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HomeMy WebLinkAboutMN-ILPC-2012-05-29Approved by ILPC – 6/12/12 Ithaca Landmarks Preservation Commission (ILPC) Minutes – May 29, 2012 (Special Meeting) Present: Ed Finegan, Vice-Chair Christine O’Malley Stephen Gibian Michael McGandy David Kramer Lynn Truame, Staff Charles Pyott, Staff Vice-Chair Finegan called the meeting to order at 5:33 p.m. and read the legal notice for the public hearings. I. PUBLIC HEARINGS A. 210 Thurston Ave., Cornell Heights Historic District ― Proposal to Add Kitchen Vent Hood Phillip Albrecht recapitulated the details of the proposed project. He noted that it was precipitated by the Building Department’s determination that the kitchen would need to be considered a commercial kitchen, though previously it had been classified as residential. E. Finegan asked if the duct could run into the pantry area and then exit vertically through the roof of that single-story addition, so that the cap would be less visible from the front of the house. P. Albrecht replied, yes, it would be technically feasible but not advisable from a safety standpoint due to the length of duct and 90 degree elbow that would be required. S. Gibian asked if the cap could be painted, to which P. Albrecht replied, he was not sure but that he had never seen one painted and thought that the regular steam cleaning required might remove any paint that had been applied. E. Finegan asked to what extent the vent would be permanently attached to the building. P. Albrecht replied that only a hole through the clapboard would remain, if the vent were removed. Public Hearing On a motion by D. Kramer, seconded by C. O’Malley, E. Finegan opened the public hearing. There being no public comments, the public hearing was closed on a motion by M. McGandy, seconded by D. Kramer. C. O’Malley indicated the proposed vent is far from an ideal solution, although it helps that it would be far from the street façade. S. Gibian suggested planting trees in front of the proposed vent. C. O’Malley responded she does not believe it would be permissible to plant trees directly adjacent to the vent. D. Kramer agreed that it is an unfortunate addition to the building. 1 of 8 ILPC Minutes May 29, 2012 (Special Meeting) L. Truame remarked it may be helpful for the Commission to take another look at the building plan, as well, to help evaluate its potential visual impact. P. Albrecht agreed, noting that the photoshopped images he provided may be unnecessarily accentuating the conspicuousness of the vent. RESOLUTION: Moved by M. McGandy, seconded by C. O’Malley. WHEREAS, 210 Thurston Avenue is located within the Cornell Heights Historic District, as designated under Sections 228-3 and 228-4 of the City of Ithaca Municipal Code in 1989, and as listed on the New York State and National Registers of Historic Places in 1989, and WHEREAS, as set forth in Section 228-4(E) of the Municipal Code, an Application for a Certificate of Appropriateness, dated May 18, 2012, was submitted for review to the Ithaca Landmarks Preservation Commission (ILPC) by Phillip Albrecht, on behalf of property owner Steve Realbuto, including the following: (1) two narratives respectively titled Description of Proposed Change(s) and Reasons for Changes(s); (2) two photoshopped photographs showing the post-installation appearance of the proposed vent cap from the street and from the rear yard; (3) a drawing titled “A102,” and dated 1/19/12, showing the first floor plan, which includes the kitchen; and (4) product literature for the proposed vent cap, and WHEREAS, the ILPC has reviewed the New York State Building-Structure Inventory Form for 210 Thurston Avenue, and the City of Ithaca’s Cornell Heights Historic District Summary Statement, and WHEREAS, as stated and further described in the narrative Description of Proposed Change(s), the project involves installation on the building’s east sidewall of a stainless steel cap, measuring 26” in diameter and projecting 19 ¼” from the face of the building, for the commercial kitchen vent, and WHEREAS, the issuance of a Certificate of Appropriateness is a Type II Action under the New York State Environmental Quality Review Act and the City Environmental Quality Review Ordinance, for which no further environmental review is required, and WHEREAS, the applicant has provided sufficient documentation and information to evaluate impacts of the proposal on the subject property and surrounding properties, and WHEREAS, a public hearing for the purpose of considering approval of the Application for a Certificate of Appropriateness was conducted at a special ILPC meeting on May 29, 2012, now therefore be it RESOLVED, that the ILPC has made the following findings of fact concerning the property and the proposal: As identified in the City of Ithaca’s Cornell Heights Historic District Summary Statement, the period of significance for the area now known as the Cornell Heights Historic District is 1898-1937. 2 of 8 ILPC Minutes May 29, 2012 (Special Meeting) As indicated in the New York State Building-Structure Inventory Form, 210 Thurston Avenue was constructed in 1907 as an apartment building and was designed by local architect, John Wilgus. The design features elements of the Colonial Revival style. Constructed within the period of significance of the Cornell Heights Historic District and possessing a high level of integrity, the property is a contributing element of the Cornell Heights Historic District. The purpose of the proposal now before the ILPC is to install a cap for a commercial kitchen vent, as required by code. In consideration of this and all approvals of proposals for alterations, new construction, or demolition in historic districts, the ILPC must determine that the proposed exterior work will not have a substantial adverse effect on the aesthetic, historical, or architectural significance and value of either the landmark or, if the improvement is within a district, of the neighboring improvements in such district. In considering architectural and cultural value, the Commission shall consider whether the proposed change is consistent with the historic value and the spirit of the architectural style of the landmark or district in accordance with Section 228-4E (1)(a) of the Municipal Code. In making this determination, the Commission is guided by the Secretary of the Interior’s Standards for Rehabilitation and in this case specifically the following Standards: #9 New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment. #10 New additions and adjacent or related new construction shall be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired. With respect to Standard #9, the installation of the proposed vent cap on the rear portion of a secondary building elevation will not destroy historic materials that characterize the property. Also with respect to Standard #9, the 26” diameter, stainless steel vent cap is sufficiently compatible with the massing, size, scale, and architectural features of the property and its environment. With respect to Standard #10, the proposed vent cap can be removed in the future without impairment of the essential form and integrity of the historic property and its environment. RESOLVED, that, based on the findings set forth above, the proposal will not have a substantial adverse effect on the aesthetic, historical, or architectural significance of the Cornell Heights Historic District, as set forth in Section 228-4E(1)(a), and be it further, 3 of 8 ILPC Minutes May 29, 2012 (Special Meeting) RESOLVED, that the Ithaca Landmarks Preservation Commission determines that the proposal meets criteria for approval under Section 228-4E (1)(a) of the Municipal Code, and be it further RESOLVED, that the ILPC approves the Application for a Certificate of Appropriateness. RECORD OF VOTE: 3-2 Yes M. McGandy C. O’Malley E. Finegan No S. Gibian D. Kramer Abstain B. 515 East State St., 519 East Buffalo St., & 523 East Buffalo St., East Hill Historic District ― Proposal to Replace Existing Half-Round & K-Style Gutters Monica and Simon Moll recapitulated the salient details of the proposed project and distributed some additional images to the Commission. S. Moll stressed that they had definitely been experiencing some serious difficulty with damage to both the 523 East Buffalo St. and 515 East State St. properties: for 523, water pouring onto the parking garage and threatening the foundation; and 515, trouble with flooding in the basement, currently requiring the presence of multiple sump pumps. In addition, S. Moll is seriously concerned with the proximity of an electrical panel underneath one of the overflowing half- round gutters at 515 East State. D. Kramer asked for clarification of the rules governing gutter replacements. L. Truame indicated that the historic preservation guidelines allow K-style gutters to be replaced in-kind with K-style gutters. Half-round gutters should be maintained or replaced with half-rounds ― unless they can be demonstrated to be inadequate by reason of their design, in which case K-style gutters would be permitted. In either case, the ILPC would consider the appropriateness of the proposed integral color of the gutters. M. Moll indicated the applicant would be willing to have the Commission select the appropriate color if they did not approve of the colors that had been proposed. Public Hearing On a motion by M. McGandy, seconded by C. O’Malley, E. Finegan opened the public hearing. There being no public comments, the public hearing was closed on a motion by D. Kramer, seconded by M. McGandy. RESOLUTION: Moved by C. O’Malley, second by D. Kramer. WHEREAS, 515 East State St., 519 E. Buffalo St., and 523 E. Buffalo St. are located in the East Hill Historic District, as designated under Sections 228-3 and 228-4 of the City of Ithaca Municipal Code in 1988, and as listed on the New York State and National Registers of Historic Places in 1986, and 4 of 8 ILPC Minutes May 29, 2012 (Special Meeting) WHEREAS, as set forth in Section 228-4(E) of the Municipal Code, an Application for a Certificate of Appropriateness, dated May 18, 2012, was submitted for review to the Ithaca Landmarks Preservation Commission (ILPC) by property owner Monica Moll, including the following: (1) two narratives respectively titled Description of Proposed Change(s) and Reasons for Changes(s); and (2) nine photographs showing existing conditions at the three sites, and WHEREAS, the applicant subsequently submitted, via e-mail dated May 22, 2012, the proposed type and color of shingle and gutter to be used in the project, and WHEREAS, staff has determined that the proposed replacement shingle type and color falls within the range that has been pre-approved by the ILPC and, therefore, no further action by the Commission is required with regard to this element of the project, and WHEREAS, the ILPC has reviewed New York State Building-Structure Inventory Forms for 515 East State St., 519 E. Buffalo St., and 523 E. Buffalo St., and the City of Ithaca’s East Hill Historic District Summary Statement, and WHEREAS, as stated in the narrative Description of Proposed Change(s) and the subsequent e-mail of May 22, 2012, the project involves replacement of all existing K-style and half-round gutters at all three properties with new pre-finished aluminum K-style gutters in the color brown (at 515 E. State Street) and cream (at 519 and 523 E. Buffalo Street), and WHEREAS, at the May 29, 2012 ILPC special meeting, the applicant withdrew their request to replace the deteriorated half-round gutter on the front porch of 519 E. Buffalo St., and instead offered to replace it in-kind with a new steel half-round gutter, and WHEREAS, the issuance of a Certificate of Appropriateness is a Type II Action under the New York State Environmental Quality Review Act and the City Environmental Quality Review Ordinance for which no further environmental review is required, and WHEREAS, the applicant has provided sufficient documentation and information to evaluate impacts of the proposal on the subject property and surrounding properties, and WHEREAS, a public hearing for the purpose of considering approval of the Application for a Certificate of Appropriateness was conducted at a special ILPC meeting on May 29, 2012, now therefore be it RESOLVED, that the ILPC has made the following findings of fact concerning the property and the proposal: As identified in the City of Ithaca’s East Hill Historic District Summary Statement, the period of significance for the area now known as the East Hill Historic District is 1830-1932. As indicated in the New York State Building-Structure Inventory Forms, 515 E. State Street was constructed circa 1896 and is a simple vernacular style structure typical of the period. 519 E. Buffalo Street was constructed sometime between 1873 and 1882 in the Italianate style, and was once used as the Kappa Alpha fraternity lodge. 523 E. Buffalo Street was 5 of 8 ILPC Minutes May 29, 2012 (Special Meeting) constructed circa 1880 and was used as the Beta Theta Pi house in 1899 and the Alpha Chi Rho house in 1909-10. All three buildings are representative examples of late 19th century residences, constructed during the time when East Hill was experiencing rapid development in response to the growth of Cornell University. Constructed within the period of significance of the East Hill Historic District and possessing a high level of integrity, all three properties are contributing elements of the East Hill Historic District. The purpose of the proposal before the ILPC is to replace deteriorated K-style and half round gutters and downspouts, so that all gutters function properly and match one another visually. In consideration of this and all approvals of proposals for alterations, new construction, or demolition in historic districts, the ILPC must determine that the proposed exterior work will not have a substantial adverse effect on the aesthetic, historical, or architectural significance and value of either the landmark or, if the improvement is within a district, of the neighboring improvements in such district. In considering architectural and cultural value, the Commission shall consider whether the proposed change is consistent with the historic value and the spirit of the architectural style of the landmark or district in accordance with Section 228-4E (1)(a) of the Municipal Code. In making this determination, the Commission is guided by the Secretary of the Interior’s Standards for Rehabilitation and in this case specifically the following Standards: #2 The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features and spaces that characterize a property will be avoided. #6 Deteriorated historic features shall be repaired rather than replaced. When the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities, and where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence. #10 New additions and adjacent or related new construction shall be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired. With respect to Standard #2, the half-round gutters that exist in certain locations on all three of the buildings are a historic feature that characterizes the property. With respect to Standard #6, the severity of deterioration of the existing half-round gutters does require their replacement. Furthermore, the applicant has provided sufficient documentation to demonstrate that the half-round gutters on 515 E. State St. are inadequate 6 of 8 ILPC Minutes May 29, 2012 (Special Meeting) to control the amount of water leaving this roof and that this situation has resulted in water damage to the structure’s foundation. With respect to Standard #6, the proposed K-style gutter system does sufficiently match the old in design, color, texture, and other visual qualities, and, where possible, materials. With respect to Standard #10, the proposed K-style gutter system can be removed in the future without impairment of the essential form and integrity of the historic property or its environment RESOLVED, that, based on the findings set forth above, the proposal will not have a substantial adverse effect on the aesthetic, historical, or architectural significance of the individual properties and the East Hill Historic District, as set forth in Section 228-4E(1)(a), and be it further, RESOLVED, that the Ithaca Landmarks Preservation Commission determines that the proposal meets criteria for approval under Section 228-4E (1)(a) of the Municipal Code, and be it further RESOLVED, that the ILPC approves the Application for a Certificate of Appropriateness, with the following condition: That the deteriorated half-round gutter on the front porch of 519 E. Buffalo Street will be replaced in-kind with a steel half-round gutter. RECORD OF VOTE: 5-0-0 Yes C. O’Malley D. Kramer E. Finegan S. Gibian M. McGandy No Abstain II. NEW BUSINESS A. Update on 210 Kelvin Place, Cornell Heights Historic District, L. Truame indicated she recently performed a site visit at the property, which is virtually complete. The project looks superb overall, in her estimation. Several elements remain incomplete, but because all life- safety requirements have been met the Building Department will be issuing a Temporary Certificate of Occupancy. A list of deficiencies will be attached and L. Truame’s sign off on those will be required before a permanent Certificate of Occupancy will be issued. In addition to the incomplete items, there were two features that were completed in a manner different from what was approved: (1) two small side porches, which were supposed to incorporate wooden steps and landings, have Trex steps and landings; and (2) the underside of the first floor balcony (the basement level ceiling), which was supposed to have a bead board ceiling, employs some type of perforated modern material for the ceiling. 7 of 8 ILPC Minutes May 29, 2012 (Special Meeting) 8 of 8 L. Truame remarked that the applicant initially appears to have good grounds for the two modifications to the original plans, but the Commission should formally determine how it would like to handle them. Given that both modifications involve the use of modern materials, L. Truame added, this may also represent a good opportunity for the Commission to define its position on their use and appropriateness, going forward. M. McGandy indicated that in light of the considerable public controversy associated with the original application, it would probably be best if the applicant were asked to appear before the Commission at an upcoming meeting and explain the reasons for the two modifications. C. O’Malley and E. Finegan agreed. B. Procedure for Scheduling Special Meetings & Criteria for Staff Approval of Applications D. Kramer inquired into the rationale for calling this special meeting of the Commission. L. Truame replied that she simply did not want to delay the applicant’s moving forward with their projects until the next regularly schedule meeting, for what appeared to her to be relatively minor, straightforward proposals. At some point in the future, M. McGandy observed, perhaps applications like the one for 515 East State St., 519 East Buffalo St., & 523 East Buffalo St. would not even require a full Commission meeting for approval and could simply be referred to staff, since they are reasonably routine. L. Truame agreed and remarked that she would very much like to more comprehensively define what staff is, and is not, authorized to review on behalf of the Commission. C. O’Malley agreed that this sounds like a reasonable proposal. L. Truame indicated that she would, to that end, incorporate detailed parameters for staff level approval into the Design Guidelines document that she is currently preparing and will provide for review by the Commission at a future meeting. III. ADJOURNMENT There being no further business, the meeting was adjourned at 6:40 p.m. by Vice-Chair Finegan. Respectfully Submitted, Lynn Truame, Historic Preservation Planner Ithaca Landmarks Preservation Commission