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HomeMy WebLinkAboutMN-ILPC-2009-03-12Approved by ILPC — 6/11/09 Ithaca Landmarks Preservation Commission March 12, 2009 Present: Alphonse Pieper, Chair Nancy Brcak Susan Jones Susan Stein Lynn Truame Mary Tomlan, Common Council Liaison Leslie Chatterton, Staff Megan Gilbert, Staff Chair A. Pieper called the meeting to order at 7:05 p.m. and read the legal notice for the public hearing. I. PUBLIC HEARING A. Phi Kappa Tau, 106 The Knoll, Cornell Heights Historic District – proposal for window replacement. Phillip Albrecht of Egner Architectural Associates was present to address the Commission concerning the proposal. Staff noted that two site visits to the property had been conducted and the five Commission members present at the meeting had attended one or the other of these visits. Chair A. Pieper stated that he did not believe the windows were beyond repair. P. Albrecht responded that even if repaired, he believes the windows will still leak air. Chair A. Pieper added that he had been to the property three years ago and nothing has been done since this time. Many of the property’s problems are due to a lack of maintenance. P. Albrecht agreed. L. Truame agreed. She cited Standard #6 of the Secretary of the Interior’s Standards for Rehabilitation, explaining that the windows cannot be replaced if they can be repaired. Based on her evaluation at the site, two windows must be replaced. The argument that new windows would be more energy efficient is not enough to warrant replacement. Chair A. Pieper noted that selected replacements are appropriate in cases where some windows must be replaced while others can be repaired. He cited Delta Chi at 102 The Knoll as an example. Public Hearing On a motion by S. Jones, 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 N. Brcak, seconded by S. Jones. The Commission discussed allowing the selected replacement of windows #37, 38, 46, 21-26. 1 ILPC Minutes March 12, 2009 Resolution - RA RESOLUTION: Moved by N. Brcak, seconded by S. Stein WHEREAS, Phi Kappa Tau Fraternity, 106 the Knoll, is located in the Cornell Heights Historic District as provided for in Section 228-3 and 228-4 of the Municipal Code, 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 architect Phillip Albrecht, of Egner Architectural Associations LLC on behalf of the Phi Kappa Tau Fraternity, and WHEREAS, the action under consideration is the replacement of existing first floor and second floor windows, 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 for which no further environmental review is required, and WHEREAS, the ILPC has reviewed the submitted documentation dated January 28, 2009 including a narrative description of the proposal and the Phi Kappa Tau Window Condition Study Report, prepared September 8, 2005 and updated January 28, 2009, (hereinafter referred to as the window study), containing Methodology, General Building Description, Existing Window Conditions, Code Considerations, Window Renovations, Schedule & Priorities, Plans & Elevations, Photographs, Contact Sheet and Existing Window Survey Schedule, and the revised Window Survey Schedule dated 01/14/09 and the October 11, 2005 ILPC resolution, 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 February 11, 2009 the ILPC directed staff to set up site visits to review the conditions of the windows, and WHEREAS, site visits were conducted; one on March 9, 2009 attended by Jones, Pieper and Stein, and one on March 10, 2009 attended by Brcak, Holets and Truame, and WHEREAS, a public hearing for the purpose of considering approval of a Certificate of Appropriateness was conducted at the regularly scheduled ILPC meeting on March 12, 2009, and 2 ILPC Minutes March 12, 2009 WHEREAS, the ILPC has made the following findings of fact concerning the property and the proposal: The period of significance for the area now known as the Cornell Heights Historic District is identified in the City of Ithaca’s Cornell Heights Historic District Summary Significance Statement as 1898-1937. Constructed 1899-1900, the building is architecturally and historically significant as an example of the work of William H. Miller, Ithaca’s best known and most prolific 19th and early 20th century local architect. The building is also significant as a good example of the early Colonial Revival style, which came into popularity at the turn of the 20th century, during the first period of the development of Cornell Heights, and continued as the dominant style of the 20th century. Retaining sufficient integrity to reflect its historic and architectural significance, Phi Kappa Tau is a contributing element of the Cornell Heights Historic District. As described in the narrative dated January 28, 2009 and in Appendix C: Revised January 28, 2009 Existing Window Survey Schedule, the proposal involves the replacement of 42 single hung windows, 1 slider window, 2 awning windows, and 5 fixed windows that are located in the basement and on the first and second floors. In general and in this case, historic windows are a highly significant and “wholesale” replacement of a building’s original windows usually entails removal of a significant portion of a building’s historic “fabric”. In most cases the cumulative effect of the replacement window imparts a moderate to great adverse effect on the building’s historic and architectural character. WHEREAS, in its evaluation the Commission has considered the following: In consideration of this and all approvals of proposals for alterations, new construction or demolition in historic districts the ILPC must determine 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 3 ILPC Minutes March 12, 2009 Secretary of the Interior’s Standards for Rehabilitation and in this case specifically the following Standards: #2 The historic character of a property shall be retained and preserved. The removal of historic materials or alterations of feature and spaces that characterize a property shall be avoided. #6 Deteriorated historic features shall be repaired rather than replaced. Where 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. Distinguishing features of the windows at Phi Kappa Tau proposed for replacement include: Single hung and fixed windows with an approximate 60/40 bottom/top sash split the lower sash being single light and upper sash divided light. Moveable sash windows proposed for replacement are in most cases “pocket” windows that allow a portion of the lower sash to slide into a cavity between the interior and exterior wall. This less common window type is associated with the period of construction of the residence. The architectural character imparted by the overall mix of window styles employed by the architect and the association of the window styles with the period of construction of the residence and with the architect William H. Miller. The proposal entails removal of historic materials that characterize the property. The window study and first hand inspection by ILPC members indicates that removal of the windows can be avoided by undertaking relatively simple repair work. The proposal is not in keeping with Standard #2. The applicant has not demonstrated to the satisfaction of the ILPC that the severity of deterioration requires replacement rather than repair. The window study and first hand inspection by ILPC members indicates that repair and the installation of interior or exterior storm windows will improve operation and performance. Replacement is not in keeping with Standard #6. WHEREAS, the proposal will have a substantial adverse effect on the aesthetic, historical, or architectural significance of the East Hill Historic District, as set forth in Section 228-4E(1)(a), now, therefore be it 4 ILPC Minutes March 12, 2009 RESOLVED, that the Ithaca Landmarks Preservation Commission determines that the proposal does not meet criteria for approval under Section 228-4E (1)(a) of the Municipal Code, and be it further RESOLVED, that the ILPC denies the application for a Certificate of Appropriateness. RECORD OF VOTE: Carried 5-0-0 Yes A. Pieper, Chair N. Brcak S. Jones S. Stein L. Truame No 0 Abstain 0 Resolution RA-2 RESOLUTION: Moved by S. Stein, seconded by L. Truame WHEREAS, Phi Kappa Tau Fraternity, 106 the Knoll, is located in the Cornell Heights Historic District as provided for in Section 228-3 and 228-4 of the Municipal Code, 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 architect Phillip Albrecht, of Egner Architectural Associations LLC on behalf of the Phi Kappa Tau Fraternity, and WHEREAS, the action under consideration is the repair of existing first and second floor windows, 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 for which no further environmental review is required, and WHEREAS, the ILPC has reviewed the submitted documentation dated January 28, 2009 including a narrative description of the proposal and the Phi Kappa Tau Window Condition Study Report, prepared September 8, 2005 and updated January 28, 2009, (hereinafter referred to as the window survey), containing Methodology, General Building Description, Existing Window Conditions, Code Considerations, Window Renovations, Schedule & Priorities, Plans & Elevations, Photographs, Contact Sheet and Existing Window Survey Schedule, the Revised Window Survey Schedule dated 01/14/09 and the October 11, 2005 ILPC resolution, and 5 ILPC Minutes March 12, 2009 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 February 11, 2009 the ILPC directed staff to set up site visits to review the conditions of the windows, and WHEREAS, site visits were conducted; one on March 9, 2002 attended by Jones, Pieper and Stein, and one on March 10, 2002 attended by Brcak, Holets and Truame, and WHEREAS, a public hearing for the purpose of considering approval of a Certificate of Appropriateness was conducted at the regularly scheduled ILPC meeting on March 12, 2009, and WHEREAS, the ILPC has made the following findings of fact concerning the property and the proposal: The period of significance for the area now known as the Cornell Heights Historic District is identified in the City of Ithaca’s Cornell Heights Historic District Summary Significance Statement as 1898-1937. Constructed 1899-1900, the building is architecturally and historically significant as an example of the work of William H. Miller, Ithaca’s best known and most prolific 19th and early 20th century local architect. The building is also significant as a good example of the early Colonial Revival style, which came into popularity at the turn of the 20th century, during the first period of the development of Cornell Heights, and continued as the dominant style of the 20th century. Retaining sufficient integrity to reflect its historic and architectural significance, Phi Kappa Tau is a contributing element of the Cornell Heights Historic District. As described in the narrative dated January 28, 2009 and in Appendix C: Revised 2009 Existing Window Survey Schedule, the proposal involves the repair of 12 fixed and casement windows, that are located on the first floor. WHEREAS, 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 6 ILPC Minutes March 12, 2009 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 shall be retained and preserved. The removal of historic materials or alterations of features and spaces that characterize a property shall be avoided. #6 Deteriorated historic features shall be repaired rather than replaced. Where 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. The proposal avoids removal of historic materials or alterations of features and spaces that characterize a property, in keeping with Standard #2 The proposal to repair deteriorated windows is in keeping with Standard #6. WHEREAS, 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), now, therefore be it 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 conditions: Staff shall review and approve the specific treatment of each window proposed for repair. 7 ILPC Minutes March 12, 2009 RECORD OF VOTE: Carried 5-0-0 Yes A. Pieper, Chair N. Brcak S. Jones S. Stein L. Truame No 0 Abstain 0 II. PLEASURE OF THE CHAIR A. Administrative Matters None. B. Public Comment on Matters of Interest None. C. Communications 1. E-mail to Sharon Marx of Ithaca Renting re: Johnny’s Big Red sign in Collegetown – Staff reported that the building is leaning into the street and has been cited by City of Ithaca Building Department. The Johnny’s Big Red was ordered to be removed at least temporarily. The Johnny’s Big Red sign is not a designated landmark, but it was exempted from removal after the City’s Sign Ordinance was revised to exclude neon signs. A provision in the revised Sign Ordinance allowed certain neon signs if the ILPC deems a non-conforming sign to be historically significant. The provision required that the sign be maintained. Staff did not have information regarding the owner’s plans for the sign but is expecting public outcry over the sign’s removal. Staff agreed to further investigate the matter of the Building Department’s citation and to email the owners representative Sharon Marx to inform her that the sign is not a designated landmark and inquire about future plans. 2. Replacement of brick pavers at foot of East State Street across from the Aurora Street entrance to the Ithaca Commons – Staff reported that work at the west end of East State Street is in the planning stage and that plans call for the replacement of existing bricks with clay brick pavers. The work will include repairs to the failing road base. It is likely that the same pavers will be used when the surface of Stewart Avenue is replaced. It was suggested that the Department of Public Works come to an ILPC meeting to share product information about the pavers. 3. Letter from Candy Johnson – Staff shared a letter from Candy Johnson regarding trees that obstruct the view of Ithaca Falls. Staff will let Ms. Johnson know that neither the Ithaca Falls nor the view of the falls is protected under the Ithaca Landmarks Preservation Ordinance and that the issue is outside of the scope of the ILPC’s work. It was suggested that Ms. Johnson contact the Natural Areas Commission or the Parks Commission. 8 ILPC Minutes March 12, 2009 III. APPROVAL OF MINUTES On a motion by L. Truame, seconded by N. Brcak, the minutes from the December 11, 2008 meeting were approved by a unanimous vote of the ILPC. IV. OLD BUSINESS A. Former Ithaca Gas Works, Individual Landmark – proposal for demolition Staff reported that the Ithaca City School District has agreed to extend the Commission’s deadline for a decision on the proposal for an additional 45 days. The City has not yet received the draft environmental impact statement from the school district. V. NEW BUSINESS A. Summer Intern – Staff reported that a graduate student from the historic preservation planning program at Cornell is interested in working as a summer intern. Two possible projects for a summer intern would involve research on possible designation in Collegetown and the area of N. Geneva and N. Albany Streets. VI. ADJOURNMENT There being no further business the meeting was adjourned at 8:12 p.m. by Chair A. Pieper. Respectfully Submitted, Leslie A. Chatterton, Secretary Ithaca Landmarks Preservation Commission 9