HomeMy WebLinkAboutMN-ILPC-2010-09-27
Ithaca Landmarks Preservation Commission
Minutes – September 27, 2010
Present:
Nancy Brcak
Ed Finegan
David Kramer
Susan Jones
Susan Stein, Chair
Leslie Chatterton, Staff
Megan Gilbert, Staff
Chair S. Stein called the meeting to order at 5:30 pm and read the legal notice for the public
hearings.
I. PUBLIC HEARING
A. 115 Ridgewood Road, Cornell Heights Historic District – proposal for window
replacement in c1970s addition
David Ruff was present to address the Commission regarding the proposal. He would
like to replace the existing aluminum casement windows in the 1970s addition. The
windows do not function well and some are damaged. He is proposing to replace the
casement windows with double hung windows. There will be two double hung windows
in each opening.
D. Kramer stated that he believed that the proposal is a good idea for this particular part
of the property.
N. Brcak added that the proposed treatment is appropriate because the addition is not
historic.
Public Hearing
On a motion by N. Brcak, seconded by D. Kramer, Chair S. Stein opened the public
hearing. There being no one present to address the Commission, the public hearing was
closed on a motion by E. Finegan, seconded by D. Kramer.
RESOLUTION: Moved by N. Brcak, seconded by D. Kramer
WHEREAS, 115 Ridgewood Rd is located in the Cornell Heights Historic District,
designated as provided for in Section 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 contractor David Ruff for review by the Ithaca Landmarks
Preservation Commission (ILPC), and
WHEREAS, the action under consideration is to replace existing windows in
five openings, and
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ILPC Minutes
September 27, 2010
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 documentation including an Application for a
Certificate of Appropriateness submitted by David Ruff, photographs of
the window locations with the existing single casement paired with a fixed
window, the same photographs altered with a sketch suggesting placement
of the double hung windows in the same openings, a manufacturer’s “cut
sheet” with specifications for the American Craftsman double-hung
windows, and a second cut sheet from the Home Depot with a sketch and
description of the proposed 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 special ILPC meeting on September
27, 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 Cornell Heights
Historic District is identified in the City of Ithaca’s Cornell Heights
Historic District Summary Significance Statement as 1898-1937.
As described in the Application for a Certificate of
Appropriateness, the proposal involves the replacement of existing
window configurations consisting of a casement paired with a
fixed window in five locations of the 1970 addition with paired
American Craftsman vinyl one-over-one, double-hung replacement
window.
The purpose of the proposal is to replace existing windows as
required by the City of Ithaca Building Department, to reduce
maintenance issues and to accommodate air conditioning units.
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
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ILPC Minutes
September 27, 2010
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.
#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.
As described in the Application for a Certificate of Appropriateness and
shown in the accompanying photographs, the windows are located in a
1970s addition to the original 1916-1917 Colonial Revival style residence.
In keeping with Standard #2, the proposal will not remove historic
materials or alter features and spaces that characterize the property.
As described in the Application for a Certificate of Appropriateness, the
new work is located in and appropriate to the 1970s addition to the
original Colonial Revival style residence. In keeping with Standard #9,
the proposal 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 of the
property.
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 Commission approves the request for a Certificate of
Appropriateness.
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ILPC Minutes
September 27, 2010
RECORD OF VOTE: 5-0-0
Yes
N. Brcak
E. Finegan
D. Kramer
S. Jones
S. Stein
No
0
Abstain
0
B. 105 Highland Place, East Hill Historic District – proposal to replace seven exterior doors
Property owner George Avramis was present to address the Commission regarding the
proposal. He would like to replace six deteriorated exterior doors on the rear of the
property. The doors are not energy efficient, and tenants do not feel safe. He would like
to replace the existing doors with raised panel doors without windows. He clarified that
the doors proposed for replacement are only on the back of the property, two on each
level.
D. Kramer asked if the existing doors are original to the property. G. Avramis stated that
he does not believe so. Staff added that several of the doors are of different styles so it is
difficult to determine which, if any, are original. The doors on the second and third
stories are not visible from the public right of way; the doors on the first floor are visible
to someone walking behind the property.
Staff stated that the property owner is proposing replacement doors that do not have
windows. This was originally a concern, but upon seeing the property, the doors
proposed for replacement are secondary. The decision then becomes an issue of personal
preference.
Public Hearing
On a motion by D. Kramer, seconded by N. Brcak, Chair S. Stein opened the public
hearing. There being no one present to address the Commission, the public hearing was
closed on a motion by E. Finegan, seconded by D. Kramer.
RESOLUTION: Moved by E. Finegan, seconded by S. Jones
WHEREAS, 105 Highland Place is located in the East Hill Historic District, designated
as provided for in Section 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 property owner George Avramis for review by the Ithaca
Landmarks Preservation Commission (ILPC), and
WHEREAS, the action under consideration is the replacement of six existing
doors located on the eastern side of the residence, and
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ILPC Minutes
September 27, 2010
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 documentation including an Application for a
Certificate of Appropriateness submitted by George Avramis, printed
photographs of three existing doors, a cut sheet for a Masonite 3-Point
Security 36” 6-panel steel entry door, and a cut sheet for a JELD-WEN
36” 9-lite entry door with galvanized steel surface, 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 special ILPC meeting held on
September 27, 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 East Hill
Historic District is identified in the City of Ithaca’s East Hill Historic
District Summary Significance Statement as 1830-1932.
As described in the Application for a Certificate of
Appropriateness, the proposal involves the replacement of six
existing exterior doors (5 wood and 1 metal) with Masonite 3-Point
Security 36” white 6-panel steel doors.
The purpose of the proposal is to replace deteriorated doors and to
improve energy efficiency and security.
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
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ILPC Minutes
September 27, 2010
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.
#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.
As described in the Application for a Certificate of Appropriateness,
shown in the accompanying photographs, and described in the email from
the applicant dated 9/24/10 the existing doors proposed for replacement
are located on the rear of the building and are not easily visible from the
street. The doors are not character-defining features of the property as
stated in Standard #2.
As described in the Application for a Certificate of Appropriateness, the
proposed replacement of the existing doors with Shop ReliaBilt, masonite,
3-point security 6-panel steel doors 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 of the property in keeping with Standard #9.
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 Commission approves the request for a Certificate of
Appropriateness with the following condition:
The applicant shall make an effort to use the existing casings.
RECORD OF VOTE: 5-0-0
Yes
N. Brcak
No
0
Abstain
0
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ILPC Minutes
September 27, 2010
E. Finegan
D. Kramer
S. Jones
S. Stein
II. PLEASURE OF THE CHAIR
A. Administrative Matters
Staff reported that Micahel McGandy has expressed an interest in serving on the
Commission. If he becomes a member, there is still one vacancy. The Commission
discussed Christine O’Malley as a potential member, and staff agreed to contact her.
Staff reported that the Planning & Development Board will discuss the designation of the
Jane A. Delano Home in light of the proposed mitigations of the Collegetown Terrace
project on Tuesday, September 28, 2010. The Planning Board is responsible for
providing a report to the Common Council prior to their vote on the designation.
Staff reported on a grant application through the Certified Local Government program
from the State Historic Preservation Office. If awarded, the grant would fund further
research on properties included in Mary Tomlan and John Schroeder’s “Collegetown
Historic Resources Worthy of Detailed Research” report. The grant would provide
funding for further research on 12-15 properties. The properties could be proposed for
individual landmark designation or possibly a thematic district designation.
B. Communications
C. Public Comment on Matters of Interest
III. APPROVAL OF MINUTES – June 29, 2010; July 13, 2010
On a motion by D. Kramer, seconded by E. Finegan, the minutes from the June 29, 2010 and
July 13, 2010 meetings were approved unanimously with corrections.
IV. NEW BUSINESS
V. OLD BUSINESS
VI. ADJOURNMENT
There being no further business the meeting was adjourned at 6:26 p.m. by Acting Chair S.
Stein.
Respectfully Submitted,
Leslie A. Chatterton, Secretary
Ithaca Landmarks Preservation Commission
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