HomeMy WebLinkAboutMN-ILPC-2007-03-08Ithaca Landmarks Preservation Commission
Meeting Held March 8, 2007
Present:
Alphonse Pieper, Chair
George Holets
Susan Stein
Lynn Truame
Joel Zumoff, CC Liaison
Leslie Chatterton, Staff
Absent: Kristen Brennen, Nancy Brcak
Chair Alphonse Pieper called the meeting to order at 7:10 p.m. and read the legal notice for the
public hearing.
I. PUBLIC HEARING
A. 218 Fall Creek Drive, Cornell Heights Historic District – proposal to replace three
basement windows and add a fourth window.
Staff reported that the existing windows are of inferior construction and do not contribute
to the building’s historic character. There was no one present to address the Commission
concerning the proposal. . After brief discussion ILPC members concluded that the
project is essentially an in-kind replacement with addition of one window on west side
also at basement level. It was also noted that the basement windows are small and at
grade and are not easily visible
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, A. Pieper closed the
public hearing on a motion made by L. Truame, seconded by S. Stein.
RESOLUTION: On a motion by G. Holets, seconded by S. Stein
WHEREAS, 218 Fall Creek Drive 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
Camp for review by the Ithaca Landmarks Preservation Commission,
(ILPC), and
WHEREAS, the action under consideration is the replacement of three original
basement windows and the addition of a fourth on the east
foundation wall, 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
1
j/groups/ilpc/minutes/template 2/1012
ILPC Meeting
03/08/07
WHEREAS, at the meeting held on March 8, 2007, the ILPC reviewed the submitted
documentation received on December 18, 2006, including the following:
• A narrative description of the proposal dated February 14, 2007,
submitted by Robert Camp.
• 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 March 8, 2007, and
WHEREAS, the ILPC has 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 1924-1925, the building is architecturally and historically
significant as a good example of the Colonial Revival style, one of several
architectural styles popular during this second 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, 218 Fall Creek Drive is a contributing element of the
Cornell Heights Historic District.
As addressed in the narrative dated February 14, 2007, the
proposed replacement of the existing basement windows will be
in-kind, with the exception that double-glazing will be used instead
of single glazing. The window to be added on the east façade will
be of the same size, design and material as the other windows and
will be located in an opening previously used for the coal bin and
later blocked up.
2
J:\GROUPS\Ithaca Landmarks Preservation Commission\ILPC Meetings\ILPC MINUTES - 20XX-2010 - FOR
NEW WEB SITE\2007\0308 - Draft 2.doc
ILPC Meeting
03/08/07
The purpose of the alteration is to accommodate basement
remodeling for use as home office space by the owner occupant.
Existing window frames are simple two by four construction, not
adequately sealed, in poor condition and single glazed.
In its determination of the proposal to replace existing
windows and add a fourth basement 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 the massing, size, scale, and architectural
features to protect the historic integrity of the property and its
environment.
Serving a primarily functional purpose to provide light and ventilation to
the basement interior, the existing basement windows are not a prominent
feature of the building’s architectural character. The proposal does not
remove historic materials that characterize the property and is in keeping
with Standard #2.
As described in the narrative the replacement windows will match existing
windows in size, and design and other visual respects with the only
difference being the proposed double-glazing. The replacement windows
and proposed new window are identical to the existing windows in
massing, size, scale, and architectural features to protect 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 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
3
J:\GROUPS\Ithaca Landmarks Preservation Commission\ILPC Meetings\ILPC MINUTES - 20XX-2010 - FOR
NEW WEB SITE\2007\0308 - Draft 2.doc
ILPC Meeting
03/08/07
RESOLVED, that the ILPC approves the application for a Certificate of Appropriateness.
RECORD OF VOTE
Yes
G. Holets
A. Pieper
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
1. Anna Comstock Hall, Cornell Heights Historic District – proposal for in-kind repair of
free standing brick walls at rear of the property.
Staff recounted the history of the project, beginning in
III. APPROVAL OF MINUTES
IV. OLD BUSINESS
V. NEW BUSINESS
A. Milstein Hall, Arts Quad Historic District proposal for new construction
Dean of the College of Art Architecture and Planning, Mohsen Mostafavi and
Cornell staff architect Andrew Magre were present to address the Commission
concerning the proposal
B. Schuyler House, East Hill Historic District – proposal to remove chimneys
V. NEW BUSINESS
VI. ADJOURNMENT
4
J:\GROUPS\Ithaca Landmarks Preservation Commission\ILPC Meetings\ILPC MINUTES - 20XX-2010 - FOR
NEW WEB SITE\2007\0308 - Draft 2.doc
ILPC Meeting
03/08/07
Respectfully Submitted,
Leslie A. Chatterton, Secretary
Ithaca Landmarks Preservation Commission
5
J:\GROUPS\Ithaca Landmarks Preservation Commission\ILPC Meetings\ILPC MINUTES - 20XX-2010 - FOR
NEW WEB SITE\2007\0308 - Draft 2.doc