HomeMy WebLinkAboutMN-ILPC-2010-04-13Approved by ILPC – 05/11/10
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Ithaca Landmarks Preservation Commission
Minutes – April 13, 2010
Present:
Nancy Brcak
Ed Finegan
Susan Jones
David Kramer
Sylvia Sheret Newman
Susan Stein
Ellen McCollister, Common Council Liaison
Leslie Chatterton, Staff
Megan Gilbert, Staff
Acting Chair S. Stein called the meeting to order at 5:34 pm and read the legal notice for the
public hearings.
I. PUBLIC HEARING
A. 427 East Seneca St, East Hill Historic District – proposal to install privacy fence on
west property line
Property owner Rajit Manohar was present to address the Commission regarding the
proposal. He explained that the proposal is to install a privacy fence along the west
property line. The proposed fence was selected because the property owners felt it was
similar to others in the neighborhood and because it is finished on both sides.
Staff reported to the ILPC that an adjacent property owner had sent an email indicating
that he and his wife had not been aware of the proposal, that he is currently out of town
and that he requests a postponement of the hearing until the May meeting which they
would attend. The neighbors are concerned that the fence is too high and could block one
of their windows. R. Manohar acknowledged that site conditions, amounting to a sharp
drop in grade from the applicant’s to the neighboring property, resulted in a condition
that increased the impact of the fence. Staff explained that the ordinance requires that the
ILPC act on any application within 45 days of its submission. If no action is taken the
application is automatically approved. Staff suggested three options for ILPC action:
1) approval if ILPC members are comfortable with the fence,
2) seek consent from the applicant for postponement.
3) approval by the ILPC conditioned on staff review and approval of other aspects of the
fence, such as height.
D. Kramer noted that he had some concerns about the height of the fence and asked how
the applicant would feel about postponing the application. R. Manohar stated that they
would prefer conditional approval, because his wife will be leaving to work out of town
and wants to arrange for a fence before leaving. He said that the fence would not
interfere with light coming into the house through the window in question, though it may
obstruct the bottom portion of the window.
E. Finegan stated that he felt that neighboring property owners should be notified if a
property owner is proposing an alteration. Staff responded that the public is notified
through a legal advertisement in the Ithaca Journal as required by the Landmarks
ILPC Minutes
April 13, 2010
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Ordinance. Staff had suggested that the neighboring property owner be contacted by the
applicant prior to consideration by the ILPC. N. Brcak stated that she was comfortable
voting in favor of the proposal because it didn’t seem to have an adverse impact on the
property or the district. She added that the height seemed appropriate for a privacy fence.
Public Hearing
On a motion by S. Jones, seconded by N. Brcak, Acting Chair S. Stein opened the public
hearing. There being no one to address the Commission, the public hearing was closed
on a motion by S. Jones, seconded by D. Kramer.
RESOLUTION RA: Moved by S. Jones, seconded by S. Sheret Newman
WHEREAS, 427 East Seneca Street is located in the East Hill Historic District as set
forth 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 property owners Deidre
Newberry and Rajit Manohar for review by the Ithaca Landmarks
Preservation Commission, (ILPC), and
WHEREAS, the action under consideration is the installation of a privacy fence
on the west property line, 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 April 13, 2010
including an application for a Certificate of Appropriateness submitted by
Deidre Newberry, and a two page description with photographs of the
proposed fencing and a site map showing proposed location of the fencing,
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 Tuesday, April 13, 2010, and
WHEREAS, the ILPC has made the following findings of fact concerning the property
and the proposal:
ILPC Minutes
April 13, 2010
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The period of significance for the area now known as the East Hill
Historic District is identified in the City of Ithaca’s East Hill Historic
District Summary Statement as 1820-1930.
The residence at 427 East Seneca Street was constructed prior to
1851, within the district’s period of significance.
Despite later alterations the residence retains sufficient integrity to
reflect its historic and architectural significance and is a
contributing element of the East Hill Historic District.
As addressed in the narrative description and in the photocopied
photographs, the privacy fence will be constructed of 6 – 7 foot
vertical boards butted against each other and set between posts
with post caps.
As addressed in the narrative description, in the photocopied
photographs and on the site map, the fence will be located on the
west side of the property and substantially set back from the front
façade of the residence.
The fence will not be easily visible from the street.
The property owners will plant a hedge that will serve to mask the
east side of the fence.
The purpose of the proposal is to increase privacy.
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
ILPC Minutes
April 13, 2010
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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 reference to Standard #9, as described in the submitted
materials dated April 13, 2010, the proposed fence will not destroy
historic materials that characterize the property. The new work
will be differentiated 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 reference to Standard #10, as described in the materials dated
April 13, 2010, the installation of the proposed fence will 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, in keeping with Standard #10.
WHEREAS, the proposal will not 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
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:
Staff shall work with the applicant to evaluate and minimize impact on the
historic property and its environment.
RECORD OF VOTE: 6-0-0
Yes
N. Brcak
E. Finegan
S. Jones
D. Kramer
S. Sheret Newman
S. Stein
No
0
Abstain
0
ILPC Minutes
April 13, 2010
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B. 2 Ridgewood Rd, Cornell Heights Historic District – proposal to re-shingle a portion of
the roof
No one was present to address the ILPC regarding the proposal. Staff explained that the
ILPC has authorized staff to approve certain colors of roof shingles. The applicant has
proposed “terracotta”, a color that is outside of the range but seems an appropriate choice
for this particular property.
Public Hearing
On a motion by D. Kramer, seconded by S. Sheret Newman, Acting Chair S. Stein
opened the public hearing. There being no one to address the Commission, the public
hearing was closed on a motion by S. Jones, seconded by D. Kramer.
RESOLUTION RB: Moved by N. Brcak, seconded by D. Kramer
WHEREAS, 2 Ridgewood Road, Phi Delta Theta Fraternity, 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, an application for
a Certificate of Appropriateness was submitted on behalf of Phi Delta
Theta Fraternity by Bojan Petek, of Petex Restoration Ltd for review by
the Ithaca Landmarks Preservation Commission, (ILPC), and
WHEREAS, the action under consideration is the replacement of roof shingles,
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 documentation submitted with the Certificate
of Appropriateness application received April 8th, 2010, including a
narrative description of the proposal, photographs of the existing condition
and a material sample of the proposed replacement shingle, 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 April 13, 2010, and
ILPC Minutes
April 13, 2010
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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 as 1898-1937.
Constructed between 1921 and 1922 the architecture combines elements
of revival styles of the first quarter of the 20th century and is a contributing
element of the Cornell Heights Historic District.
The proposal involves replacement of asphalt roofing shingles on the
“bedroom” wing. The remainder of the roof will be completed to match at
a later time (2-3 years).
The purpose of the proposal is to replace deteriorated shingles.
The ILPC has authorized staff to review and approve replacement shingles
in cases where the following conditions apply:
1) The roofing being replaced is an asphalt/fiberglass shingle materially
similar to the proposed replacement and not roofing that is of a different
material such as metal or slate.
2) The shingle color is within a range of tan, brown, black, or gray or
some combination of those materials. These colors reflect the colors of
many historic roofing materials such as wood, metal and slate.
In the present application, the color of the proposed shingles is terra cotta,
and is not within the range of colors that staff is authorized to approve.
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:
ILPC Minutes
April 13, 2010
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#3 Each property shall be recognized as a physical record of its time,
place, and use. Changes that create a false sense of historical
development, such as adding conjectural features or architectural
elements from other buildings, shall not be undertaken.
The terra cotta color was selected to suggest the color of clay tile, a
material appropriate to the architectural style and the age of the building.
With reference to Standard #3, while the proposed material may suggest
clay tile in color the new roofing is clearly differentiated as a material of
the 21st century.
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.
RECORD OF VOTE: 6-0-0
Yes
N. Brcak
E. Finegan
S. Jones
D. Kramer
S. Sheret Newman
S. Stein
No
0
Abstain
0
II. PLEASURE OF THE CHAIR
A. Administrative Matters
1. New Commission Member – Ed Finegan
Staff introduced new Commission member Ed Finegan and thanked him for agreeing
to serve on the Commission.
B. Communications
None
C. Public Comment on Matters of Interest
None
III. APPROVAL OF MINUTES
None
ILPC Minutes
April 13, 2010
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IV. NEW BUSINESS
A. Presentation of dEIS for the Collegetown Terrace project
Kathryn Wolf of Trowbridge & Wolf Landscape Architects presented an overview of the
Collegetown Terrace project with an emphasis on impacts to buildings in the East Hill
Historic District. Members of the project team who were present included: John Novarr,
property owner and project developer; Alan Chimicoff of Ikon.5 Architects; John Bero of
Bero Architects; and Kim Michaels of Trowbridge & Wolf.
K. Wolf gave an overview of the project and project site. A. Chimicoff discussed the
architectural design of the proposed buildings. J. Bero discussed the historic context of
the site and the inventory of existing buildings on and around the site. He discussed the
historic significance of buildings proposed for demolition, noting that most have had
extensive alterations and are not exceptional examples of their respective architectural
styles. The dEIS discusses costs to stabilize and perform minimum renovations (to meet
building codes, not full restoration) to the existing buildings (not in an historic district).
He encouraged Commission members to review Appendices C and D of the dEIS. The
project team will create an information package with sections specifically relating to
ILPC concerns after a determination of adequacy has been made.
Commission members and staff asked questions about the location of entries on E. State
Street, access to underground parking, and plantings. No action was taken.
B. 119 East Buffalo Street, Dewitt Park Historic District – proposal for partial replacement
of roof surface to match recently replaced roof on the east portion of the building.
Staff explained that the proposal was submitted too late for inclusion as an application,
but asked the ILPC to consider whether or not the matter that could be subject to staff
review. It was explained that George Patte owns the east side of the building, and Ted
Papperman owns the west side. The ILPC approved the replacement of George Patte’s
metal standing seam roof with a manufactured metal roofing alternative. Ted Papperman
now needs to replace his roof, though part of the existing roof can be saved. Since the
same proposal was recently approved by the ILPC, there was agreement to delegate the
review to staff.
C. Landmark Society of Western New York Annual Preservation Conference, Palmyra New
York, Saturday April 24, 2010
Staff reported that information on this conference had been sent via email and
encouraged all ILPC members, particularly new members, to attend. The conference is
affordable at $45-$55 and is only an hour and a half away. D. Kramer indicated that he
was interested in attending.
V. OLD BUSINESS
A. Former Ithaca Gas Works a.k.a. Markles Flats, local landmark – NYS Supreme Court
Decision and Order on the Article 78 appeal by the Ithaca City School District
The Commission discussed the decision and order by the NYS Supreme Court. The
decision focused only on whether a school district is subject to local land use regulation
ILPC Minutes
April 13, 2010
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and the Court decision supported the contention that the City of Ithaca and the Ithaca
Landmarks Preservation Commission lacked authority to regulate use of property of the
Ithaca City School District. The Court did not comment on the merits of the case. The
City’s Common Council has delegated the decision on whether to appeal to the Mayor.
No decision has been made to date.
VI. ADJOURNMENT
There being no further business the meeting was adjourned at 7:46 p.m. by Acting Chair S.
Stein.
Respectfully Submitted,
Leslie A. Chatterton, Secretary
Ithaca Landmarks Preservation Commission