If you have stared at a West Village townhouse and tried to imagine how the rooms stack, you are not alone. These homes are beautiful, historic, and surprisingly variable behind their brick and brownstone facades. You want a layout that fits how you live today without tripping over permits, mechanicals, or light and egress issues. Below, you will learn how floor plans typically work in the West Village, what choices affect livability and value, and what to expect if you plan updates. Let’s dive in.
West Village context that shapes layouts
Much of the West Village sits inside landmarked historic districts. That means exterior changes, visible rooftop or rear equipment, and many additions require review by the Landmarks Preservation Commission. Interior work that touches structure or systems, or changes use or occupancy, requires permits from the Department of Buildings.
Most townhouses here are 19th century masonry rowhouses with bearing walls and timber joists. You will see narrow widths, party walls, and stacked room plans. Plumbing and chimneys were placed in vertical lines, which still guide where kitchens and bathrooms can go without major rework.
How townhouses stack, level by level
Roof and attic
Modernized homes often use the roof for a terrace or to locate HVAC condensers when allowed. An attic, if present, usually holds storage or mechanical components. Headroom is limited, so full living space is uncommon at this level.
Parlor floor
The parlor floor is the raised main level with tall ceilings and larger windows. Historically it held formal living and dining rooms. Many owners now open it up for a great room, or pair it with a kitchen for social, everyday living.
Garden level and English basement
The garden level often holds the kitchen and family room in traditional layouts. It may sit partly below grade with direct access to the yard. The English basement is the lower, partially below-grade level, commonly used for utilities, storage, laundry, or a secondary suite if it meets code for ceiling height, light, ventilation, and egress.
Upper floors
Bedroom floors repeat vertically with 2 to 4 levels above the parlor in many homes. Bathrooms cluster around plumbing stacks. En‑suite baths and walk-in closets are common goals in renovations if you can align with existing risers.
Room placement that works in narrow widths
Kitchens: garden level vs parlor
Kitchens historically sat on the garden level to keep the parlor formal. Moving the kitchen to the parlor creates an open plan and better street-facing light, but it typically means new plumbing and vent runs, structural openings, and careful routing for exhaust. Placing the kitchen at the garden can simplify venting and gives easy yard access for indoor-outdoor living.
Living and dining choices
Formal living and dining on the parlor can be preserved or combined into one large space. A family room at the garden level keeps daily activity near the yard and separates quiet bedrooms above. Your choice affects how you host, how you supervise kids, and where you want the most light during the day.
Bedrooms and baths
Bedrooms stack on upper floors along a central or side stair. Historic baths were compact and clustered; modern plans add en‑suites, but costs stay lower if you align them with existing stacks. If you want multiple full baths per level, plan for additional plumbing lines and potential floor reframing.
Dimensions that shape your plan
Townhouses in the West Village commonly measure 18 to 25 feet in width, with narrower homes at 14 to 17 feet and some combined or wider facades above 25 feet. Lot depths often range from 35 to 60 feet or more. These measurements drive circulation choices and room sizes, especially around stairs.
Typical ceiling heights vary by level:
- Parlor: about 10 to 14 feet.
- Upper floors: about 9 to 11 feet.
- Garden or English basement: about 7 to 9 feet, sometimes lower in cellars.
These are historical ranges. Exact measurements vary by property age and prior alterations, so verify during inspection.
Rear extensions, light, and egress
A rear extension or ell increases interior depth and can transform the kitchen or family room. The tradeoff is reduced daylight to the center of the house and more complex drainage and foundation details. Light wells and areaways matter for lower levels; their configuration helps determine whether a basement can be legal living space under egress and light rules. In landmark districts, visible rear changes typically require Landmarks review.
Stairs and circulation
Most rowhouses rely on one main stair with landings at each level. That stair location sets up where rooms can sit and where you can run vertical chases for plumbing, HVAC, and electrical. Some homes have narrower secondary service stairs that owners either preserve for character and utility or remove during modernization to reclaim floor area.
Mechanical systems and where they live
Heating and hot water
Older homes often use boiler-based heat with hydronic radiators. Boilers and domestic hot water tanks usually sit in the cellar or a mechanical room. Upgrades may include high-efficiency condensing boilers or combi units. Moving or replacing a boiler requires planning for venting paths and flues, plus permits. If there is a decommissioned oil tank, build time and cost for proper remediation into your plan.
Cooling approaches
Original townhouses predate central air. Many owners install mini-split systems with discreet indoor heads and outdoor condensers on a rear terrace or roof, subject to visibility, noise, and load limits. Ducted central air is possible, but it can require soffits or floor and ceiling work that impacts historic features. Exterior mechanicals that are visible commonly need Landmarks review.
Plumbing, laundry, and vents
Vertical soil stacks typically run front to back or along one side of the house. Keeping kitchens and baths aligned over those stacks controls complexity. Converting a basement or English basement to living space may require waterproofing, sump pumps, and careful grading, along with code-compliant egress and ventilation. Ventless dryers are popular where exterior venting is not feasible; vented appliances need approved exterior terminations.
Electrical capacity
Many older townhouses have undersized electrical service. Modern kitchens, multi-zone HVAC, and lighting usually push owners to upgrade panels and service to today’s standards. Plan permits and coordination with the utility and Department of Buildings for these upgrades.
Chimneys and flues
Existing masonry chimneys can sometimes be lined and reused for gas appliances if code allows. Removing or altering a chimney is a structural decision that can trigger additional review, especially if it affects the exterior profile.
Renovation moves and their impact
Permits and approvals
Exterior and visible rooftop or rear changes normally require Landmarks Preservation Commission review. Structural, mechanical, plumbing, electrical, and change-of-use work requires Department of Buildings permits. Simple interior updates tend to move faster. Larger alterations, cellar conversions, and any change in occupancy involve more reviews and inspections.
Common layout changes and tradeoffs
- Moving the kitchen to the parlor creates open social living, but expect new plumbing, venting, and potential floor work.
- Converting a cellar or English basement to habitable space requires ceiling height, egress, light, ventilation, and waterproofing that meet code.
- Adding a rear extension or roof terrace can unlock real value, but it brings structural complexity and likely Landmarks and Buildings approvals.
- Creating or removing units changes occupancy and can trigger stricter life-safety requirements.
Timeline ranges to expect
Timelines vary with scope, approvals, and contractor capacity. Cosmetic, non-structural work can take weeks to a few months. Kitchen and bath remodels with mechanical upgrades often run 3 to 6 months. Full gut renovations with structural and major MEP rework commonly span 6 to 18 months, including design, permitting, and inspections.
Cost drivers to plan for
Townhouse renovations usually cost more per square foot than condo work because systems repeat over multiple floors. Bearing walls, stair modifications, and floor replacements can add structural scope. Mechanical and electrical upgrades are typical. Hidden conditions can include party-wall repairs, oil tank issues, and foundation stabilization when opening floors or adding baths.
Livability and resale: what buyers value
Your floor plan choices shape daily comfort and future marketability. A parlor-level kitchen supports open entertaining and brings natural light to the heart of the home. A garden-level kitchen favors privacy, easy yard access, and quieter street presence. Additional bathrooms and true en‑suites increase functionality. Direct access to outdoor space and smart daylighting in the middle of the plan tend to drive outsized value.
In landmarked neighborhoods, the best results balance historic character with modern systems. Preserving the staircase, mantels, and plaster details while upgrading infrastructure creates a timeless home that resonates with future buyers.
Quick walkthrough checklist
Use this during showings or before you hire an architect:
- Landmark status: will exterior, rooftop, or rear work need Landmarks review?
- Exact measurements: width, depth, and ceiling heights for every level.
- Plumbing stacks: where do they run, and are kitchens and baths already stacked?
- Mechanicals: where are the boiler, water heater, and electrical panel, and is there room for upgrades?
- Oil tank: is there a current or decommissioned tank and any required remediation?
- Roof and rear facade: condition, existing terraces, or prior extensions.
- Party walls and easements: any recorded agreements or shared courtyard rights to note.
- Historic features: which elements matter to you and may influence approvals.
- Water infiltration: signs of dampness or efflorescence at cellar or garden levels.
- Electrical service: current amperage and likely upgrade needs.
- Legal units: current certificate of occupancy and any plan to add or remove units.
- Access and logistics: material delivery, staging, and street access in a narrow block.
Work with a specialist
Buying or reworking a West Village townhouse is a design and permitting puzzle you can solve with the right plan. A specialist helps you test layout options against existing stacks and structure, anticipate Landmarks and Buildings requirements, and position your finished home for long-term value. If you want a clear path from tour to tailored layout to successful approvals, connect with Tom Wexler to map your next steps.
FAQs
What is the typical West Village townhouse floor plan?
- Most homes stack a parlor level for living and dining, a garden or English basement for service or family space, and upper floors for bedrooms with baths clustered along plumbing stacks.
Where is the kitchen usually located in a West Village townhouse?
- Historically on the garden level, though many renovations move it to the parlor for open-plan living, which adds plumbing and venting complexity.
What is an English basement in the West Village and is it legal living space?
- An English basement sits partly below grade with windows and an areaway, and it can be habitable if it meets Department of Buildings requirements for ceiling height, light, ventilation, and egress.
Do I need Landmarks approval for a roof deck or exterior condenser in the West Village?
- Yes if equipment or changes are visible from a public way, since exterior and visible rooftop or rear work typically requires Landmarks Preservation Commission review.
How long does a full West Village townhouse renovation take?
- Simple interior updates can be months, while full gut projects with structural and major systems work often run 6 to 18 months including design, permitting, and inspections.
Can I create a separate garden or basement apartment in a West Village townhouse?
- It depends on meeting code for ceiling height, egress, fire separation, and utilities, and it requires Department of Buildings permits and compliance with the certificate of occupancy.