HomeMy WebLinkAboutMN-ILPC-2010-02-11Approved by ILPC – 3/9/10
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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
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February 11, 2010
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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
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February 11, 2010
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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.
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February 11, 2010
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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
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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.
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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.
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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
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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.
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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