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HomeMy WebLinkAboutMN-ILPC-2006-01-12 Ithaca Landmarks Preservation Commission Meeting Held January 12, 2006 Present: Nancy Brcak, Vice Chair Kristin Brennan George Holets Susan Stein Lynn Truame Joel Zumoff, Council Liaison Leslie Chatterton, Staff Vice Chair, N. Brcak called the meeting to order at 7:05 and read the legal notices for the public hearings. I. PUBLIC HEARING A. 116 Schuyler Place, East Hill Historic District – proposed replacement of slate roof. Property owner Joseph Giordano was present to address the Commission concerning the proposal. Commission members asked questions and discussed specifics of the proposal with the applicant. Pubic Hearing On a motion made by S. Stein, seconded by K. Brennan, Vice Chair N. Brcak opened the public hearing. There being no one to address the Commission, Vice-Chair N. Brcak closed the public hearing on a motion made by G. Holets, seconded by L. Truame, RESOLUTION RA: On a motion by S. Stein, seconded by G. Holets WHEREAS, 116 Schuyler Place is located in the East Hill Historic District, 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 Joseph Giordano, and WHEREAS, the action under consideration is a proposal to replace slate roof sheathing with architectural laminate roof shingles in a pattern similar to the pattern of the original slate shingles and to install new, factory finished, half round gutters and downspouts, and WHEREAS, the purpose of the proposal is to replace the deteriorated roofing and gutter system, and over ILPC Meeting 01/12/06 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, at the regular meeting of the ILPC held on November 10, 2005, after review of submitted application materials including a brief narrative dated 11/01/05 from the property owner describing the proposal and an undated proposal for replacement from The Roof Doctor of Freeville, NY, the ILPC denied a proposal to replace slate shingles with architectural laminate roof shingles with no unique pattern, and WHEREAS, at the regular meeting of the ILPC held on December 8, 2005 the ILPC reviewed additional materials including an alternate proposal from ARTCRAFT Home Improvements for GAF Slateline Designer shingles and information presented at the meeting about the Certainteed Carriage House shingles, either of which would be installed to create a pattern and shadow effect similar to the earlier slate shingles; proposed installation of a half round gutter system, photographs of 212 South Albany St. showing a roof with similar installation and a GAF Materials catalogue, 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, following review of the application materials and conclusion of a public hearing held on January 12, 2005, the ILPC has made the following findings of fact concerning the property and the proposal: • The residence at 116 Schuyler Place, constructed c. 1875, is a contributing element of the East Hill Historic District. • The building is architecturally and historically significant as a representative example of a residence constructed in the last quarter of the 19th century, within the period of significance of the East Hill Historic District. ƒ The building retains substantial integrity. WHEREAS, in its evaluation the ILPC has considered the following: In this case, the early slate roofing material is a significant, distinguishing feature of historic building. In this and all evaluation of proposals to replace significant architectural features the ILPC is guided by The Secretary of the Interior’s Standards for Rehabilitation and in this case, specifically the following Standards: - - J:\GROUPS\Ithaca Landmarks Preservation Commission\ILPC Meetings\1989-2009 Materials\Minutes\2006\0112.doc 2 ILPC Meeting 01/12/06 ƒ Distinguishing features of a building shall be repaired rather than replaced whenever possible. In the event that replacement is necessary, new materials should match the material being replaced in composition, design, color, texture, and other visual qualities. Greater than 50% of the earlier shingles are damaged due to the deferred maintenance of previous owners and the use of inappropriate coatings intended to block leaks. Replacement of the slate roof with GAF Slateline or CERTAINTEED Carriage House shingles installed to create a pattern and shadow effect similar to the earlier slate shingles, as shown in the photographs of 212 South Albany St, and the installation of white, aluminum half round gutters and downspouts, will not have a substantial adverse effect on the aesthetic, historical and architectural significance of the landmark and the district as set forth in Section 228-4(E)(a) of the Municipal Code, and NOW, THEREFORE, BE IT RESOLVED, that the Ithaca Landmarks Preservation ILPC 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 request for a Certificate of Appropriateness to resheath the roof and install new gutters and downspouts with the following condition: Staff shall review and approve the shingle color. RECORD OF VOTE: Carried 5-0-0 Yes N. Brcak K. Brennan G. Holets S. Stein L. Truame No 0 Abstain 0 over - - J:\GROUPS\Ithaca Landmarks Preservation Commission\ILPC Meetings\1989-2009 Materials\Minutes\2006\0112.doc 3 ILPC Meeting 01/12/06 B. North Aurora Street, William H. Miller Carriage House, East Hill Historic District – proposal for window replacement Property owner L. Scofield and partner David Dier were present to address the Commission concerning the proposal. After some discussion, several of the Commissioners stated that they were comfortable with the phase I proposal but not with phase II. K. Brennan suggested that phase II windows proposed for replacement could be rebuilt, possibly for less cost than acquisition and installation of new windows. The applicant withdrew the proposal for phase II to allow addition time to look into options. Public Hearing On a motion made by S. Stein, seconded by K. Brennan, Vice Chair N. Brcak opened the Public Hearing. There being no one to address the Commission Vice-Chair N. Brcak closed the public hearing on a motion made by G. Holets, seconded by L. Truame, RESOLUTION RB: On a motion by N. Brcak, seconded by G. Holets WHEREAS, the William Henry Miller Inn and Carriage House, 303 North Aurora Street is located in the East Hill Historic District, 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 for review by the Ithaca Landmarks Preservation Commission, (ILPC), by David Dier, partner in the operation of the William Henry Miller Inn, and WHEREAS, the action under consideration is the Phase I proposal for window replacement in the Carriage House involving six windows as follows: PHASE I North wall - replacement of three one-over-one, double-hung windows - paired windows in the bedroom and one in the kitchen- with Marvin Ultimate Double-Hung windows having double pane glass with low E, argon and screen. East wall - replacement of paired casement windows in kitchen- each with three true divided lights- with Marvin wood casement windows having simulated divided lights and spacer bar. Replacement of six-over-one true divided light, double-hung window in the bathroom with Marvin Ultimate Double-Hung window with six simulated divided lights with spacer bar over a single light. This unit has double pane glass with low E, argon and screen. WHEREAS, the purpose of the proposal is to replace failed and poorly performing windows, and - - J:\GROUPS\Ithaca Landmarks Preservation Commission\ILPC Meetings\1989-2009 Materials\Minutes\2006\0112.doc 4 ILPC Meeting 01/12/06 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 a narrative submitted by the applicant and dated January 5, 2006 and accompanying materials including specifications and quotes for each replacement window and photographs of existing windows, 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 the Certificate of Appropriateness has been concluded, and WHEREAS, the ILPC has made the following findings of fact concerning the property and the proposal: • The residence and carriage house together derive historic and architectural significance as an outstanding example of the work of one of Ithaca’s best known and most prolific late nineteenth and early twentieth century architects, William H. Miller. • Constructed in 1892, the carriage barn is significant as a representative example of its building type. • The carriage barn retains sufficient integrity to reflect its historic and architectural significance. • In its evaluation the ILPC has considered the following: In this and all evaluation of proposals calling for replacement of significant architectural features the ILPC is guided by The Secretary of the Interior’s Standards for Rehabilitation and in this case, specifically the following Standards: Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved. over Distinctive features, finishes and construction techniques or examples of craftsmanship that characterize a historic property shall be preserved. Distinguishing original features shall not be destroyed, and removal or alteration of historic materials or distinctive features shall be avoided. - - J:\GROUPS\Ithaca Landmarks Preservation Commission\ILPC Meetings\1989-2009 Materials\Minutes\2006\0112.doc 5 ILPC Meeting 01/12/06 Distinguishing features of a building shall be repaired rather than replaced whenever possible. In the event that replacement is necessary, new materials should match the material being replaced in composition, design, color, texture, and other visual qualities. Windows are not a typical feature of modest carriage barns such as this one and physical evidence points to the likelihood that most of the existing windows are not original to the building. Physical evidence such as the two earlier windows in the kitchen and the bathroom also suggest that the upper level of the carriage barn was converted to a dwelling unit in the second quarter of the twentieth century. Most if not all of the existing windows excluding the kitchen casement and bathroom six-over-one double-hung are likely later replacement window or were installed as part of a later remodeling, Located on the rear façade, the kitchen and bathroom windows are not easily visible to the public. As described in the window specifications provided by the applicant replacement windows selected for Phase I work will match the appearance of existing windows including wood sash and casings, clear non-tinted glass, and where needed, simulated divided lights. The Phase I replacement will not have a substantial adverse effect on the aesthetic, historical or architectural significance and value of the landmark/historic district and the proposed change is consistent with the historic value and the spirit of the architectural style of the landmark or district as set forth in Section 228-4(E)(a) of the Municipal Code. NOW, THEREFORE, BE IT RESOLVED, that the Ithaca Landmarks Preservation ILPC determines that the proposal meets criteria for approval under Section 228- 4E(1)(a) of the Municipal Code, and be it further - - J:\GROUPS\Ithaca Landmarks Preservation Commission\ILPC Meetings\1989-2009 Materials\Minutes\2006\0112.doc 6 ILPC Meeting 01/12/06 RESOLVED, that the ILPC approves the request for a Certificate of Appropriateness. RECORD OF VOTE: Carried 5-0-0 Yes K. Brennan N. Brcak G. Holets S. Stein L. Truame No 0 Abstain 0 C. 660 Stewart Avenue, University Hill Historic District – proposal to reopen previously open porch roof and to alter arrangement of fire escape. Principal Bruce Holmes and Jackie Goodwin from Holmes King Kalquist & Associates, and Mark Cappello and Bonnie Griffith of Cornell’s Campus Life were present to address the Commission. Commission members discussed the proposal with project representatives. Public Hearing On a motion by L. Truame, seconded by K. Brennan, Vice-Chair N. Brcak opened the public hearing. There being no one to address the Commission, Vice-Chair N. Brcak closed the public hearing on a motion by G. Holets, seconded by L. Truame RESOLUTION RC: On a motion by K. Brennan, seconded by S. Stein WHEREAS, 660 Stewart Avenue is located in the University Hill Historic District, 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 for review by the Ithaca Landmarks Preservation Commission, (ILPC),by Jackie Goodwin, architect with Holmes King Kallquist & Associates, on behalf of Campus Life Facilities at Cornell University, and WHEREAS, the action under consideration is a proposal for in-kind repair and replacement of the clay tile roof, reusing as many of the existing clay tiles as possible, replacement of copper gutters as necessary, replacement of existing asphalt roofing on the four dormers and the west and northeast porch roofs with flat seamed ZT copper, re-establishment of the original open trellis work above the southeast porch and redesign of the fire escape now exiting to the southeast porch roof, as described by the narrative, the photographs and scaled plan and elevation drawings all part of the report dated December 29, 2005 prepared by Holmes King Kallquist & Associates, Architects, for Campus Life Facilities at Cornell University, and. over WHEREAS, the purpose of the proposal is to address and reverse evidence of early stages of roof failure and associated deterioration, to restore the original - - J:\GROUPS\Ithaca Landmarks Preservation Commission\ILPC Meetings\1989-2009 Materials\Minutes\2006\0112.doc 7 ILPC Meeting 01/12/06 appearance of the porch and dormer roofs with removal and replacement of later asphalt covering with flat seamed ZT copper, to restore trellis design above the southeast porch and to accommodate the existing fire escape with a new landing above the southeast porch and the addition of a ladder to grade, 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 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 the Certificate of Appropriateness has been concluded, and WHEREAS, the ILPC has made the following findings of fact concerning the property and the proposal: • The residence derives historic and architectural significance as an outstanding example of the work of one of Ithaca’s best known and most prolific late nineteenth and early twentieth century architects, William H. Miller. • The residence is architecturally significant as an outstanding high-style example of a classical revival interpretation of an Italian villa. • The residence is historically significant through its association with Mynderse van Cleef and his wife Elizabeth Treman Van Cleef, members of a local family influential in the development of the City of Ithaca and Cornell University. In 1952 the residence was acquired by Cornell University from Eugenia Van Cleef, daughter of Mynderse and Elizabeth. • The residence retains a high level of integrity. • In its evaluation the ILPC has considered the following: The clay tile roof is an identifying feature of the Italian Villa mode that inspired William H. Miller’s design. The ILPC has determined that the preservation approach of in-kind repair and where possible restoration of existing tiles does not constitute a material change as set forth in Section 228-3 and may be considered ordinary maintenance as described in Section 228-5(I) and is therefore not subject to further ILPC review. - - J:\GROUPS\Ithaca Landmarks Preservation Commission\ILPC Meetings\1989-2009 Materials\Minutes\2006\0112.doc 8 ILPC Meeting 01/12/06 The removal of asphalt material from the four dormers and the west and northeast porches is consistent with the historic value and the spirit of the architectural style of the landmark and district as set forth in Section 228-4 of the Municipal Code. Replacement of the asphalt material with flat seamed ZT copper restores the appearance of what originally was likely a tin roof, and is consistent with the historic value and spirit of the architectural style of the landmark and district as set forth in Section 228-4 of the Municipal Code. Original plans show that the southeast porch was originally covered by an openwork trellis structure that was later sheathed and covered with an asphalt material typical of treatment of the other roofs and dormers. Restoration of the open trelliswork restores the original design and is consistent with the historic value and spirit of the architectural style of the landmark and district as described in Section 228-4 of the Municipal Code. Despite an internal sprinkling system the Ithaca Building Department has determined that the existing fire escape is the only second means of egress for the residents on the south side of the building and therefore Code requires that it be retained. Removal of the existing asphalt material necessitates reconstruction of the fire escape landing which will now require a handrail as shown in the south elevation drawing. The added ladder is needed to bring egress to grade. Although a material change, the proposed fire escape will not have a substantial adverse effect on the aesthetic historical or architectural significance of the landmark or historic district as set forth in Section 228-4(E)(a). The time period during with the existing copper gutters were installed is not documented though there is some evidence that they may have been added during the 1976 roof restoration. Some of these gutters have failed prematurely likely due to the method by which they were hung. over Correct replacement of these gutters where necessary will not have a substantial adverse effect on the aesthetic, historical or architectural significance of the historic district as set forth in Section 228-4(E)(a). The proposed fire escape system is a reversible installation that will leave the existing structure intact. • The proposal will not have a substantial adverse effect on the aesthetic, historical or architectural significance of the landmark or historic district and overall the - - J:\GROUPS\Ithaca Landmarks Preservation Commission\ILPC Meetings\1989-2009 Materials\Minutes\2006\0112.doc 9 ILPC Meeting 01/12/06 proposed changes are consistent with the historic value and the spirit of the architectural style. NOW, THEREFORE, BE IT RESOLVED, that the Ithaca Landmarks Preservation ILPC 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 request for a Certificate of Appropriateness. RECORD OF VOTE: Carried 5-0-0 Yes N. Brcak K. Brennan G. Holets S. Stein L. Truame No 0 Abstain 0 G. PLEASURE OF THE CHAIR A. Administrative Matters None B. Public Comment on Matters of Interest None C. Communications None H. APPROVAL OF MINUTES None IV. OLD BUSINESS V. NEW BUSINESS A. Guidelines for review of replacement windows – discussion was postponed until the February. VI. ADJOURNMENT The meeting was adjourned at 9:20 p.m. Respectfully Submitted, Leslie A. Chatterton, Secretary Ithaca Landmarks Preservation Commission - - J:\GROUPS\Ithaca Landmarks Preservation Commission\ILPC Meetings\1989-2009 Materials\Minutes\2006\0112.doc 10