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HomeMy WebLinkAboutMN-ILPC-2006-11-161 J:\GROUPS\Ithaca Landmarks Preservation Commission\ILPC Meetings\1989-2009 Materials\Minutes\2006\1116.doc Ithaca Landmarks Preservation Commission Meeting Held November 16, 2006 Present: Alphonse Pieper, Chair Nancy Brcak, Vice-Chair Kristen Brennan George Holets Susan Stein Lynn Truame Joel Zumoff, Council Liaison Leslie Chatterton, Staff Chair A. Pieper called the meeting to order at 7:08 and read the legal notice for the public hearings. I. PUBLIC HEARING A. Kappa Delta Sorority, 109 Triphammer Road, Cornell Heights Historic District – proposal for addition and alterations to the residence and site Grace Chiang and Tom Hoard, both of HOLT Architects P.C., were present to address the ILPC concerning the proposal. Public Hearing On a motion made by K. Brennan, 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 G. Holets, seconded by S. Stein. RESOLUTION RA: On a motion by S. Stein, seconded by N. Brcak: WHEREAS, Kappa Delta Sorority, 109 Triphammer Road 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 by Tom Hoard of HOLT Architects representing Kappa Delta Sorority for review by the Ithaca Landmarks Preservation Commission, (ILPC), and ILPC Minutes November 16, 2006 WHEREAS, the actions under consideration are the construction of an 880 square foot addition creating a new “front” entrance facing Triphammer Road and new porch, and the construction of two concrete paths of travel between Triphammer Road and the new front entrance and the new front entrance and parking area on the building’s southeast side, and WHEREAS, the purpose of the action is to provide a building “face” on Triphammer Road, to provide access through the new front door for people with disabilities, to provide an accessible path of travel between the new front door and the southeast parking area and to strengthen the building’s architectural character by drawing on details of the building’s original Shingle Style design, 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 November 16, 2005, the ILPC reviewed the submitted documentation received on October 25, 2006 and including the following: • materials submitted by HOLT Architects, PC consisting of a narrative description of the proposal dated October 24, 2006, a property survey dated August 31, 2006, showing the existing condition (p.1), photographs of the north and north-west facades (p.2), a photograph of the house from c.1936 (p.3), and architectural plan and elevation drawings dated October 25, 2006 showing the current proposal and proposed future treatment for the addition, the building and sidewalks (p.4-6). • the City of Ithaca’s Cornell Heights Historic District Summary Significance Statement drawn from documentation prepared by Historic Preservation consultant Judith Dulberger pursuant to the district’s listing on the National Register of Historic Places and its designation under the Ithaca Landmarks Preservation Ordinance. The ILPC has also reviewed the following information presented at the November 16, 2006 meeting: • an email to Leslie Chatterton from Tom Hoard of HOLT Architect’s PC dated November 10, 2006, • an email attachment titled KDletter.pdf consisting of a photocopied, undated, unsigned letter to “Nancy” chronicling some of the changes to the residence that have occurred since 1953. - - 2 J:\GROUPS\Ithaca Landmarks Preservation Commission\ILPC Meetings\1989-2009 Materials\Minutes\2006\1116.doc ILPC Minutes November 16, 2006 • a photocopied board of photographs titled KDphotos.pdf relating to Kappa Delta Sorority, including some photographs of the house in various states of change with handwritten annotations. 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 November 16, 2006, and WHEREAS, the ILPC made the following findings of fact concerning the property and the proposal: The period of significance for the development of 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. Although constructed within the period of significance, the ILPC has made a determination that, based on materials including the email from Tom Hoard of HOLT Architect’s PC dated November 10, 2006 and the submitted narrative dated October 24, 2006, that prior alteration of all facades occurring at successive intervals beginning in 1953 have compromised the architectural integrity to the degree a where the building no longer reflects it’s historic and architectural significance and no longer a contributes to the significance of the district. “The document “Kdphoto. pdf” has photos of the building as it existed during three periods: 1923-1939, 1939-1953, and 1953-1965. It was in 1965 that the building was further “cocooned”, the architect was Victor Bagnardi. The lower photo is of the basement ceiling. The foreground […] shows the concrete plank floor-ceiling construction of the west addition; visible through the open doorway in the separation wall is the wood frame floor-ceiling construction of the original building. There are similar cases of different construction of the east and south sides of the building. It is clear that much of the original building is trapped inside a series of additions. If you look at the roofs in the various photos, you will see that the original roof structure still exists”. Because the architectural integrity of this individual building has been compromised to the degree where it no longer reflects it’s historic and architectural significance the ILPC shall consider impacts of the proposal on the historic district. - - 3 J:\GROUPS\Ithaca Landmarks Preservation Commission\ILPC Meetings\1989-2009 Materials\Minutes\2006\1116.doc ILPC Minutes November 16, 2006 WHEREAS, in its determination of the proposal to construct a new addition on the northwest corner of the structure and alteration of paths of travel to make them ADA and code compliant, the ILPC has considered the following: In this and all evaluation of proposals for alterations, new construction or demolition in historic districts, the ILPC is guide 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. #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. #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 an architectural features to protect the historic integrity of the property and its environment. The narrative and the plan on p.4 of the drawings submitted by HOLT show that the proposed porch and new entrance restore the building’s historic orientation to Triphammer Road, a distinctive feature that characterizes most buildings in the Cornell Heights Historic District, in keeping with Standard #2. The plan on p.4 and elevations on p.5 of the drawings submitted by HOLT show that the new addition /entrance porch is compatible with the built environment of the Cornell Heights Historic District, in terms of massing, size and scale, in keeping with Standard #9. As described in the narrative and shown on the plan, p.4 of the drawings submitted by HOLT, the proposed new concrete paths of travel significantly reduce the potential visual impact to the district of providing access for people with disabilities and do not result in the removal of historic materials or alteration of features and spaces that characterize the property in keeping with Standard #9. - - 4 J:\GROUPS\Ithaca Landmarks Preservation Commission\ILPC Meetings\1989-2009 Materials\Minutes\2006\1116.doc ILPC Minutes November 16, 2006 In this case, the ILPC’s concern is that the existing building was mistakenly documented on the New York State Building-Structure Inventory Form for 109 Triphammer Road dated May 15, 1987 prepared by Judith Dulberger, Historic Preservation Consultant, and that the error has not been recognized since that time. The ILPC finds that the proposed changes are sufficiently distinguished as being of their own time in keeping with Standards #3 and #9. WHEREAS, the proposal will not have a substantial adverse effect on the aesthetic, historical, or architectural significance of the Cornell Heights Historic District, 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. RECORD OF VOTE: Carried 6-0-0 Yes A. Pieper, Chair N. Brcak K. Brennan G. Holets S. Stein L. Truame No 0 Abstain 0 B. 124 Roberts Place, Cornell Heights Historic District – proposal to construct two on- site parking spaces. Property owner Robert Mrazek and designer and adjacent property owner Ken Vineberg were present to address the ILPC concerning the proposal. Public Hearing On a motion made by S. Stein, seconded by N. Brcak, 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 G. Holets, seconded by K. Brennan. - - 5 J:\GROUPS\Ithaca Landmarks Preservation Commission\ILPC Meetings\1989-2009 Materials\Minutes\2006\1116.doc ILPC Minutes November 16, 2006 RESOLUTION RB: On a motion by K. Brennan, seconded by S. Stein WHEREAS, 124 Roberts Place 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 by property owner Robert Mrazek for review by the Ithaca Landmarks Preservation Commission, (ILPC), and WHEREAS, the action under consideration is the construction of a driveway that will provide two off-street parking spaces, and WHEREAS, the purpose of the action is to meet the building code requirement for two on-site parking spaces and to provide parking for two prospective tenants, 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 of the project received on November 7, 2006, including the following: • a narrative description of the proposal dated October 30, 2006; • a survey map dated August 17, 2006 and amended on August 19, 2006; • a sketch plan showing proposed alteration of the site and construction of a gravel driveway with two parking spaces. The two new terraces, one at the northeast corner and one at the main entrance, shown on the submitted sketch plan, are not a part of the application under consideration by the Commission at this time, nor is the new fence and gate shown at the northeast corner of the residence. The ILPC has also reviewed the Cornell Heights Historic District Summary Significance Statement drawn from the narrative prepared by Judith Dulberger, Historic Preservation consultant, preparer of the documentation on which the Cornell Heights Historic District’s listing on the National Register of Historic Places and local historic designation are based and the New York State Building Structure Inventory forms for 124, 126 and 123 Roberts Place, and a brief clip from the 1919 Beatrice Fairfax film entitled The Stone God, which shows many features of the existing shared landscape, and - - 6 J:\GROUPS\Ithaca Landmarks Preservation Commission\ILPC Meetings\1989-2009 Materials\Minutes\2006\1116.doc ILPC Minutes November 16, 2006 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 was conducted at the regularly scheduled ILPC meeting on November 16, 2006, and WHEREAS, the ILPC made the following findings of fact concerning the property and the proposal: The period of significance for development of the area now known as the Cornell Heights Historic District is identified in the Cornell Heights Historic District Summary Significance Statement as 1898-1937. The property is historically and architecturally significant as a good local example of a Craftsman style residence with Swiss chalet style balustrade evident at the second story. This was one of many styles popular between the turn of the century and WWI, the first period of the development of Cornell Heights. Constructed to house the privately owned Comstock Publishing Company, the building derives further historic significance as the early home of the Cornell University Press. Constructed within the period of significance and retaining sufficient integrity to reflect its historic and architectural significance, the property is a contributing element of the Cornell Heights Historic District. As stated in the following quotation from the Cornell Heights Historic District Summary Significance Statement, landscape is a feature that characterizes the Cornell Heights Historic District: The district’s curvilinear street plan, lavish landscape features, dramatic geographical setting, …place it in the tradition of the “ideal” residence park developed in the second half of the nineteenth century and popularized by Frederick Law Olmstead after the Civil War. - - 7 J:\GROUPS\Ithaca Landmarks Preservation Commission\ILPC Meetings\1989-2009 Materials\Minutes\2006\1116.doc ILPC Minutes November 16, 2006 As described in the New York State Building Structure Inventory Forms for 122, 124 and 123 Roberts Place, all were owned by John Henry Comstock, resident of 123 Roberts Place. Number 122 Roberts Place was originally a carriage house and 124 Roberts Place originally housed the privately owned Comstock Publishing Company (1893-1931) operated by John Henry Comstock, Both 122 and 124 Roberts Place were bequeathed to Cornell in 1931 and became facilities for the early Cornell University Press. As stated in the Building Structure Inventory Form for 124 Roberts Place, 122 and 124 originally shared the same lot and landscaped context. The proposal is to construct a 12’ wide gravel driveway with curb cuts to access the site from the southeast and from the south as shown on the sketch plan accompanied by the narrative description of the proposal dated October 30, 2006. These materials further indicate that the driveway will be screened with mature plantings. WHEREAS, in its determination of the proposal the ILPC has considered the following: Because the two lots were originally configured as a single lot that provided the landscape context for both 122 and 124 Roberts Place, the ILPC shall consider impacts on the landscape context for both historic properties. In this and all evaluation of proposals for alterations, new construction or demolition in historic districts, 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. #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 in the future, the essential form and integrity of the historic property and its environment would be unimpaired. - - 8 J:\GROUPS\Ithaca Landmarks Preservation Commission\ILPC Meetings\1989-2009 Materials\Minutes\2006\1116.doc ILPC Minutes November 16, 2006 As stated in the applicant’s narrative, the gravel drive and parking spaces are designed to have “a minimum negative impact on the original and unique landscape…” The narrative also states that owner of the contiguous property, designer Ken Vineberg, has conceived a plan with the objective of “preserving the original configuration of our two properties.” The proposed site of the gravel drive and two parking spaces avoids removal of historic material or alteration of features and spaces that characterize the two properties, in keeping with Standard #2. The proposed gravel drive and two parking spaces are differentiated from historic landscape features but are compatible in terms of size and scale, in keeping with Standard #9. Construction of the proposed gravel drive and two parking spaces as proposed 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 Cornell Heights Historic District, 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. RECORD OF VOTE: Carried 6-0-0 Yes A. Pieper, Chair N. Brcak K. Brennan George Holets S. Stein L. Truame No 0 Abstain 0 II. PLEASURE OF THE CHAIR A. Administrative Matters None B. Public Comment on Matters of Interest None - - 9 J:\GROUPS\Ithaca Landmarks Preservation Commission\ILPC Meetings\1989-2009 Materials\Minutes\2006\1116.doc ILPC Minutes November 16, 2006 C. Communications None III. APPROVAL OF MINUTES None IV. OLD BUSINESS None V. NEW BUSINESS None VI. ADJOURNMENT The meeting was adjourned at 8:45 p.m. Respectfully Submitted, Leslie A. Chatterton, Secretary Ithaca Landmarks Preservation Commission - - 10 J:\GROUPS\Ithaca Landmarks Preservation Commission\ILPC Meetings\1989-2009 Materials\Minutes\2006\1116.doc