPCIA has been working to get landmarked.
Well, on our block it’s a bit too late… Two buildings on the block are adding stories – something they wouldn’t be allowed to do if they were landmarked. The two buildings are 127 West 123 and 136 West 123. I’m fine with 127 adding a floor, but I’m really disappointed to see 136 add a floor…
127 West 123rd Street
127 West 123rd Street is one of two old townhouses that are sandwiched between the two halves of the Windows on 123 condos. Windows on 123 maxes out the possible building height and sorta dwarfs the townhouses. So from my perspective it’s not horrible that floors are added to the townhouses… Here’s a photo right after they started adding the floor…
I wish they had set the extra floor back a little, but given what it’s up against, it’s not horrible… Here it is again as a 3D drawing…
Actually, I’m a little surprised 75′ is the max height on a 60′ wide street – but that is what it is…
136 West 123rd Street
In contrast to 127, 136 West 123rd Street is one of 16 continuous brownstones that have not been altered. Adding a floor to it is a much bigger deal since it breaks something that still has the potential to be pristine…
I’m really disappointed that the view you see above is going to be marred by an extra story on top of one of those buildings. Not only are they going up a floor, but they’re pushing the back wall back to the maximum 65 feet with the minimum 30 foot rear yard…
If we had been landmarked LPC could have mandated that the additional floor be set back far enough that it not be visible from the street. At least there’s some set back (6′ 6″), but a 10 or 15 foot setback would have been so much nicer.
As sort of a side note, 136 W 123 was for many years the neighborhood hangout – mostly older (Belizian?) guys with who were pretty big into music. (We even bought a couple CDs off one of the guys – and they weren’t bad). There used to be a social club in the ground floor which had it’s ups and downs. The guy who lives behind them on 122nd Street still has a bullet hole in his window thanks to that club. When the club closed they just moved their socializing onto the stoop. They’re generally good guys, but their hanging out got pretty loud. Just the other day one of the neighbors I “met” due to the RCN incident told me she got only 4 hours of sleep a night during the summer because they were so loud. So 136 being renovated will really change the block since it was one of the remaining centers of the old culture on the block.
Back when MMPCIA started their push to get the blocks between Lenox and ACP landmarked, I wasn’t so keen on the idea. I still don’t think landmarking is warranted for the north side of our street which already feels like it has three zilliion styles of architecture. But as I thought about it, the unbroken row of 16 brownstones on the south side of the street was worth protecting – but once 136 gets rehabbed, that purity will be gone. We can never go back to what it used to look like.
The architect seems like he’s got it in him to do a decent job. I just hope his client is spending the money to execute a good design. If we’re going to have a visible addition marring the view – please, just let it be fairly well designed.
UPDATE:
I went to see the Windows on 123 lofts yesterday and looking down I could see that there were already additional floors added to some of the brownstones on the south side of the street. Here you can see that 132 West 123 has an extra floor added already…
That’s a rather large amount of “stuff” that was added and it’s fairly close to the edge – yet it’s not readily visible from the street, so I’m hopeful that the additional roof on 136 won’t be visible either. [136 is the one two doors down with the blue tarp.]
152 West 123 also has an extra floor, but it’s stepped back further and features a bigger/nicer roof deck off what I assume is the master bedroom…
I just find it really odd that they had the money to add an extra floor, but not enough to restore their cornice.
[In the picture above you can see our bulkhead in the distance. It looks pretty small compared to everything else…]
So seeing that there are already several with extra roofs added, I’m far less worried about roofs being added – though I’m hoping none get added on 122 that would block our view 🙂
…while many others in Harlem are Renaissance Revival…
Notice how structured the Neo-Grec doors are and also notice how the Renaissance Revival doors have what I’ll call “storm doors”. If you go into enough Harlem townhouses you’ll notice some have two sets of doors on the exterior – one set that opens out, and another an inch or so inside that open inwards. Then after those two there is another interior set.
Compare that to the doors we’re restoring…
And here’s the stoop of one of the houses on 127th…
The balusters are slightly different, the railings are the same. The newel posts on 127th have more ornamentation, but they’re same general shape. The one to the right is the more complete newel post. It seems the post on the one to the left lost it’s finial (top) so they took the bottom of the finial and turned it upside down. Ours had finials but lost them before 1940. In the tax photo of the house next door we can see the house two doors down from us still had its newel post finials in 1940 and they’re much like the ones that still exist on 127th Street…
So there you have it… We see that apparently the same builder and/or architect built a set of six houses on 127th Street near 8th Avenue (FDB) in 1880/1881 and then tweaked the plans and built the set of seven slightly narrower and taller ones on 123rd near 7th Avenue (ACP) three to four years later in 1884. And as fate would have it we seem to have gotten one of the doors from the earlier set of houses to use as the front door for our house.
But the really big news is that 243 West 120th Street closed yesterday – just in the nick of time – it was the last day before 
Because it straddles the line between Central Harlem and East Harlem it’s a bit hard to describe the neighborhood – is it East Harlem or Central Harlem? Apparently some people call the area “High Five”. Think what you want of the label, but it’s clearly a distinct little neighborhood that needs a proper name.
The north and east boundaries are a little fuzzy though… To the east there are a few blocks between Madison and Park that might fall into High Five (since they’re generally consistent with the High Five aesthetic, and don’t fall into any other neighborhood). 
And to the north 130th is Astor Row which is a distinct area – it’s possibly part of High Five but also a distinct area of its own. By the time you get to 131 the blocks become dominated by apartment buildings – there are a few townhouses, but the core of the High Five character is lacking.
In the past year two SROs (class C5 buildings) sold in High Five… 1990 Madison was the most recent (4/8/11). We went through it twice when we were looking for a place – it took a long time to sell. It’s a big, wonderful ark of a house (see pic on right) that was in habitable but rough condition. It had high taxes, no certificate of no harassment and there was trouble with drug addicts in the house next door (which has since been resolved). It sold for $525K which works out to be $97/sq. ft.
The other SRO that sold was 66 East 127 (see pic of red brick building to the right). It sold for $300K back in February which works out to be $83/sq. ft. It’s on the other side of Madison, across the street from a large school, outside of what I’d consider to be the core of High Five. I can’t find any evidence it was up for sale. There was a foreclosure AND a tax lien the year before and then what seems to be a pretty quiet sale this year. Still, it’s price per square foot is inline with the price paid for 1990 Madison, though this might be some sort of inside deal and not reflect market price. It is vacant, and the new owners apparently want to flip it (according to one of the guys on the street).
Even at the higher end – 8 West 127 (5 family) sold a month ago for $1.6M (see pic on right – the 5 story place with no cornice), which may seem like a good price but it’s got 7125 sq. ft. (19 x 75 x 5 story), so the price per square foot was just $225/sq. ft. – and that’s fully renovated – they even added a floor during the renovation.
The highest townhouse comp I could find was 2107 5th Ave (4 family, renovated – see pic of light colored townhouse to the right) which went for $1.15M (roughly $295/sq. ft. – it has an extension, so actual square footage is a bit fuzzy). A client of mine went through it and said some parts of the renovation seem really well done, other parts feel cheaply done. His guess was that the owners started a high end renovation and then ran out of money mid-way through at which point they started cutting corners.