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Download the abridged Preservation Plan (as given to guests at the oral presentation)

Ninth to Seventh Avenue

Zoning Summary

A C6-2A district can accommodate a wide range of commercial uses as well as residential development. In addition, C6-2A is a contextual district that requires a street wall between sixty- and eighty five-feet, and has a height limit of one hundred twenty-feet. While this is arguably an appropriate zoning for this area, Community Board Four has expressed an interest in down-zoning because they feel that some recent construction, allowed by the current zoning, is not sympathetic to or compatible with the historic fabric of the area.

The C6-3A district is a medium-bulk contextual district, allowing for the larger scale buildings typical along the avenues, and is appropriate to the existing structures.

Physical Conditions

Individual buildings date from the mid-nineteenth century, with the construction of Greek Revival and Italianate style rowhouses for upper-middle-class families, to 1985, with the construction of a condominium tower at 222 West 14th Street. Buildings range in height from two to twenty stories, with the majority rising between four and five, and are clad principally in brick or stones such as brownstone and marble. The condition of the building materials ranges from poor to very good. Similarly, the lower levels of many residential buildings have been converted to commercial use and, to accommodate this, have been partially covered by additions and signage, though the original design of several buildings remains largely intact.

Historic Resources

Existing designations:
Primary resources:
Secondary resources:

Issues

(Former) St. Bernard’s Roman Catholic Church and (former) Roman Catholic Church of Our Lady of Guadalupe

The most pertinent issue related to these building is that they are under the ownership of the Archdiocese of New York, which has reorganized many of its congregations and closed many of its churches in recent years. The Archdiocese of New York has consolidated the congregation of Our Lady of Guadalupe with the congregation of St. Bernard’s, relocating it to St. Bernard’s Church and abandoning this building. While the increased size of St. Bernard’s congregation bodes well for its continued use and maintenance, he future plans for Our Lady of Guadalupe are unknown.

The tool suggested for these resources is New York City Landmark designation and listing on the National Register of Historic Places. As religious structures, these buildings would be eligible for grants such as those through the New York Landmarks Conservancy’s Sacred Sites program.

Little Spain

The largest issue facing Little Spain, other than insensitive storefront alterations and development threats that face much of 14th Street, is the lack of public awareness and recognition of its significant history. Tools that are relevant to Little Spain include educational efforts to increase this awareness, such as recognition by “Place Matters” or on a walking tour. Pending further research of its historic boundaries, New York City historic district designation and listing as an historic district on the National Register would also benefit Little Spain.

Overarching Issues for the Area

Overall, the major issues affecting this area include the increasing popularity of its location, signaled by the recent introduction of high-end businesses, such as Nickel Spa and Balducci’s Market, contrasting with the more locally-oriented businesses on the street. Thus far, such additions to the neighborhood have been sensitive to their historic structures, but the increasing popularity of the neighborhood, and the building restrictions of the surrounding historic districts, could lead to more dramatic developments. This area could be helped down-zoning; providing local community boards and property owners with information regarding the historic significance of their properties and conservation methods; and organization of merchants and building owners to educate them about the possibilities for their businesses as the neighborhood evolves.

Summary

The blocks of 14th Street between Seventh and Ninth Avenue seem ripe for change, as the rapidly and drastically changing character of Meatpacking District to the west and a revitalized Union Square to the east bring different interests, economics, and demographics to the area, some transformations will undoubtedly occur. Whether future development will involve demolition and new construction, as in the case of the YMCA on the site of the Armory, or rehabilitation and addition, as in the case of Balducci’s and Nickel Spa, only time will tell, but we find value in the architectural diversity and intimate scale of this neighborhood and hope they will be strong considerations as the area evolves.