Addressing Physical Deterioration

Physical deterioration of the built fabric is a pervasive problem along 14th Street, but with the help of conservation-related tools, this problem can be correctly addressed. After analyzing the composition and behavior of building materials in the Study Area and assessing the forces acting upon them, a set of recommendations and treatments that can be used to prevent or ameliorate adverse material conditions has been formulated.

When considering recent and past conservation efforts on 14th Street, it becomes apparent that conservation thus far has not been orchestrated in any coherent or street-wide manner. In order to create a uniform system of assessment, building conditions in the Study Area were categorized in a range from 1-5, with “1” being the poorest condition and “5” the best.

The survey showed that eighty percent of the buildings in the study area rank as threes, fours, or fives, suggesting that the majority of the built fabric along the street is safe and in reasonably good condition (Figure 13). However, subsiding land on the eastern extremity of 14th Street, an area which was reclaimed from the East River, may be affecting the tenements at 628-640 East 14th Street and possibly other buildings; however, further appraisal from a structural engineer would be needed to confirm this.

While an in-depth survey of the conditions on 14th Street and Union Square is an integral part of a preservation plan, the size of this study area was prohibitively large for carrying out a fully comprehensive survey. Therefore, two blocks were selected because of the range of materials and conditions present, and were used as a representative cross-section of the street-wide data as well as a solid methodological foundation for the study. Both sides of 14th Street between Sixth and Eighth Avenues were examined, covering a total of seventy four buildings, including a sizable proportion of tenements, commercial structures and row houses.. Observations were made from the sidewalk, using the naked eye aided by binoculars, as needed. Building interiors were not examined or considered in this survey. The range of problems affecting the facades spanned from simple soiling (which is pervasive) to the more extreme (and dangerous) bowing of facades and failure of parapet walls.

Aside from general soiling, the most prevalent conservation issues found were: cracking, mortar loss, and cornice deterioration, with surface erosion and water staining as close followers (Figure 14). The survey concluded that, while some level of general soiling and deterioration resulting from the urban environment is inevitable, owner neglect has exacerbated the rates and levels of deterioration and decay along 14th Street.

Materials Assessment and Proposals for Treatment

Selected case studies were chosen to provide a more in-depth assessment of these conditions and others. The specific problems affecting the built fabric were analyzed in greater detail through the façade mapping of the tenements at 628-640 East 14th Street and the photographic case study of 240 West 14th Street. A comprehensive glossary, which explains and identifies various instances of material failure, also includes suggested methods of treatment.

Just as conservation on 14th Street has not been undertaken in any street-wide, coherent manner, it would be very difficult to enforce or implement a street-wide plan for conservation; the decision of how to maintain a building is, by and large, left to each individual owner. However, for the conservation-minded building owner, there are indeed resources available to provide practical, instructive, and financial assistance.

Certain organizations offer emergency loans to property owners for critical situations, such as serious structural problems. One of these available locally is through the New York Landmarks Conservancy; their Emergency Loan Program is available for those structures that are either designated to the National Register or eligible for designation.

Financial assistance for rehabilitation projects is largely available to non-profit groups and to buildings already listed on the National Register of Historic Places (or within a National Register Historic District). As of now, there are few buildings in the study area that are listed on the National Register; however, for those that are or may be in the future, the Federal Rehabilitation Tax Credit program is a powerful tool.

On the national level, funding for the rehabilitation of private residences is scarce; however, opportunities do exist at the local level. The New York Landmarks Conservancy maintains a Historic Properties Fund. The Fund offers low-interest loans and project management assistance to owners of historic residential properties, as well as non-profit, religious, and commercial structures throughout New York City. Such structures must be designated as a New York City Landmark, as a building within a Historic District, or as eligible for inclusion on the State and/or National Register of Historic Places.

Other underutilized resources for conservation in the city are the local Business Improvement Districts. In the past, many BIDs have held workshops and created groups for the removal of garbage and graffiti, as well as other general maintenance and upkeep issues. One option for advocacy and education for conservation would be to hold BID-sponsored workshops and lectures. Since the 14th Street BID is already involved in the screening of potential contractors, it would be simple to develop a database of those companies specializing in the conservation and restoration of historic properties and make this database available to the tenants and property owners of the street. The proposed BID on the eastern end of 14th Street could advise building owners about building maintenance as well.

There are currently workshops in New York that offer basic instruction and technical assistance on a variety of building materials and structural systems. One of these is RESTORE, which offers introductory level classes on subjects ranging from masonry to building ventilation systems.