Rowhouses at 322–344 East 69th Street | |
 North elevation of rowhouses, 2009 | |
  Location within New York City | |
| Location | Upper East Side,Manhattan,NY |
|---|---|
| Coordinates | 40°45′58″N73°57′31″W / 40.76611°N 73.95861°W /40.76611; -73.95861 |
| Built | 1879–80[1] |
| Architect | Jacob Valentine, William Smith[1] |
| Architectural style | Neo-Grec,Italianate |
| NRHP reference No. | 84002793 |
| Added to NRHP | September 7, 1984 |
The 12rowhouses at 322–344 East 69th Street are located on the south side of that street betweenFirst andSecond avenues on theUpper East Side of theNew York Cityborough ofManhattan. They areNeo-Grecbrownstone structures built around 1879, in two sets designed by different architects.
Together they constitute one of the few remaining areas of low-riserowhouse development in a neighborhood where many such houses have been demolished in favor of high-rises. In 1984, they were recognized as ahistoric district and listed on theNational Register of Historic Places.
The houses are three-storybrownstones, some of which have been painted. Their raisedrusticated basements all have segmental-arched windows andstoops leading to the main entrance. The stoops lead to double-doored main entrances flanked by narrow parlor windows. At the flat rooflines aregalvanized ironcornices with dentils and angularbrackets.[1]
There are distinctions between the western six houses (Nos. 322–332) and the eastern six (334–344), built after the first two, primarily in the door and window enframements. The main entrances of the former group have slab lintels on stylized brackets with the flanking windows having simple lip lintels and sills oncorbels similar to the entrance brackets. The upper windows have sills on simpler corbels.[1]
The eastern houses have more elaborate enframements. Their main entrances are enframed with deep lintels on angular brackets. The windows are fully enframed and have more complex lintels. There have been no major changes to any of these houses.[1] Some of the dwellings have fireplaces.[2]
At 328 East 69th, in the western row, there was the only significant addition or structural alteration to any of the houses when a garage was cut into the basement. Other houses have had doors or windows replaced. All the originalcast iron railings have been removed and replaced.[1]
The row is in the central portion of the block, with more extensively modified rowhouses on either side leading to high-rises that anchor the block at the intersections. At the east end is theFirst Hungarian Reformed Church of New York, designed byEmery Roth and also listed on the Register. The adjacent house is owned by the church and serves as itsparsonage.[1]
On the north side of the street are higher, more modern apartment buildings. The area as a whole is high-density urbanmixed use development typical of Manhattan.Talent Unlimited High School is to the south on East 68th Street.Memorial Sloan-Kettering Cancer Center andWeill Cornell Medical School two blocks to the southeast.
TheUpper East Side had been gradually developing as the economy recovered from thePanic of 1873. In 1878, a housing boom began with the completion of theThird Avenue El, putting the neighborhood within easy commuting distance ofMidtown andLower Manhattan where most businesses were. The blocks to the east of Third were very quickly developed with speculative rows, which sold quickly.[1]
At that time most were built in theNeo-Grecarchitectural style. Using forms and scale similar to theItalianate styles popular before and during theCivil War two decades earlier, the Neo-Grec differs in its detailing. Buildings in that style used angular, more geometric forms for theirornamentation, as opposed to the curvilinear forms preferred on Italianate buildings. These reflect the use of early stonecutting machines, which could not yet duplicate the latter.[1]
The buildings in the western half, Nos. 322–332, were built first. Architect Jacob Valentine designed them for builder James E. Ray in 1879. Among the many Neo-Grec rowhouses Valentine built in the area at the time, there are few survivors other than these. Ray hired William J. Smith for the eastern buildings, begun later in 1879 and completed the following year.[1]
There have been few changes to the exteriors of the buildings. The originalcast iron railings on the stoops were replaced some time after 1945, when a photograph shows them all in place. In 1966, the basement of 328 East 69th was converted into a garage. The houses themselves have remained as newer high-rises have displaced most of the other rowhouses built in the early years of the Upper East Side, a rare surviving group of buildings from that era.[1] But there has been substantial renovation of building interiors; for example, 342 East 69th Street has had newwindows,plumbing,electricity, roof, floor boards, andcooling systems.[3]
The buildings have had huge price appreciation in the last few decades. For example, building 342 was valued at $1.1 million in 1990;[2] in 2004 it was valued at $2.9 million;[4] by December 2010, it was valued at $4.7 million.[3][5]
Other groups of historic houses on the Upper East Side:
Upper East Side ... Townhouse $1,132,500, 342 East 69th Street, 4-story 1877 (row house) two duplex apartments each with 2 bedrooms, 2 or more baths, fireplace. Taxes $9,400
$4,695,000 s.f. 3,024, built 1899 ... The renovation maintained the integrity of the late 19th Century four story house while installing all of the modern conveniences you would require. All of the windows, plumbing, electric, roof, floor boards, heating and cooling systems have been replaced. ... Lenox Hill
324 E 69th St, New York, NY, sold at $2,895,000, Mar 29, 2004... 3,040 sqft, 1,289 sqft
$4,897,500
