HomeMy WebLinkAboutMN-ILPC-2006-06-06
Ithaca Landmarks Preservation Commission
Meeting Held June 6, 2006
Present:
Alphonse Pieper, Chair
Nancy Brcak, Vice Chair
Kristin Brennan
George Holets
Susan Stein
Lynn Truame
Joel Zumoff, Council Liaison
Leslie Chatterton, Staff
Chair A. Pieper called the meeting to order at 7:05 and read the legal notice for the public
hearings. Agenda item D. 204 Williams Street, East Hill Historic District, was withdrawn.
I. PUBLIC HEARING
A. 114 West Court Street, DeWitt Park Historic District – proposal to replace metal porch
roofs with EDPM rubber membrane.
Property owner David Kramer was present to address the Commission concerning the
proposal.
Public Hearing
On a motion made by S Stein, seconded by K. Brennan, Chair A. Pieper opened the
public hearing.
There being no one to address the Commission the public hearing was closed on a motion
by K. Brennan, seconded by N. Brcak.
RESOLUTION: Moved by L. Truame, seconded by N. Brcak.
WHEREAS, 114 West Court Street is located in the DeWitt Park Historic District as
provided for in Section 228-4 of the Municipal Code, Landmarks
Preservation, and
WHEREAS, as set forth in Section 228-4(E) of the Municipal Code, Landmarks
Preservation, an application for a Certificate of Appropriateness has been
submitted by property owner David Kramer, and
(over)
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WHEREAS, the action under consideration is a proposal to replace the existing
metal roof of the entrance porch on the building’s south (front)
façade with an EPDM roofing system, and
WHEREAS, the purpose of the proposal is to remove and replace deteriorated
metal roofing, and
WHEREAS, the project is a Type II Action under the New York State Environmental
Quality Review Act and the City Environmental Quality Review
Ordinance and thus requires no further environmental review, 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, At the regularly scheduled meeting held on May 11, following
review of the application materials including the Building Permit
application dated April 5, 2006, the New York State
Building/Structure Inventory form and insurance maps of the
Sanborn Map Company dated 1910 and 1919 and following the
conclusion of a public hearing May 11, 2006, the ILPC voted to
table the application to provide the applicant an opportunity to
obtain additional information concerning in-kind replacement with
a metal roof, and
• The period of significance for the development of the area now
known as the DeWitt Park Historic District is identified on the
DeWitt Park Historic District Summary as 1820 – 1930.
• Documentation on the New York State Building/Structure
Inventory form, physical evidence of the building’s architectural
construction and style and the insurance maps of the Sanborn Fire
Insurance Company indicate that the residence was constructed
before 1853, and that the porch was added between 1910 and 1919.
• Constructed within the period of significance, 114 West Court
Street is a contributing element of the DeWitt Park Historic
District.
• 114 West Court Street is architecturally and historically significant
as a representative example of a Greek Revival style residence
from Ithaca’s early 19th century development.
• 114 West Court Street retains sufficient integrity and historic
fabric to reflect its historic and architectural significance.
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WHEREAS, in its determination of the proposal to replace the metal roof with the
EDPM roof system the ILPC has considered the following:
Sanborn Co Fire Insurance maps show that the early roof of the residence
was “shingle” and that a metal roofed porch was added between 1910 and
1919.
The integrity of the metal roof has been compromised by multiple
applications of fibrous aluminum roof coating.
The porch roof is not easily visible from street level.
The lack of visibility substantially reduces the visual significance of the
metal roof to the building’s historic and architectural character.
Replacement of the metal roof with the EDPM roofing system will not
have a substantial adverse effect on the aesthetic, historical or architectural
significance and value of the landmark/historic district.
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 Commission approves the request for a Certificate of
Appropriateness to replace the existing metal roof with an EDPM roofing
system, with the following condition:
• Staff shall review detailing / trim
• Roofing shall be gray in color
RECORD OF VOTE: Carried 4-1-1
Yes
A. Pieper
N. Brcak
S. Stein
L. Truame
No
K. Brennan
Abstain
G. Holets
(over)
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B. 216 Fall Creek Drive, Cornell Heights Historic District – proposal to extend fire escape.
Property owner David Funk was present to address the Commission concerning the
proposal.
Public Hearing
On a motion by G. Holets, seconded by S. Stein, Chair A. Pieper opened the public
hearing. There being no one to address the Commission the public hearing was closed on
a motion by K. Brennan, seconded by S. Stein.
RESOLUTION: On a motion by G. Holets, seconded by S. Stein.
WHEREAS, 216 Fall Creek Drive is located in the Cornell Heights Historic District,
and
WHEREAS, as set forth in Section 228-4(E) of the Municipal Code, Landmarks
Preservation, an application for a Certificate of Appropriateness has been
submitted by property owner David Funk, and
WHEREAS, the action under consideration is a proposal to extend an existing
metal fire escape system on the rear façade of 216 Fall Creek
Drive, and
WHEREAS, the purpose of the proposal is to extend the fire escape to grade,
and
WHEREAS, the project is a Type II Action under the New York State Environmental
Quality Review Act and the City Environmental Quality Review
Ordinance and thus requires no further environmental review, and
WHEREAS, the ILPC has reviewed material submitted by D. Funk, including a brief
narrative dated April 27, 2006 describing the proposal, accompanied by a
two sketches of the fire escape extension, one showing the existing fire
escape and platform, and two photocopied photographs, 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, following review of the application materials and conclusion of a
public hearing held on June 6, 2006, the ILPC has made the
following findings of fact concerning the property and the
proposal:
• Constructed between 1904 and 1905, the residence at 216 Fall
Creek Drive contributing element of the Cornell Heights Historic
District.
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• The residence is architecturally and historically significant as a
representative example of a residence constructed in the 1st phase
of
the development of Cornell Heights, between 1899 and WWI.
• The architectural mode of the residence is a bungalow with Tudor
Revival style details, one of many styles simultaneously popular in
the early decades of the 20th century.
• The building retains a high level of integrity.
WHEREAS, in its evaluation the Commission has considered the following:
In this and all evaluation of proposals to alter significant
architectural features the ILPC is guided by The Secretary of
the Interior’s Standards for Rehabilitation and in this case,
specifically the following Standards:
#9 New additions and adjacent 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.
Extension of the existing fire escape does not destroy historic materials.
The design of the fire escape system is light and open, thereby diminishing
the impact on the form and integrity of the historic property and its
environs.
The fire escape extension is a reversible alteration and should it be
removed in the future the essential form and integrity of the historic
property and its environment would be unimpaired.
The fire escape extension will not have a substantial adverse effect on the
aesthetic, historical or architectural significance and value of the
landmark/historic district and the proposed change is consistent with the
historic value and the spirit of the architectural style of the
landmark/historic district as set forth in Section 228-4E(1)(a) of the
Municipal Code, now, therefore, be it
(over)
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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 Commission approves the request for a Certificate of
Appropriateness to extend the fire escape system.
RECORD OF VOTE: Carried 6-0-0
Yes
A. Piper
N. Brcak
K. Brennan
G. Holets
S. Stein
L. Truame
No
0
Abstain
0
C. 101 Thurston Avenue, Cornell Heights Historic District – proposal to construct garage.
Paul Yaman, and Jim Hovanic of Yaman Construction were present to address the
Commission concerning the proposal. Commission discussion focused on the size of the
garage, the notion that it’s siting close to the road makes it appear even larger and
concern that it is out of scale with the house and the site. Commission members
questioned the need for a full second story.
Chair A. Pieper’s call for a straw poll resulted as follows:
L. Truame stated that she felt the building was too big for the site and too big in
relationship to the existing building. K. Brennan stated that she felt that the two- story
building was well designed and that the design mitigated the potential impact on the
district.
S. Stein felt that the building appeared to be out of scale with the residence and wanted to
see a representation in context of the neighboring residence. N. Brcak questioned why
the building was designed to be so large. The two bay, two-story structure could be
scaled down. She too wanted to see a sketched view of the streetscape with the two
buildings. G. Holets felt the building appeared large. He agreed with those who wanted
to see a representation of the new building in the context of the existing residence. A.
Pieper added his voice to those who wanted to see a representation of the building in the
context of the site and suggested staking out the footprint. With the exception of K.
Brennan who felt she could vote to approve, Commission members agreed that a visit to
the site would provide them information needed to decide on the proposal.
Public Hearing
On a motion by G. Holets, seconded by N. Brcak., Chair A. Pieper opened the public
hearing. There being no one to address the Commission, the public hearing was closed
on a motion by K. Brennan and seconded by N. Brcak.
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On a motion by N. Brcak, seconded by G. Holets, the Commission agreed to continue the
meeting at 8:30 a.m. on Wednesday, June 14, 2006, at the site of 101 Thurston Avenue,
Cornell Heights Historic District.
II. PLEASURE OF THE CHAIR
A. Administrative Matters
None
B. Public Comment on Matters of Interest
None
C. Communications
None
III. APPROVAL OF MINUTES
None
IV. OLD BUSINESS
None
V. NEW BUSINESS
A. 121 East Buffalo Street, DeWitt Park Historic District – preliminary proposal to replace
deteriorated stone entrance stair and landing.
Owners of the double house, Theodore Papperman and George Patte, Jr. were present to
address the Commission concerning the proposal. Presented for consideration was a
photocopied photograph of the deteriorated stairs, a sketch of proposed replacement stairs
with a cost estimate for replacement with a concrete structure partially veneered with
sandstone, “bluestone”.
Noting that the “bluestone” currently quarried locally was structurally inferior to stone
quarried in the nineteenth and earlier twentieth centuries, Commission members advised
the applicants to obtain an opinion concerning the possible repair of the existing stairs
from a qualified contractor. They reiterated the Secretary of the Interior’s Standard for
Rehabilitation calling for in-kind repair of significant architectural features if possible
and where not possible, in-kind replacement. Contrary to the drawing of the proposed
replacement, Commission members felt there would be a way to reuse the existing
railing. The applicants stated that they would obtain a professional opinion regarding the
options to repair the stairs.
V. ADJOURNMENT
The meeting was adjourned at 9:35 p.m.
Respectfully Submitted,
Leslie A. Chatterton, Secretary
Ithaca Landmarks Preservation Commission
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