HomeMy WebLinkAboutMN-ILPC-2007-01-18Approved by ILPC — 2/14/08
Ithaca Landmarks Preservation Commission
Meeting Held January 18, 2007
Present:
Alphonse Pieper, Chair
Nancy Brcak, Vice-Chair
Kristin Brennan
George Holets
Susan Stein
Lynn Truame
Leslie Chatterton, Staff
Chair A. Pieper called the meeting to order at 7:10 and read the legal notices for the public
hearings.
I. PUBLIC HEARING
A. Delta Chi Fraternity, 102 The Knoll, Cornell Heights District – proposal for
construction of a projecting bay at the location of the existing second floor balcony.
Owner’s representative Randy Crawford of Crawford & Stearns Architects and
Preservation Planners was present to address the Commission concerning the proposal.
Public Hearing
On a motion made by G. Holets seconded by S. Stein, 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 K. Brennan, seconded by S. Stein
WHEREAS, the Delta Chi Fraternity, 102 The Knoll, 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 Randall Crawford of
Crawford & Stearns Architects and Preservation Planners on behalf of
Delta Chi for review by the Ithaca Landmarks Preservation Commission,
(ILPC), and
WHEREAS, the action under consideration is the enclosure of a third story
balcony to create a projecting bay on the building’s west façade,
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 January 18, 2007, the ILPC reviewed the submitted
documentation received on December 18, 2006, including the following:
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• materials submitted by Crawford & Stearns consisting of a narrative
description of the proposal dated December 18, 2006, the elevation
drawing #2 showing the west façade, and photo B showing existing
fenestration on the upper stories of the west façade.
• 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.
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 January 18, 2007, 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.
Constructed 1914-1915, the building is architecturally and historically
significant as an example of the work of locally prominent architects
Arthur Gibb and Ornan Waltz.
The building is also architecturally and historically significant as a good
example of the Tudor Revival style, popular in the early decades of the
20th century during the first period of the development of Cornell Heights.
Constructed within the district’s period of significance and
retaining sufficient integrity to reflect its historic and architectural
significance the Delta Chi fraternity house is a contributing
element of the Cornell Heights Historic District.
At the meeting held on September 22, 2005, the ILPC approved a
proposal that included repair and restoration of the balcony on the
west façade with new decking and reconstruction of the balustrade
to match the first floor porch below, installation of pipe railing for
safety, and a proposal for removal and replacement of sliding glass
door on the third floor west façade with wood and glass doors and
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windows to match typical existing windows and doors. The
current proposal is considered to be a revision of the prior
approval.
As explained in the narrative dated December 18, 2006 and shown
in drawing #2 and photo B, the proposal involves construction of a
bay on the existing balcony deck, to be repaired in-kind; in-kind
repair or replacement of the existing balustrade; and in-kind repair
or replacement of existing brackets. As shown in the submitted
materials the exterior treatment will match existing stucco finish.
The purpose of the alteration is to increase interior space.
In its determination of the proposal to enclose the existing open
balcony 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 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.
Physical evidence, including a demarcation visible on the floor of the
interior space directly behind the current balcony denoting the existence
of an earlier original wall located behind the original balcony, shows that
the full open space of the original balcony has already been reduced,
likely at the time of the installation of the sliding glass doors referenced in
the applicant’s narrative description of the proposal. As shown on the
west elevation drawing, the enclosed balcony will be built on the existing
deck, to be repaired in-kind and will retain the original balustrade, to be
repaired or where necessary replaced in-kind and original brackets
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visible on the exterior, also to be repaired or replaced in-kind as
necessary. The proposal does not remove historic materials that
characterize the property and preserves elements of the earlier balcony, in
keeping with Standard #2.
As described in the narrative and shown on the west elevation, the
proposed balcony enclosure retains elements related to its prior use.
Construction of the enclosure within the context of the balcony and
retention of historic materials that characterize the property differentiate
the new work from the old, in keeping with Standard #9. The new
enclosure is compatible with the massing, size, scale, and architectural
features of the building to protect the historic integrity of the property and
its environment, in keeping with Standard #9.
Historic fabric incorporated into the design of the balcony enclosure is
sufficient to enable reversal of the alteration 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 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 ILPC approves the application for a Certificate of Appropriateness
with the following condition:
Final Commission review and approval of proposed window specifications.
RECORD OF VOTE: Carried 5-1-0
Yes
Al Pieper, Chair
N. Brcak
K. Brennan
S. Stein
L. Truame
No
G. Holets
Abstain
0
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B. Delta Chi Fraternity, 102 The Knoll, Cornell Heights District – proposal for
installation of air intake mechanism and kitchen exhaust flue
Owner’s representative Randy Crawford of Crawford & Stearns Architects and
Preservation Planners was present to address the Commission concerning the proposal.
RESOLUTION: Moved by G. Holets, seconded by K. Brennan.
WHEREAS, the Delta Chi Fraternity, 102 The Knoll, 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 Randall Crawford of
Crawford & Stearns Architects and Preservation Planners on behalf of
Delta Chi for review by the Ithaca Landmarks Preservation Commission,
(ILPC), and
WHEREAS, the actions under consideration are the creation of a new opening
on the north façade for the installation of a make-up air intake vent
and the interior installation of a new kitchen exhaust duct
expressed on the exterior with a duct, 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 January 18, 2007, the ILPC reviewed the submitted
documentation received on December 18, 2006, including the following:
• materials submitted by Crawford & Stearns consisting of a narrative
description of the proposal dated December 18, 2006, the elevation
drawing #1 showing the north façade, photo A showing the exit way
screening wall to be reconstructed at the north façade, and the detail
drawing submitted at the meeting.
• 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.
WHEREAS, the applicant has provided sufficient documentation and information to
evaluate impacts of the proposal on the subject property and surrounding
properties, and
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WHEREAS, a public hearing for the purpose of considering approval of a Certificate of
Appropriateness was conducted at the regularly scheduled ILPC meeting
on January 18, 2007, and
WHEREAS, the ILPC 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.
Constructed 1914-1915, the building is architecturally and historically
significant as an example of the work of locally prominent architects
Arthur Gibb and Ornan Waltz.
The building is also architecturally and historically significant as a good
example of the Tudor Revival style, popular in the early decades of the
20th century during the first period of the development of Cornell Heights.
Constructed within the district’s period of significance and
retaining sufficient integrity to reflect its historic and architectural
significance, the Delta Chi fraternity house is a contributing
element of the Cornell Heights Historic District.
As explained in the narrative description of the proposal and
shown on the north elevation drawing, the new opening will be
located between two existing windows on the first floor level at the
east end of the north facade. The top of the new opening will be in
alignment with the adjacent windows and the opening width is
approximately the same as windows on either side. An operable,
black-painted ventilation louver will be recessed into the new
opening, to be trimmed in the same manner as adjacent windows.
Metal grille work is to be placed over the louver in the outermost
area of the opening’s reveal to help obscure the vent behind. The
design of the metal grille work draws on the arrangement of lights
in the window sash on either side of the proposed opening.
As described in the narrative description of the proposal and shown
on the north elevation drawing, the kitchen exhaust flue will be
installed on the building’s interior and will be visible as a
protrusion located forward of the east dormer at the northeast
corner of the building. There will be a minimum of 40” of the
exhaust duct visible above the roofline.
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The purpose of the action is to meet the code requirements for
provision of make-up air for the kitchen exhaust and to provide for
elimination of exhaust to the outside via the roof.
In its determination of the proposal to create a new opening for
the installation of a make-up air ventilation system and the
installation of an exhaust duct to penetrate the roof, 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 guided by the Secretary of
the Interior’s Standards for Rehabilitation and in this case specifically
the following Standards.
#1 A property shall be used for its historic purpose or be placed in a
new use that requires minimal change to the defining characteristics
of the building and its site and environment.
#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.
The current building code requires installation of a make-up air vent and
an exhaust duct to continue the historic purpose of the kitchen, an
important support for the building’s primary historic and future use as a
fraternity building, in keeping with Standard #1.
As explained in the narrative description of the project, choices for the
location of the make-up air intake for the kitchen exhaust fan and the
exhaust duct are limited.
All of the duct serving to draw out exhaust will be located on the
building’s interior except the approximately 40” protrusion from the roof.
The protruding flue expresses the domestic function of the fraternity
house, and the minimal protrusion avoids alteration of features or spaces
that characterize the property, in keeping with Standard #2.
The exposed 40”+/- of the exhaust duct is differentiated from the
building’s historic fabric and its relatively small size compared with the
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considerable massing, size, scale, and architectural features of the roof,
thereby reducing the potential impact of the alteration and protecting the
historic integrity of the property and its environment, keeping with
Standard #9.
As reference in the narrative, the applicant’s decision to create a new
opening expressly for the purpose of providing the required make-up air
intake for the kitchen exhaust fan was weighed against the impact of
converting an existing kitchen window for this use. The introduction of a
new opening to provide the make-up air intake vent avoids the greater
impact of altering an original window, in keeping with Standard #2.
The treatment of the new opening and louver infill is differentiated from
the old and its small size in relation to the building’s overall massing, size,
scale and fenestration pattern reduces the potential impact of the
alteration, thereby protecting the historic integrity of the property and its
environment, in keeping with Standard #9.
WHEREAS, the proposal will not have a substantial adverse effect on the aesthetic,
historical, or architectural significance of the Cornell Heights Historic
District as set forth in Section 22-84E(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 ILPC approves the application for a Certificate of Appropriateness
with the following conditions:
The exposed exhaust duct shall be painted to blend with roof material; a
paint sample shall be submitted for staff review and approval.
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
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C. Delta Chi Fraternity, 102 The Knoll, Cornell Heights District – proposal for
conversion of a fourth floor gable vent to a new casement window.
Owner’s representative Randy Crawford of Crawford & Stearns Architects and
Preservation Planners was present to address the Commission concerning the proposal.
RESOLUTION: Moved by N. Brcak, seconded by K. Brennan.
WHEREAS, the Delta Chi Fraternity, 102 The Knoll, 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 Randall Crawford of
Crawford & Stearns Architects and Preservation Planners on behalf of
Delta Chi for review by the Ithaca Landmarks Preservation Commission,
(ILPC), and
WHEREAS, the action under consideration is the replacement of an existing
gable vent on the west façade with a new window, 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 January 18, 2007, the ILPC reviewed the submitted
documentation received on December 18, 2006, including the following:
• materials submitted by Crawford & Stearns consisting of a narrative
description of the proposal dated December 18, 2006, the elevation
drawing #2 showing the west façade, and photo A showing the
existing gable vent.
• 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.
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 January 18, 2007, and
9
WHEREAS, the ILPC 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.
Constructed 1914-1915, the building is architecturally and historically
significant as an example of the work of locally prominent architects
Arthur Gibb and Ornan Waltz.
The building is also architecturally and historically significant as a good
example of the Tudor Revival style, popular in the early decades of the
20th century during the first period of the development of Cornell Heights.
Constructed within the district’s period of significance and
retaining sufficient integrity to reflect its historic and architectural
significance, the Delta Chi fraternity house is a contributing
element of the Cornell Heights Historic District.
As explained in the narrative description of the proposal and
shown on drawing #2 of the west elevation, the replacement of the
vent with a new casement window will involve the enlargement of
the existing opening and modification of the faux half-timbering
and stucco exterior finish.
The purpose of the alteration is to provide light and ventilation to
accommodate conversion of the attic to habitable space.
In its determination of the proposal to replace the attic vent
with a casement window, 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 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
10
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.
The existing vent is a functional element that is not a contributing element
of the building’s historic or architectural character as stipulated in
Standard #2.
Replacement of the existing vent with a casement window and proposed
alteration of the faux, half-timbering and stucco exterior, changes, does
not destroy historic materials that characterize the property, in keeping
with Standard #9
The new casement window is differentiated from the building’s historic
fabric thereby protecting the historic integrity of the property and its
environment in keeping with Standard #9.
Reversal of this alteration in the future will not impair the essential form
and integrity of the historic property and its environment 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 as set forth in Section 22-84E(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 ILPC approves the application for a Certificate of Appropriateness
with the following conditions:
The ILPC shall review and approve a revised drawing, with proportions of
the height to width of the new window more in keeping with other
windows on the west façade.
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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
II. PLEASURE OF THE CHAIR
A. Administrative Matters
None.
B. Public Comment on Matters of Interest
None.
C. Communications
None.
III. APPROVAL OF MINUTES
A. On a motion by G. Holets, seconded by L Truame, the minutes of the August 17, 2006
meeting were approved by unanimous vote of the ILPC. ILPC members reviewed the
minutes of the November 16, 2006 meeting and called a formatting error to the attention
of staff. On a motion by K. Brennan, seconded by S. Stein, the November 16, 2006
minutes were approved as corrected by unanimous vote of the ILPC.
IV. OLD BUSINESS
None.
V. NEW BUSINESS
A. Staff announced that both A. Pieper and N. Brcak were willing to continue in their
respective roles as Chair and Vice-Chair. A. Pieper called for a motion to open
nominations from the floor for first for the chairmanship. L Truame moved to open the
nominations. Hearing none, Chair A. Pieper closed the nominations, on a motion from
G. Holets, seconded by S. Stein.
A. Pieper called for a motion to open nominations from the floor for the vice-chair
position. G. Holets moved to open the nominations. Hearing none, Chair A. Pieper
closed the nominations on a motion from K. Brennan, seconded by L. Truame. A. Pieper
then called for a motion on the slate of A. Pieper for chair and N. Brcak for vice-chair. S.
Stein moved the nominations; L. Truame seconded the motion.
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RECORD OF VOTE: Carried 6-0-0
Yes
K. Brennan
N. Brcak
G. Holets
A. Pieper
S, Stein
L. Truame
No
0
Abstain
0
VI. ADJOURNMENT
The meeting was adjourned at 8:45 p.m.
Respectfully Submitted,
Leslie A. Chatterton, Secretary
Ithaca Landmarks Preservation Commission
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