1: Greenwich Village Maisonette renovation: pre-design

A photo of the exterior of Greenwich I, before a hammer was slung.

Pre-Design – Setting the Stage

Pre-Design is the cornerstone of any successful renovation. In a landmarked 1840s building like this one, it’s absolutely critical. Before drawing new layouts or picking finishes, we needed to deeply understand the existing space – every quirk of the floor plan, every century-old detail, and every rule imposed by both the Landmarks Preservation Commission (LPC) and the condo board. This phase laid the groundwork for all design decisions that followed. Here we’ll walk through how we kicked off the project: from high-tech surveys of the duplex to assembling the “dream team” of specialists that would help make this renovation possible.

This is our forensic sketching, showing how the building evolved over time, this helped understand how the building evolved over time and how structural loads were likely resolved before we started. From clean order of Greek Revival, to removing where the front door was probably originally located, to removing the stoop, to enlarging and expanding the windows on the parlour level, and finally adding the Gothic arches to the garden level.

Why Pre-Design Matters (Especially in Historic NYC)

Renovating a historic property in New York City is rarely straightforward. In a dense urban setting, older buildings conceal many unknowns. Unlike new construction (where you start with a blank slate), working in a 19th-century structure means planning for surprises. Pre-Design gave us a chance to identify constraints proactively so we could avoid costly delays later. Some challenges we anticipated were:

• Hidden Hazards: Possible asbestos lurking in old plaster or floor adhesives. (In NYC, any building constructed before 1980 requires asbestos surveys before demolition.)

• Inaccurate Existing Plans: The realtor’s floor plans turned out to be outdated – some room dimensions were off by as much as 6–12 inches. In tight NYC apartments, a few inches can make or break a layout.

• Landmark Restrictions: Strict limits on how and where we could alter anything that affects the building exterior or historically significant interiors. We knew any window replacements, façade changes, or modifications to original features would need LPC approval.

• Condo Board Oversight: A vigilant condo board must review and approve every proposed change. Their schedules and requirements (monthly meetings, detailed alteration agreements, deposits, etc.) would heavily influence our project timeline.

By flagging these issues from the start, the Pre-Design phase allowed us to craft a realistic plan and sequence for the renovation. We didn’t want to reach the middle of construction and discover a show-stopping problem that could have been managed earlier. Below are the key steps we took during Pre-Design:

MLS Listing Floorplan of Greenwich Village I

step 1: document existing conditions

Floor Plan Review & Matterport Scan

Our team began with a thorough documentation of the space. We started by reviewing the existing floor plan provided by the seller’s realtor, but quickly discovered significant discrepancies – some walls and room sizes on paper didn’t match what was actually built (differences of half a foot or more in some areas!). In New York apartments, inches matter. A wall that’s 6–12 inches longer or shorter could impact whether your dining table fits or if a new kitchen layout is feasible.

To get a truly accurate picture of the duplex, we commissioned a professional 3D laser scan of the entire unit. Using a Matterport scanner, we captured a “digital twin” of the space, gathering precise data on:

• Room Dimensions and Ceiling Heights: The exact measurements of every room, alcove, and corridor (far more reliable than the old plans).

• Structural and Mechanical Layout: We could see where structural beams, plumbing lines, and HVAC chases were running within walls and ceilings, which informed us where new systems could go.

• Adjacencies: The scan also captured portions of adjacent units and the building common areas, helping us understand what was above, below, and next to our unit (useful for sound insulation and any “wet-over-dry” rules, discussed later).

“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

Next, we dove into due diligence on rules and regulations. This project required satisfying multiple authorities (city agencies and the private condo board), so we did our homework early:

1. Landmark Status – LPC Requirements: We confirmed the building is in a historic district and individually landmarked. That meant any exterior work (even something like a new window grille or rooftop vent) would require an LPC permit. Some interior changes, if they affected the exterior or significant interiors, might also trigger LPC review. We noted that we’d likely be filing for a Certificate of No Effect (for work not visible from the street) or a staff-level approval for most of our interior work, since we intended to preserve the major historic elements.

2. Condo Board Rules: We reviewed the condominium’s Alteration Agreement and house rules. These outlined strict guidelines for construction in the building, including: allowable work hours (no noisy work before 9am, for example), requirements to use the service elevator and protect common areas, a requirement to hire a licensed architect/engineer to sign off on plans (that’s us!), and the schedule of monthly board meetings where renovation proposals are reviewed. One critical insight: if we missed a given month’s board meeting, we’d wait about 30 days for the next chance – a key timing factor for our project plan.

3. Asbestos Testing: Given the age of the building, we knew asbestos was a very real possibility in materials like plaster, old tiles, or pipe insulation. NYC code mandates an asbestos inspection and report before any demolition. If asbestos was found, we’d need to budget time for abatement (roughly an extra 2–4 weeks or more for proper removal and air testing). We planned accordingly so this wouldn’t catch us off guard.

4. “Wet-Over-Dry” Considerations: Many co-ops and condos prohibit installing new “wet” rooms (like bathrooms or kitchens) over existing “dry” spaces (like a neighbour’s bedroom below) to prevent leaks and noise issues. In our case, the duplex unit spans two floors and is owned by the same family, meaning we had a bit more flexibility. We could consider moving a bathroom or kitchen without affecting the other owners below. Still, any new bathrooms or kitchen relocation would need condo board approval, and we had to be mindful of plumbing routes and sound insulation to keep everyone happy.

By doing this research up front, we mapped out the permitting path: we’d prepare submissions to LPC and the condo board in parallel with the city building department. We also identified any “red flags” early (like the wet-over-dry issue) so our design could either avoid them or address them head-on with engineered solutions.

Step 3: Assembling the Dream Team

A complex historic renovation needs more than just an architect and a general contractor. During Pre-Design we began pulling together a team of specialized consultants to ensure no aspect was overlooked:

• Structural Engineer: We brought in a structural engineer to evaluate the building’s bones. Before we proposed moving walls, adding a heavy soaking tub, or shifting the kitchen, we needed to know what the 1840s structure could handle. The engineer inspected the existing beams and bearing walls and advised where we could alter things and where we’d need reinforcements or have to leave things as-is.

• MEP Engineer (Mechanical, Electrical, Plumbing): This project involved upgrading mechanical systems – new heating/cooling, plumbing for additional bathrooms, modern electrical for a home office and smart lighting, etc. An MEP engineering firm came on board early to start strategizing how to thread new pipes, ducts, and wiring through an old building (without disturbing our neighbors or the historic fabric). Having their input in the design phases would be invaluable.

• Expeditor: Navigating the NYC Department of Buildings filing process can be labyrinthine. We engaged a permit expeditor – a specialist who prepares and tracks the paperwork for permits, coordinates DOB appointments, and knows how to streamline approvals. Especially with landmarks and potential variances in play, an expeditor’s guidance can save weeks if not months.

• Environmental Consultant: We kept an environmental testing company on standby to perform required asbestos and lead paint inspections. Sure enough, they conducted tests during Pre-Design (which came back positive in a few areas – not uncommon for a 19th-century building). We planned for proper abatement crews to handle these hazards safely once demolition began.

“(Not to be forgotten, the interior design team was already involved from the start as well. Our client had enlisted RKV Design – an interior design firm based in Los Angeles – early in the process. Their concepts and style input were incorporated right from Pre-Design, ensuring the architectural and interior visions were aligned from day one.)”

By assembling this multidisciplinary team upfront, we set the stage for a smoother project. Everyone understood the project goals and constraints early, and we had all the expertise on hand to solve problems proactively rather than reactively.

Step 4: Timeline Considerations

One of the biggest threats to a renovation schedule is long lead times and procedural delays. During Pre-Design, we created a high-level timeline for the project, flagging critical items that could affect our schedule:

• Long-Lead Materials: We identified items that would need to be ordered well in advance. For example, custom kitchen cabinetry was running about 14–16 weeks for fabrication and delivery. Certain luxury appliances had even longer lead times due to supply chain backlogs. We made note to finalize those selections early in design and place orders as soon as possible.

• Contractor Bidding Period: We allotted a minimum of 6 weeks for a competitive bidding and negotiation process to select our general contractor. Rushing this wasn’t an option – the contractors need time to price out the work in detail, and we as architects need time to vet and level the bids (more on that later).

• Board Meetings & Permit Reviews: Knowing the condo board only meets once a month, we backward-planned our design submission to the board to avoid missing their agenda. Similarly, we factored in an estimate for landmark and DOB review times. While these were harder to predict, we padded the schedule with a few extra weeks here and there, recognizing that approvals almost always take longer than you hope.

• Possible Abatement: Based on the asbestos survey findings, we penciled in an additional 2–4 weeks between demolition and construction for a potential asbestos removal process. This way, if hazardous materials were confirmed (and indeed some were), the schedule had a built-in buffer and we wouldn’t blow past our completion target.

We aligned expectations with the client early by mapping out these timeline considerations during Pre-Design. We could say, “If you want this ready to move in by next summer, here’s why we need to start now and make certain decisions by March…”. It also allowed us to schedule key tasks (like ordering appliances or submitting permits) at the optimal times. Pre-design planning kept us one step ahead once we moved into the fast-paced design and construction phases.

Locating the areas where further investigation was warranted: random build-outs, thicker walls, areas where exhausts should/could be expected. The red arrows indicate where we did probes (small cutouts, to determine what systems or structure hid behind walls.

Pre-Design Mini-Checklist

Below are key tasks we tackled (and that you should, too, if you’re taking on a historic renovation):

• Existing Conditions Survey

  Verify all dimensions against original plans. If there are no accurate drawings, conduct a fresh measured survey or 3D laser scan to create an as-built plan of the space.

• Historical Research & Approvals Plan

  Confirm landmark status and research any past renovation filings. Identify which agencies/boards will need to sign off on the project and note their processes and meeting schedules.

• Building Rules

  Obtain the building’s alteration agreement or renovation guidelines. Note work hour restrictions, insurance requirements, fees/deposits, and any “no-go” rules (e.g. wet-over-dry or noise limitations) that will influence the design and construction approach.

• Team Assembly

  Line up the necessary consultants (structural, MEP, expeditor, etc.). Engage them early so they can contribute to design decisions. For a historic project, ensure consultants have relevant experience (e.g. structural engineer familiar with 19th-century wood framing, MEP engineer who’s creative with retrofitting systems).

• Hazardous Materials Testing

  Perform asbestos and lead paint inspections as required (this is a must for buildings built before the 1980’s).

  Plan for abatement in both schedule and budget, just in case the tests come back positive.

• Preliminary Timeline

  Create a rough project schedule highlighting critical path items. Include design phases, board/LPC review periods, permit filing times, lead time for key materials, bidding/contractor selection, and construction duration. Build in contingency for unforeseen delays (especially those related to approvals or site conditions).

• Client Sign-off on Goals

  Before moving forward, confirm the client’s priorities and constraints one more time. At the end of Pre-Design, everyone should agree on the general scope, budget range, and timeline. This alignment prevents “surprises” later if, say, the client wasn’t aware a certain approval could take 3 months, or that preserving an original fireplace means some design compromises.

Lessons Learned & Advice

1. Don’t Rely on Old Plans: Even small inaccuracies can unravel months of design work.

2. 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.

3. Brace for Asbestos: In buildings pre-1980s, testing isn’t optional—it’s required before any demolition.

4. 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 and all groundwork laid, we were ready to translate this knowledge into actual design ideas. Next up: Schematic Design, where the vision for the renovated home begins to take shape on paper.