1: Greenwich Village Maisonette renovation: pre-design
A photo of the exterior of Greenwich I, before a hammer was slung.
Introduction
Pre-Design is the cornerstone of any great renovation, but in a landmarked 1840s building, it’s especially critical. Before we could envision new layouts or pick out finishes, we needed to understand the space—every quirk, every century-old detail, and every rule dictated by both the Landmarks Preservation Commission (LPC) and the condo board.
In this post, we’ll walk through how we kicked off this renovation’s Pre-Design phase, from scanning the duplex with advanced 3D technology to assembling the “dream team” of consultants who made it all possible.
Why Pre-Design Matters (Especially in Historic NYC)
Renovating a historic property is rarely straightforward; in a city as dense as New York, it also comes with its fair share of challenges. Unlike new construction, where conditions are more predictable, here we faced a number of unknowns:
Potential asbestos lurking in old plaster or floor adhesives
Outdated or incorrect floor plans that didn’t match real-world measurements,
Landmark restrictions on how and where we could alter the exterior or historic details,
A condo board that reviews every proposed change.
Pre-Design gave us the chance to proactively identify these potential constraints so we could plan accordingly and keep the project moving once we reached the construction phases.
MLS Listing Floorplan of Greenwich Village I
step 1: document existing conditions
Floor Plan Review & Matterport Scan
Our initial walkthrough started with the realtor’s floor plans, but we quickly discovered dimensional inconsistencies—some as large as 6–12 inches. These might not sound like much, but in NYC apartments, a few inches can make or break a kitchen layout or bedroom plan.
That’s why we turned to a Matterport 3D scanner. With it, we captured:
Accurate room dimensions
Ceiling heights
Hidden structural details (like the path of utilities)
Adjacent units (to see how our design might impact neighbours)
“If you’re tackling a similar project, budget for a professional scan or thorough as-built survey. Outdated plans can derail even the best design ideas.”
Step 2: Researching Building & Board Requirements
We also dove into building records—both public (NYC Department of Buildings data) and private (previous alteration agreements, condo documents). This research revealed:
Landmark Status: We’d need LPC approval for any exterior changes or significant interior modifications that affect visible historic features.
Condo Board Rules:
Construction hours
Required building architect reviews
Monthly board meetings (a missed meeting = potential 30-day delay)
Asbestos Possibility: Given the building’s age, asbestos testing was mandatory, and if found, remediation could take another 30 days.
Wet-Over-Dry Considerations: Because it’s a duplex owned by the same client, we had slightly more flexibility in placing kitchens/bathrooms above living spaces.
Step 3: Assembling the Dream Team
For a historic NYC renovation, you need more than just an architect and general contractor. We brought on:
Structural Engineer: To assess the 1840s building’s load-bearing capacity (vital if we relocated bathrooms, kitchens, or added new mechanical systems).
MEP/S Engineer (Mechanical, Electrical, Plumbing/Sprinkler): Because new kitchens, bathrooms, and HVAC systems had to integrate seamlessly with the old infrastructure.
Expeditor: A DOB filing and approvals specialist—crucial for navigating the city’s complex permitting process.
Environmental Consultant (if needed for asbestos testing/remediation).
Step 4: Timeline Considerations
One thing that can sink a renovation schedule is lead times. We made sure to note them up front:
Kitchen Cabinets: 14–16 weeks (average).
Appliance Deliveries: Some specialized appliances had even longer lead times.
Contractor Bidding: 6 weeks (minimum) for a thorough bidding/negotiation process.
Board Meetings: Monthly, so missing one could push us back another 30 days.
Asbestos Remediation: 30 days (minimum) if detected.
By factoring in these timelines during Pre-Design, we knew to order specific items early and plan our permit applications in sync with the condo board’s schedule.
Pre-Design Mini-Checklist
Below are key tasks we tackled (and that you should, too, if you’re taking on a historic renovation):
Existing Floor Plan Review
Check for inaccuracies, measure critical dimensions.
3D Scan/Survey
Get precise as-built data.
Historical & Building Research
Landmark status, age, past renovations, potential for hazardous materials.
Condo/Co-op Requirements
Construction hours, deposit fees, building architect oversight, monthly meeting schedule.
Team Assembly
Structural, MEP/S, expeditor, environmental consultants if needed.
Timeline Mapping
Factor in appliance/cabinet lead times, board meetings, asbestos remediation.
Lessons Learned & Advice
Don’t Rely on Old Plans: Even small inaccuracies can unravel months of design work.
Board Meetings Run the Show: In NYC condo buildings, timing is everything. Understand your board’s schedule and plan around it. Learn their schedule early, and work backwards from submission dates.
Brace for Asbestos: In buildings pre-1980s, testing isn’t optional—it’s required before any demolition.
Build the Right Team: Experts in historic renovation will save you money (and your sanity) down the line. For this project, rkvdesign worked with the client early on to set the foundation. The whole team was made up of a Structural Engineer, Mechanical Engineers, Asbestos Inspectors, A/V Consultant, Lighting Consultant, A General Contractor, —all of whom had to work closely together to make all the pieces of this puzzle fit.
Looking Ahead: Schematic Design
With Pre-Design complete, we moved into the Schematic Design phase—translating our client’s dreams into workable plans. Stay tuned for the next post, where we’ll reveal how early 3D scans saved us from a few near-disasters in the new layout and how we collaborated with our client’s interior designer to weave in modern amenities without losing the home’s 1840s charm.
