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HomeMy WebLinkAboutMN-ILPC-2010-02-11Approved by ILPC – 3/9/10 1 Ithaca Landmarks Preservation Commission Minutes – February 11, 2010 Present: Alphonse Pieper, Chair Susan Jones David Kramer Lynn Truame Ellen McCollister, Common Council Liaison Leslie Chatterton, Staff Megan Gilbert, Staff Chair A. Pieper called the meeting to order at 7:00 pm and read the legal notice for the public hearings. I. PUBLIC HEARING A. 309 North Cayuga Street, First Baptist Church, DeWitt Park Historic District – proposal to replace two windows on south facade John Snyder, project architect, was present to address the Commission regarding the proposal. Public Hearing On a motion by S. Jones, seconded by L. Truame, Chair A. Pieper opened the public hearing. There being no one to address the Commission, the public hearing was closed on a motion by D. Kramer, seconded by S. Jones. RESOLUTION: Moved by S. Jones, seconded by D. Kramer WHEREAS, 309 North Cayuga Street, is located in the Dewitt Park 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, an application for a Certificate of Appropriateness was submitted by David Brewster of ASI Renovations on behalf of property owner the First Baptist Church for review by the Ithaca Landmarks Preservation Commission, (ILPC), and WHEREAS, the action under consideration is the replacement of two windows on the south façade, 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 27, 2010, including an Application for a Certificate of Appropriateness submitted by David Brewster with a narrative description of the proposal, a copy of an aerial photograph of the church illustrating the location of the ILPC Minutes February 11, 2010 -2- two windows, and a photocopy of a photograph of an existing window, 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 a Certificate of Appropriateness was conducted at the regularly scheduled ILPC meeting on February 11, 2010, 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 Dewitt Park Historic District is identified in the City of Ithaca’s Dewitt Park Historic District Summary Significance Statement as 1820-1930. Constructed in 1890, the First Baptist Church was designed by William Henry Miller, Cornell University’s first student of architecture. The Romanesque-style church is constructed of grey limestone, and the design and materials give the church a rugged quality that sets it apart from Miller’s other work. Constructed within the district’s period of significance and retaining sufficient integrity to reflect its architectural and historic significance, 309 North Cayuga Street, the First Baptist Church, is a contributing element of the DeWitt Park Historic District. The proposal involves the replacement of two paired casement windows on the south façade of the building. The proposed Marvin replacement windows will be of the same size (5’ wide by 8’ 1” high) and will have the same paired casement design. The proposed replacement windows will have simulated divided lights and aluminum cladding to match the existing color. The purpose of the proposal is to improve energy efficiency and to reduce maintenance. 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 ILPC Minutes February 11, 2010 -3- 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 alteration of features and spaces that characterize a property shall be avoided. With respect to Standard #2, as described in the narrative description of the proposal on the Application for a Certificate of Appropriateness and shown in the accompanying photocopied photograph of the existing window, and the aerial photo, the existing paired casement windows are located on a secondary façade and do not characterize the property. WHEREAS, the proposal will not have a substantial adverse effect on the aesthetic, historical, or architectural significance of the Dewitt Park 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. Staff shall approve the color of the replacement window. RECORD OF VOTE: 4-0 Yes A. Pieper, Chair S. Jones D. Kramer L. Truame No 0 Abstain 0 B. McGraw Hall, Arts Quad Historic District, Cornell University – proposal for treatment of roof sheathing. Andrew Germain, PE, project manager for Cornell University, was present to address the Commission regarding the proposal. Chair A. Pieper clarified that replacement of the slate roof will be in-kind; therefore, the ILPC will not be reviewing that portion of the project. ILPC Minutes February 11, 2010 -4- A. Germain explained the components of the project and explained why the proposed treatments were selected. Public Hearing On a motion by D. Kramer, seconded by L. Truame, Chair A. Pieper opened the public hearing. There being no one to address the Commission, the public hearing was closed on a motion by L. Truame, seconded by S. Jones. RESOLUTION: Moved by L. Truame, seconded by D. Kramer WHEREAS, McGraw Hall is located in the Cornell Arts Quad 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, an application for a Certificate of Appropriateness was submitted by Andrew Germain, PE. Project Manager with Cornell’s department of Project Design and Construction for review by the Ithaca Landmarks Preservation Commission, (ILPC), and WHEREAS, the action under consideration is the replacement of the existing roof, 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 27, 2010 including the following: an Application for a Certificate of Appropriateness submitted by A. Germain, a memorandum from A. Germain describing the proposal with an historic image of McGraw Hall and a recent image of McGraw Hall dated 2006, and construction documents prepared by CVM Engineers including CS – Cover Sheet; SP – Site Plan; FR1 – East & West Elevations & Sections; FR2 – North & South Elevations & Sections; FR3 – Framing Plan & Details; R1 – Roof Plan; R2 - Roof Plans; R2.1 – Lightning Protection; R2.2 – Fall Protection; R3- Roof Details; R4 – Roof Details; R5 – Roof Details; R6 – Roof Details; R7 – Roof Details; R9 – Roof Details; 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 a Certificate of Appropriateness was conducted at the regularly scheduled ILPC meeting held on February 11, 2010, and ILPC Minutes February 11, 2010 -5- WHEREAS, the period of significance for the area now known as the Cornell Arts Quad Historic District is identified in the City of Ithaca’s Cornell Arts Quad Historic District Summary Statement as 1868-1919, and WHEREAS, McGraw Hall derives its historic and architectural significance as one of the three buildings composing “Stone Row:” the earliest buildings on the Cornell campus, and WHEREAS, constructed in 1869, McGraw Hall derives additional historic and architectural significance through its association with the prolific 19th century Syracuse architect Archimedes Russell, designer of the building, and WHEREAS, the historic photograph of McGraw Hall shown on p. 2 of the memorandum dated January 27, 2010, McGraw Hall Building Envelope Repairs --Phase I: suggests that the original roofing material was slate. Later historical photographs suggest that the slate was replaced with a standing seam metal roof. The existing roof covering is modified bitumen rolled roofing system, and WHEREAS, exhibiting a high level of exterior integrity, the visual character of McGraw Hall reflects its considerable historic and architectural significance. WHEREAS, the proposal involves repair and replacement of the McGraw Hall roof, including the following treatments: Lower mansard roofs – in-kind replacement of the decorative slate pattern using a combination of salvaged and new slates. Replacement of lead coated copper and painted metal flashings with red copper. Upper hipped roofs - replacement of existing bitumen rolled roofing system with a dimensional asphalt shingle roofing system and replacement of exposed metal lead coated copper and painted metal with red copper. (Although there is an historic photograph suggesting that the original roofing material was slate, the use of slate as the replacement material, as described on page 2 of the memorandums dated January 27, 2010, raised concerns that the increased weight of the slate roof would reduce the snow and live load capacity of the structural framing system. Although some later historical photographs suggest that the slate roof was replaced with a standing seam metal roof, reinstallation of this material is not recommended due to the difficulty detailing a metal replacement in this circumstance where dormers are close together and adjacent to hip and ridge lines and as well as the gutter, as described on page 3 of the memorandum dated January 27, 2010.) Installation of lead coated copper is proposed at the valleys of the upper hipped roofs in part because these valleys do not have a large profile. ILPC Minutes February 11, 2010 -6- Arched dormer roofs - replacement of lead coated copper with red copper Chimney flashings – replacement of lead coated copper flashings and installation of new flashings using red copper. Step flashings – existing lead coated copper to be replaced with red copper Gutter system – introduction off five new downspouts to improve roof drainage. Masonry repair – in kind repair of chimney and limestone cornice. WHEREAS, In most cases the proposal specifies that existing lead coated copper flashing, will be replaced with untreated red copper because of streaking of the lead coated copper over time and he toxicity concerns when the lead coating is used in large quantities, and WHEREAS, to minimize long term maintenance, the red copper proposed for replacement of painted metal, lead coated copper, and the newly installed red copper will not be painted, and WHEREAS, the purpose of the proposal is to repair and replace deteriorated materials, improve water tightness and roof drainage, and reduce long-term maintenance. 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 shall be retained and preserved. The removal of historic materials or alteration 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. ILPC Minutes February 11, 2010 -7- Replacement of missing features shall be substantiated by documentary, physical or pictorial evidence. #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, exterior alterations, 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 proposal as described in the memorandum dated January 27, 2010and shown in construction documents prepared by CVM Engineers will not remove historic materials or alter features and spaces that characterize the property. With respect to Standard #6, the slate shingles will be repaired and retained. Repairs will involve reuse of salvaged slates and new slate shingles to match the existing slate in design, color, texture, other visual qualities and material properties. With respect to Standard #6, the proposal calls for removal and replacement of most lead coated copper flashings, some painted metal flashings, the painted metal crown (cornice) of the lower mansard roof, and the roofs of the arched dormers. The proposed replacement material is red copper. Although different in color, the red copper will patina naturally to reduce impact of the different metal, and the proposed replacement will match the old in design, texture and other visual qualities. With respect to Standard #9, removal of the modified bitumen rolled roofing system does not destroy historic material that characterizes the property. Replacement with asphalt shingles is a treatment suggestive of the original slate roofing material. The use of hip and ridge shingles instead of metal flashings will reduce the impact of using the alternate material. The replacement is differentiated from the old and compatible with the massing, size, scale and architectural features to protect the historic integrity of the property and its environment. With respect to Standard #9, the introduction of five new downspouts will not destroy historic materials that characterize the ILPC Minutes February 11, 2010 -8- property. Red copper will differentiate the new work from the old and will be compatible with the massing, size, scale and architectural features to protect the historic integrity of the property and its environment. With respect to Standard #10, the asphalt roofing shingles shall be installed 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. WHEREAS, the proposal will not have a substantial adverse effect on the aesthetic, historical, or architectural significance of the Cornell Arts Quad 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. RECORD OF VOTE: 4-0 Yes A. Pieper, Chair S. Jones D. Kramer L. Truame No 0 Abstain 0 II. PLEASURE OF THE CHAIR A. Administrative Matters 1. Discussion about transition to “paperless” monthly packets Staff asked Commission members about switching to paperless packets for the monthly mailings. Staff will continue to mail application materials that cannot be sent electronically. The meeting agenda, resolutions, and minutes will be emailed. 2. Discussion about beginning meetings at an earlier time of day, such as 5:30 or 6:00 p.m. The Commission discussed moving the meetings to a different day in order to allow the City to limit security staffing to Monday, Tuesday, and Wednesday evenings. Discussion among the Commission members revealed that Tuesday was the only day all members would be available. Commission members were also willing to begin the meeting at an earlier time. ILPC agreed to change the meeting time to the second Tuesday at 5:30 p.m. Staff will contact Commission members who are not presented to verify that the new day and time work for them. ILPC Minutes February 11, 2010 -9- B. Communications None C. Public Comment on Matters of Interest None III. APPROVAL OF MINUTES - January 14, 2009; August 18, 2009; September 22, 2009; On a motion by D. Kramer, seconded by L. Truame, the minutes from the January 14, 2009, August 18, 2009, and September 22, 2009 meetings were approved unanimously. IV. OLD BUSINESS None V. NEW BUSINESS None VI. ADJOURNMENT There being no further business the meeting was adjourned at 8:00 p.m. by Chair A. Pieper. Respectfully Submitted, Leslie A. Chatterton, Secretary Ithaca Landmarks Preservation Commission