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HomeMy WebLinkAboutMN-ILPC-2006-07-11 Ithaca Landmarks Preservation Commission Meeting Held July 11, 2006 Present: Alphonse Pieper, Chair Nancy Brcak, Vice-Chair George Holets Susan Stein Lynn Truame Joel Zumoff, Council Liaison Leslie Chatterton, Staff Chair A. Pieper called the meeting to order at 7:05 and read the legal notice for the public hearings. I. PUBLIC HEARING A. 119-121 East Buffalo Street, DeWitt Park Historic District – proposal to rehabilitate deteriorated entry stairs. Property owners George Patte Jr. and Theodore Papperman and Peter Novelli, P.E. Novelli Engineering were present to address the Commission concerning the proposal. Public Hearing On a motion made by S. Stein, seconded by G. Holets, Chair A. Pieper opened the public hearing. There being no one to address the Commission, Chair A. Pieper closed the public hearing on a motion made by L. Truame, seconded by S. Stein. In response to a question from L. Truame, P. Novelli explained that the proposal involves reuse of the existing stone to the extent possible. Sections of the wall, for example, are salvageable but the treads are not, through some portions of the tread may be reused in the wall. New treads will be full length to reduce opportunity for deflection. A. Pieper suggested a design alteration allowing each step to project over the joint of the step below, not flush as shown in the drawing, to prevent water infiltration. In response to comment from L. Truame, P. Novelli indicated that the center rail had been proposed as a safety measure but can be eliminated because its not required by code. (over) ILPC Minutes July 11, 2006 RESOLUTION: Moved by G. Holets, seconded by S. Stein. WHEREAS, 119-121 East Buffalo Street is located in the DeWitt Park 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 George Patte Jr., for review by the Ithaca Landmarks Preservation Commission, and WHEREAS, the action under consideration is a proposal to rehabilitate existing entrance stairs and landing on the main façade of the building, and WHEREAS, the purpose of the proposal is to replace and/or repair the deteriorated entrance stairs, 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, at the meeting held on June 6, 2006 the ILPC reviewed a preliminary presentation concerning the existing condition of the stairs and a photograph of the front entrance of 119-121 East Buffalo Street taken several months prior, and an architect’s sketch showing dimensions of the existing and proposed steps and a job estimate by Febus Contracting of Dryden, NY, dated November 10, 2005, and WHEREAS, at the meeting held on July 11, 2006 the ILPC reviewed materials including a letter dated June 23, 2006 from Peter D. Novelli, P.E. of Novelli Engineering Civil/Structural Engineers to property owners George Patte, Jr. and Theodore J Papperman describing the failing condition of the existing stairs and scaled elevation drawings dated June 23, 2006 illustrating the proposed entry stair rehabilitation, 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: • Constructed c. 1830, the building is historically and architecturally significant as a good, early and relatively rare, local example of a Federal style, masonry, double house. • The property retains sufficient integrity to reflect its historic and architectural significance. - - 2 J:\GROUPS\Ithaca Landmarks Preservation Commission\ILPC Meetings\1989-2009 Materials\Minutes\2006\0711.doc ILPC Minutes July 11, 2006 • In its evaluation the ILPC has considered the following: In this and all evaluations of proposals for new construction in historic districts, the ILPC is guided by The Secretary of the Interior’s Standards for Rehabilitation and in this case, specifically the following Standard: #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. Replacement of missing features shall be substantiated by documentary, physical or pictorial evidence. The entrance stair, including sidewalls, risers, treads, landing and railings, is a significant and prominent architectural feature of the building. In this location the full impact of the repair treatment will be highly visible and could have a considerable visual impact on the building. The letter from Peter Novelli P.E. and observation on site and in photographs indicate that the severity of deterioration requires replacement of the stairs. The existing stone is a sedimentary “bluestone” known locally as Llenroc. Although the existing stairs have been serviceable for most of the approximately 180 years they have been in place, there is evidence of earlier repair, structural additions and possible replacement of portions of the earlier fabric. The proposed treatment calls for in-kind replacement of the existing bluestone sidewalls, laid in mortar, as are the existing sidewalls. The proposed treatment calls for replacement of bluestone treads and risers with granite or limestone. The ILPC recognizes that the substitution of granite or limestone will have an impact on the visual quality of the building. That consideration is balanced against the practicality of using a replacement material lacking the durability required by an exterior feature that is exposed to weather and subject to constant wear. The replacement proposal shall include reuse of existing railings, refinished to remove corrosion and recoated. As described, the replacement feature shall match the old in design, color, texture and other visual qualities and where possible, materials, as stated in the Secretary of the Interior’s Standard #6. (over) - - 3 J:\GROUPS\Ithaca Landmarks Preservation Commission\ILPC Meetings\1989-2009 Materials\Minutes\2006\0711.doc ILPC Minutes July 11, 2006 In consideration of these factors the proposed replacement of the exterior entrance stairs depicted in the application materials, discussed by the ILPC and subject to public hearing is consistent with the historic value and the spirit of the architectural style of the district as set forth in Section E (1)(a) of the City of Ithaca Municipal Code. • 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 E (1)(a) of the City of Ithaca 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 Ithaca Landmarks Preservation Commission approves the request for a Certificated of Appropriateness with the following conditions: • Staff approval of final blue stone • Reuse of treads in foundation, where possible RECORD OF VOTE: Carried 5-0-0 Yes A. Pieper N. Brcak G. Holets S. Stein L. Truame No Abstain B. 2 Fountain Place, East Hill Historic District – proposal to construct a first floor bathroom addition. Architect Vincent Nicotra and Steve Dayton, representing property owner Ithaca College were present to address the Commission concerning the proposal. Public Hearing On a motion by L. Truame, seconded by G. Holets, Chair A. Pieper opened the public hearing. There being no one to address the Commission, Chair A. Pieper closed the public hearing on a motion made by S. Stein, seconded by G. Holets. RESOLUTION: Moved by S. Stein, seconded by G. Holets. WHEREAS, 2 Fountain Place is located in the East Hill Historic District, and - - 4 J:\GROUPS\Ithaca Landmarks Preservation Commission\ILPC Meetings\1989-2009 Materials\Minutes\2006\0711.doc ILPC Minutes July 11, 2006 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 Vincent Nicotra at QPK Design, Syracuse, NY, on behalf of property owner Ithaca College for review by the Ithaca Landmarks Preservation Commission, (ILPC), and WHEREAS, the action under consideration is a proposal to construct an accessible bathroom addition at the southeast portion of the residence involving reconstruction of the enclosed second story porch and some site work, and WHEREAS, the purpose of the proposal is to provide a bathroom accessible entrance to people with mobility impairments, 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, the ILPC has reviewed the narrative dated July [sic] 28, 2006 and the submitted scaled architectural drawings and photocopied photographs dated June 5, 2006, 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: • Constructed between 1890 and 1893 the residence is historically and architecturally significant as a high style example of the Richardsonian Romanesque style showing some influence of the Queen Anne style. • The residence is also historically and architecturally significant through its association with William H. Miller, first student of architecture at Cornell University and Ithaca’s most prolific architect practicing in the late 19th and early 20th centuries. • The residence retains a high level of integrity to reflect its historic and architectural significance. • In its evaluation the ILPC has considered the following: (over) - - 5 J:\GROUPS\Ithaca Landmarks Preservation Commission\ILPC Meetings\1989-2009 Materials\Minutes\2006\0711.doc ILPC Minutes July 11, 2006 In this and all evaluation of proposals for new construction in historic districts, the ILPC is guided by The Secretary of the Interior’s Standards for Rehabilitation and in this case, specifically the following Standard: #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. The proposed bathroom is to be located on a secondary façade in an area that is currently an open one-story portico below a second story porch. In this location, the full potential visual impact of the addition is mitigated. The new construction does not destroy historic materials that characterize the property. Significant windows, including transoms, all moldings, trim and storm windows in this location will be salvaged for reinstallation in the new exterior wall. The enclosed second story porch will be reconstructed, in keeping with standard #9 Employment of a stucco wall surface differentiates the new work from the earlier stone masonry structure, in keeping with Standard #9. The small sized, new bathroom addition is compatible with the massing, size, and scale of the residence and protects the historic integrity of the property, in keeping with Standard #9. The bathroom addition will incorporate architectural details such as windows, transoms, moldings and trim salvaged during removal of the existing wood bay in the area of the proposed new construction, in keeping with Standard #9 In consideration of these factors the proposed new construction of the bathroom addition depicted in the application materials is consistent with the historic value and the spirit of the architectural style of the district as set forth in Section E (1)(a) of the City of Ithaca Municipal Code. • The proposal will have a substantial adverse effect on the aesthetic, historical or architectural significance of the East Hill Historic District as set forth in Section E (1)(a) of the City of Ithaca 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 Ithaca Landmarks Preservation Commission approves the request for a Certificated of Appropriateness. - - 6 J:\GROUPS\Ithaca Landmarks Preservation Commission\ILPC Meetings\1989-2009 Materials\Minutes\2006\0711.doc ILPC Minutes July 11, 2006 RECORD OF VOTE: Carried 5-0-0 Yes A. Pieper N. Brcak G. Holets S. Stein L. Truame No Abstain II. PLEASURE OF THE CHAIR A. Administrative Matters None B. Public Comment on Matters of Interest None C. Communications None III. APPROVAL OF MINUTES None presented IV. OLD BUSINESS V. NEW BUSINESS VI. ADJOURNMENT The meeting was adjourned at 8:50. Respectfully Submitted, Leslie A. Chatterton, Secretary Ithaca Landmarks Preservation Commission - - 7 J:\GROUPS\Ithaca Landmarks Preservation Commission\ILPC Meetings\1989-2009 Materials\Minutes\2006\0711.doc