HomeMy WebLinkAboutMN-ILPC-2006-02-16Ithaca Landmarks Preservation Commission
February 16, 2006
Present:
Alphonse Pieper, Chair
Kristen Brennan
George Holets
Susan Stein
Lynn Truame
Joel Zumoff
Leslie Chatterton, Staff
Chair A. Pieper called the meeting to order at 7:02 pm and read the legal notices for the public
hearings.
I. PUBLIC HEARINGS
A. 302 Wait Avenue, Cornell Heights Historic District – proposed extension of fire escape
system.
Mark Giblin was present to address the Commission concerning the application.
On a motion by L. Truame, seconded by G. Holets, Chair A. Pieper opened the public
hearing. No one was present to address the Commission.
On a motion by K. Brennan, seconded by S. Stein, Chair A. Pieper closed the public
hearing
RESOLUTION RA: On a motion by K. Brennan, seconded by G. Holets
WHEREAS, 302 Wait Avenue is located in the Cornell Heights 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 Mark Giblin from the Cornell Sheet Metal Shop, and
WHEREAS, the action under consideration is a proposal to extend an existing fire
escape system on the rear façade of 302 Wait Avenue, and
WHEREAS, the purpose of the proposal is to extend the fire escape 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 and thus requires no further environmental review, and
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Ithaca Landmarks Preservation Commission
Meeting Held February 16, 2006
WHEREAS, the ILPC has reviewed material submitted by M. Giblin, including a
brief narrative dated January 30, 2006, and three photocopied photographs
describing the proposal, 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 February 16, 2006, the ILPC has made the following
findings of fact concerning the property and the proposal:
• The residence at 302 Wait Avenue, constructed in 1899, is a
contributing element of the Cornell Heights Historic District.
• The residence is architecturally and historically significant as a
representative example of a residence constructed in the 1st phase of
the development of Cornell Heights.
• The architectural design shows influence of the Queen Anne style,
which was nearing the conclusion of its late 19th century popularity.
The building retains a high level of integrity.
WHEREAS, in its evaluation the Commission has considered the following:
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:
#9 New additions and adjacent 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 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.
Extension of the existing fire escape and replacement of the bicycle rack does
not destroy historic materials and is differentiated from the old. The design of
the structures is light and open thereby diminishing the impact on the form
and integrity of the historic property and its environment.
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Ithaca Landmarks Preservation Commission
Meeting Held February 16, 2006
The extended fire escape system and free standing bicycle rack are
constructed 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.
The proposal for the extended fire escape and the relocated bicycle rack 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 and district as set forth in Section 228-
4E(1)(a) of the Municipal Code, 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 to extend the fire escape system and relocate the bicycle rack.
RECORD OF VOTE: 5-0-0
Yes No Abstain
K. Brennan
S. Stein
L. Truame
A. Peiper
G. Holets
B. Former Lehigh Valley Railroad station, 806-810 West Buffalo Street, Local Landmark –
revisions to August 11, 2005 - Certificate of Appropriateness.
Presentation by applicant/Commission questions
1. Elimination of vestibule at portico. Leave portico open with raised floor.
2. Tile floor with “Chemung Canal Trust”
On a motion by S. Stein, seconded by G. Holets, Chair A Pieper opened the public
hearing.
On a motion by K. Brennan, seconded by L. Truame, Chair A. Pieper closed the public
hearing.
RESOLUTION RB: On a motion by G. Holets, seconded by K. Brennan,
WHEREAS, the former Lehigh Valley Railroad Station & Railroad Cars,
806-810 West Buffalo Street, together constitute a designated local landmark, and
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Ithaca Landmarks Preservation Commission
Meeting Held February 16, 2006
WHEREAS, as set forth in Section 228-4(E) of the Municipal Code, Landmarks
Preservation, revisions to an approved project have been submitted for review by
the Ithaca Landmarks Preservation Commission, by Rose Catalano-Ilg AIA,
corporate architect for the Chemung Canal Trust Company, and
WHEREAS, the submitted proposals include the following:
a) revision of the approved plans to enclose the front portico with a system
involving aluminum and glass doors and glass infill between and set back
from the existing stone and brick piers of the vestibule and a glass tile floor
system over the vestibule’s existing tile floor as described in the memorandum
dated February 3, 2006 and shown on accompanying sheets A-6 and A-4 and
on detail drawing A, B, and C, all dated February 3, 2006, The revised
proposal is to create a raised floating concrete slab floor with glass tile where
appropriate to permit viewing of the mosaic tile that spells out
“Lehigh Valley.”
b) to install a new glass and aluminum door, sidelight and transom into an
existing six foot opening at the northern end of the east façade,
WHEREAS, at the regularly scheduled meeting held on July 14, 2005 the ILPC
conducted a preliminary, informational session regarding proposed alterations and
additions to accommodate the building’s change of use from a restaurant to a
bank. Material reviewed included a memorandum dated June 30, 2005 from
Rose Catalano-Ilg AIA, blueprints of sketches and photographs labeled A-1 and
A-2 dated July 2005, specifications for exterior lighting and color photographs of
existing and simulated proposed conditions from Trowbridge & Wolf, LLP,
landscape consultants. In conclusion, Commission members scheduled a site visit
for 8:30 a.m. Tuesday July 19, 2005 to view existing conditions.
WHEREAS, at the regularly schedule meeting held on August 11, 2005 the
actions under consideration included but were not limited to alteration to the
vestibule and main entrance, removal of the locomotive hitch, introduction of
exterior lighting on the site, and structural alterations to the canopy all as shown
on submitted blueprints A1 and A2 dated July 2005, submitted blueprints
A1b and A2b dated July 27, 2005 , memoranda from project architect
Rose Catalano Ilg, AIA, dated June 30, 2005 and July 27 2005, shown on
photographs submitted by Trowbridge and Wolf, LLP, landscape consultants, of
the existing and simulated proposed conditions, and the accompanying
specifications for the light standards, and elevation A6 submitted at the meeting,
and
WHEREAS, the project was determined to be a Type I Action under the
New York State Environmental Quality Review Act and the City Environmental
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Ithaca Landmarks Preservation Commission
Meeting Held February 16, 2006
Quality Review Ordinance for which the City of Ithaca Planning and
Development Board declared lead agency status, and
WHEREAS, following a public hearing held on August 11, 2005 the ILPC
approved the proposal with conditions, and
WHEREAS, at the meeting held on September 22, 2005 the ILPC reviewed
material submitted by applicant Rose Catalano-Ilg to meet conditions of the
August 11, 2005 approval including elevation drawings showing the existing
doors and the proposed alterations; a color photocopied photograph of an
installation of the glass tile and a sample tile, product information on a light
fixture selected for PL-2, 7 and 9 shown on the site plan dated July 2005, and
drawings of proposed structural changes to the canopy and
WHEREAS, following a public hearing held on September 22, 2005 the
Commission determined that conditions of the August 11, 2005 Certificate of
Appropriateness had been met, and
WHEREAS, in its determination of the current proposed revisions, the
Commission has considered the following:
In this and all evaluation of proposals calling for alteration 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:
#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.
#5 Distinctive features, finishes and construction techniques or examples of
craftsmanship that characterize a historic property shall be preserved.
#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 and adjacent or related new construction shall be
undertaken in such a manner that if removed that if removed in the future,
the essential form and integrity of the historic property and its environment
would be unimpaired.
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Ithaca Landmarks Preservation Commission
Meeting Held February 16, 2006
The open configuration of the portico is a feature that characterizes the property
and the revised proposal for the portico retains the original open configuration, in
keeping with Standard #2.
The floor of the existing portico must be raised to meet the new raised floor
system on the building’s interior. The construction system for the “floating tile
surfaced concrete floor” minimizes adverse impacts to the existing floor and is a
reversible alteration in keeping with Standard #10.
The proposed new door is required to accommodate interior alterations.
The proposed new door and sidelight will be retrofitted into an existing opening
and the original wood sliding door shall be preserved in place and visible on the
building’s interior.
The existing exterior door is neither original nor compatible with the building’s
architectural character and does not contribute to the building’s historic character.
The proposed new door will match the anodized aluminum frame door proposed
for the south side of the building. A sidelight is added to complete the infill of
and existing opening in keeping with Standard #2
While contemporary in style the proposed new door and sidelight are unobtrusive
and have a minimal impact on the overall historic and architectural character of
the building, in keeping with Standard #9
The proposal glass and aluminum infill is a reversible installation that leaves the
existing structure intact, in keeping with Standard #10.
The proposal will not have a substantial adverse effect on the aesthetic
historical or architectural significance of the landmark 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 Commission determines that the proposal meets criteria for approval
under Section 228-4E (1)(a), and be it further
RESOLVED, that the Ithaca Landmarks Preservation Commission approves the
proposed revisions to the previously approved plans for rehabilitation of the
former Lehigh Valley Passenger Depot with the following conditions:
Staff shall review and approve tile surface. The Chemung Canal Trust
Company shall document.
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Ithaca Landmarks Preservation Commission
Meeting Held February 16, 2006
RECORD OF VOTE: 4-0-1
Yes No Abstain
K. Brennan A. Peiper
G. Holets
S. Stein
L. Truame
II. PLEASURE OF THE CHAIR
A. Administrative Matters
B. Public Comment on Matters of Interest
C. Communications
III. APPROVAL OF MINUTES
IV. OLD BUSINESS
V. NEW BUSINESS
A. Discussion of guidelines for review of replacement windows
VI. ADJOURNMENT
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