HomeMy WebLinkAboutMN-ILPC-2007-04-12Ithaca Landmarks Preservation Commission
Meeting Held April 12, 2007
Present:
Alphonse Pieper, Chair Susan Stein
Kristin Brennan Lynn Truame
Leslie Chatterton, Staff
Absent:
Nancy Break George Holets Joel Zumoff, Council Liaison
Chair A. Pieper called the meeting to order at 7:12 p.m. and read the legal notices for the public
hearings.
I. PUBLIC HEARING
A. 115 Glen Place, East Hill Historic District —proposal to replace kitchen window with
smaller bay window, to enclose a portion of the back porch and to install a new exterior
door and window to create a mud room.
Property owners Erin McKinley and William Noon and contractor Tim Brewster were
present to address the Commission concerning the proposal.
Public Hearing
On a motion made by S. Stein, seconded by K. Brennan, 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 K. Brennan, seconded by L. Truame.
RESOLUTION RA -l: On a motion by K. Brennan, seconded by S. Stein
WHEREAS, 115 Glen Place is located in the East Hill 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 Erin
McKinley for review by the Ithaca Landmarks Preservation Commission,
(ILPC), and
WHEREAS, the action under consideration is the replacement of a kitchen
window with a smaller bay window and the enclosure of a portion
of the back porch for use as a "mudroom ", and
j /groups/ilpc /minutes /template 2/0921
Ithaca Landmarks Preservation Commission
Meeting held on April 12, 2007
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 dated March 28,
2007, including the following:
A narrative description of the proposal dated March 28, 2007,
submitted by Erin McKinley, with attached specifications from the
contractor, north, east and west elevation sketches from the contractor,
three pages of photocopied photographs and a survey map showing the
building footprint with location of alterations marked. The
Commission has also reviewed documentation submitted at the
meeting, including an image from the manufacturer of a bay window
unit similar to that proposed, specifications from the supplier for the
bay window, door, and rear window and a sketch prepared by the
applicant showing the new bay window superimposed over the outline
of the existing window.
The City of Ithaca's East Hill Historic District Summary Significance
Statement drawn from documentation prepared by Lucy Breyer,
former program analyst with the NYS Office of Parks, Recreation and
Historic Preservation 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 April 12, 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 East Hill Historic District is identified in the City of Ithaca's
East Hill Historic District Summary Significance Statement as 1830-
1932.
Constructed 1904 — 1910, the building is architecturally and
historically significant as a good example of a transitional Queen Anne
and Colonial Revival style, one of several architectural modes typical
of this period of the development of East Hill.
-2-
J:\GROUPS\Ithaca Landmarks Preservation Commission \Minutes\2007 \0412.doc
Ithaca Landmarks Preservation Commission
Meeting held on April 12, 2007
• Constructed within the district's period of significance and retaining
relatively high level of integrity 115 Glenn Place is a contributing
element of the East Hill Historic District.
As addressed in the narrative dated March 28, 2007, the proposal
involves the removal of two, paired, double -hung windows at the east
end of the south fagade and replacement with a smaller bay window,
and the enclosure of the reentrant corner of. the porch to create a
"mudroom" with the introduction of an exterior door on the new south
wall and a window on the new east wall, as specified in an
accompanying documents from Brewster Contracting and depicted in
the south and west elevation drawings.
• The purpose of the alteration is to accommodate remodeling of the
kitchen and to create an enclosed space for storage of trash receptacles,
brooms, shovels and other utilitarian items near the rear door.
In consideration of this and all approvals of proposals for
alterations, new construction or demolition in historic
districts, the ILPC must determine that the proposed
exterior work will not have a substantial adverse effect on
the aesthetic, historical or architectural significance and
value of either the landmark or, if the improvement is
within a district, of the neighboring improvements in such
district. In considering architectural and cultural value,
the Commission shall consider whether the proposed
change is consistent with the historic value and the spirit of
the architectural style of the landmark or district in
accordance with Section 228 4E (1)(a) of the Municipal
Code. In making this determination the Commission 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
-3-
J:\GROUPS\Ithaca Landmarks Preservation Commission\Minutes\2007 \0412.doc
Ithaca Landmarks Preservation Commission
Meeting held on April 12, 2007
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.
As shown in the photographs provided, the paired double hung
windows proposed for removal are not located on a primary fagade
and are not easily visible. As stated in the narrative dated March 28,
2007, in the context of the kitchen remodeling, alternatives to removal
of these windows were evaluated, but ultimately it was determined that
the proposed alternative would have a comparatively minimal impact
on the character of the property.
The proposal preserves distinctive features, finishes, and construction
techniques and examples of craftsmanship that characterize the
historic property in keeping with Standard #S
The exterior alterations including installation of a new bay window,
enclosure of a portion of the rear porch and introduction of a new
door and window in the south and east exterior walls of the new
enclosure will have a minimal impact on historic materials that
characterize the property. The new work is differentiated from the old
and is compatible with the massing, size and 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 East Hill 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 conditions:
Trim for new windows and doors shall match existing trim.
RECORD OF VOTE: Carried 4 -0 -0
Yes No Abstain
K. Brennan 0 0
A. Pieper
S. Stein
L. Truame
-4-
J:\GROUPS\Ithaca Landmarks Preservation Commission \Minutes\2007 \0412.doc
Ithaca Landmarks Preservation Commission
Meeting held on April 12, 2007
Chair A. Pieper changed the order of the agenda to continue with
C. Delta Chi Fraternity, 102 The Knoll, Cornell Heights District — proposal for window
and door alterations, mechanical exhaust penetrations,, and free standing assembly
of cooling equipment.
Delta Chi representative Roy Payne was present to address the Commission concerning
the proposal. He was accompanied by Mark Wheeler of Harris Beach PLLC, carpenter
Peter Silag, Marvin Windows representative Roy Andrews and Randy Crawford of
Crawford & Stearns Architects and Preservation Planners. M. Wheeler addressed the
Commission on behalf of R. Payne concerning the windows. Chair A. Pieper stated the
Commission's position that at the regular ILPC meeting held on September 22, 2005 the
applicant had been notified that consideration of window replacement could not happen
until completion of a window survey evaluating the type and condition of each window
proposed for replacement. The ILPC will use the survey to determine whether any of the
windows can be retained and/or repaired. The current window survey is unclear about
conditions of specific windows and, because it was completed by the proposed window
supplier, does not constitute an independent assessment concerning potential repair or
reconstruction. M. Wheeler conferred with R. Payne who agreed to withdraw the survey
and postpone consideration of window replacement until a satisfactory evaluation could
be completed. The ILPC proceeded with review of other proposals.
ILPC members questioned the applicant and discussed the proposed mechanical exhaust
penetrations, treatment of specific doors and windows, and installation of a large cooling
unit on the exterior of the grounds. In the course of the discussion ILPC members
indicated that glass block proposed as infill in window openings in the service exit way is
not a material appropriated to the building's style or construction date. They viewed the
proposal to change previously approved wood and glass replacement doors to metal doors
with a 12" x 12" view panel as a choice that is not compatible with the architectural
features of Delta Chi and agreed by consensus that such doors would have an adverse
impact on the integrity of the building. ILPC members stated that they would be
favorable to the applicants suggestion to use fiberglass doors either with no glass or with
glass of a larger size than 12" x 12" to be in keeping with proportion of glass to wood
found on several surviving historic doors.
Public Hearing
On a motion made by K. Brennan, 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 K. Brennan and seconded by S. Stein.
RESOLUTION RC -1: On a motion by S. Stein, seconded by L. Truame
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
-5-
J:\GROUPS\Ithaca Landmarks Preservation Commission \Minutes\2007 \0412.doc
Ithaca Landmarks Preservation Commission
Meeting held on April 12, 2007
WHEREAS, as set forth in Section 228 -4(E) of the Municipal Code, an application for
a Certificate of Appropriateness was submitted by Jonathan Carnes 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 mechanical exhaust
penetrations proposed as part of the overall rehabilitation of the
fraternity building, 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 April 12, 2007, the ILPC reviewed the submitted
documentation received on March 28, 2007 including the following:
• materials submitted by Crawford & Stearns consisting of a narrative
description of the proposal dated March 28, 2007, and drawings dated
March 27, 2007 including a west elevation labeled A, a partial east
elevation labeled B, a partial north elevation labeled C, a partial south
elevation labeled D, and photographs labeled B and C.
• Crawford & Stearns north elevation drawing A -7 dated 1/5/07,
previously submitted by Randy Crawford.
• 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 April 12, 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
-6-
J:\GROUPS\Ithaca Landmarks Preservation Commission \Minutes\2007 \0412.doc
Ithaca Landmarks Preservation Commission
Meeting held on April 12, 2007
Heights Historic District Summary Significance Statement as 1898-
1937.
• As stated on the New York Building Structure Inventory form, Delta
Chi Fraternity house, constructed 1914 -1915, is architecturally and
historically significant as an example of the work of locally prominent
architects Arthur Gibb and Oman 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 201h 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.
The additional mechanical exhaust penetrations include the
following:
installation of two dryer vent caps behind the existing coal
chute door located to the west of the existing front steps as
shown on north elevation drawing C. The door would be
propped in a slightly open position to facilitate airflow from the
vents as referenced in photograph B.
installation of three vent caps, each 4" square, at current CMU
masonry recess at east wall of front entry stoop, as referenced
in photograph C of the applicant's submission materials.
installation of one additional roof mounted gooseneck vent cap
for kitchen equipment exhaust at east facing roof slope, as
referenced in partial east elevation B of the applicant's
submission as well as in drawing A -7.
• installation of a 21" square vent louver at the fourth floor south
facing gable as referenced in partial south elevation drawing D,
to be painted brown to match existing trim color, and
In consideration of this and all approvals of proposals for
alterations, new construction or demolition in historic districts,
the ILPC must determine that the proposed exterior work will
not have a substantial adverse effect on the aesthetic, historical
or architectural significance and value of either the landmark
or, if the improvement is within a district, of the neighboring
-7-
J:\GROUPS\Ithaca Landmarks Preservation Commission \Minutes\2007 \0412.doc
Ithaca Landmarks Preservation Commission
Meeting held on April 12, 2007
improvements in such district. In considering architectural
and cultural value, the Commission shall consider whether the
proposed change is consistent with the historic value and the
spirit of the architectural style of the landmark or district in
accordance with Section 228 -4E (1)(a) of the Municipal Code.
In making this determination the Commission 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.
#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.
The proposed mechanical exhaust penetrations support the building's
continued historic use as a fraternity house, in keeping with Standard #1.
As shown on drawings B, C, and D the chosen locations for the vents,
exhaust duct, and louver in relation to the total building mass, reduce the
impact of the additional mechanical exhaust penetrations on historic
materials that characterize the property. These drawings also show that
the new work is differentiated from the old and the mechanical exhaust
penetrations are relatively small in relation to the massing, size, scale and
architectural features of the building, thereby protecting the integrity of
the property and its environment, in keeping with Standard #9.
Future removal of the mechanical exhaust penetrations will not impair the
essential form and integrity of the historic property or 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
-8-
J: \GROUPS\Ithaca Landmarks Preservation Commission \Minutes\2007 \0412.doc
Ithaca Landmarks Preservation Commission
Meeting held on April 12, 2007
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.
RECORD OF VOTE: Carried 4 -0 -0
Yes No Abstain
K. Brennan 0 0
A. Pieper
S. Stein
L. Truame
RESOLUTION RC -2 On a motion by L. Truame 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 Jonathan Carnes 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 alterations to windows detailed below,
some being revisions to prior approvals and some being new proposals as
noted below, and the exterior placement of a refrigeration unit, 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 April 12, 2007, the ILPC reviewed the submitted
documentation received on March 28, 2007 including the following:
materials submitted by Crawford & Stearns consisting of a narrative
description of the proposal dated March 28, 2007, and drawings dated
March 27, 2007 including a west elevation drawing A, a partial east
elevation drawing B, partial north elevation drawing C, partial south
elevation drawing D, sheets 1 -4 of photocopied photographs A -G,
drawings of Marvin proposed replacement window specifications,
sheets 1 -3 and existing historic window specifications shown on sheets
4 and 5.
-9-
J: \GROUPS\Ithaca Landmarks Preservation Commission \Minutes\2007 \0412.doc
Ithaca Landmarks Preservation Commission
Meeting held on April 12, 2007
materials submitted at the meeting by Randy Crawford of Crawford &
Stearns including a site plan labeled sheet 1 and dated 9/5/06 showing
the location of the free- standing refrigeration equipment, images of the
refrigeration unit and other information from the manufacturer, and a
paint sample of the proposed exterior color.
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 April 12, 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.
As stated on the New York State Building and Structure Inventory form,
Delta Chi Fraternity house, constructed 1914 -1915, is architecturally and
historically significant as an example of the work of locally prominent
architects Arthur Gibb and Oman 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.
The portions of the proposed work that constitute revision of
previously approved proposals include the following:
44
J: \GROUPS\Ithaca Landmarks Preservation Commission \Minutes\2007 \0412.doc
Ithaca Landmarks Preservation Commission
Meeting held on April 12, 2007
West bay
• Revision to Certificates of Appropriateness approved at the
September 22, 2005 meeting and revised at the January 18,
2007 meeting, for treatment of the west bay shown on west
elevation drawing A dated March 27, 2007. Revisions to
include installation of fixed sash windows at the north and
south faces of the west bay, replacing previously approved
stucco wall treatment. The new fixed sash window includes a
horizontal wood member to simulate the appearance of the
meeting rail of the previously approved west facing operable
sashes. The current proposal includes deletion of previously
approved divided light in all upper sashes, proposing instead
single light sash.
The portions of the proposed work that constitute new work
and are part of the proposal submitted by include the
following:
Kitchen areaway
• infill of windows W13O1, W1302, and WB03 with material
installed in the opening at the plane of the historic sash. These
windows are in the areaway to the kitchen shown on
photograph D.
Dormer windows north facade
• replacement of non - historic, casement windows W320, W321,
and 322 shown on partial north elevation drawing C and in
photograph F. Replacement windows are new wooden,
aluminum exterior clad, double hung windows specified and
compared with historic window dimensions on detail sheetsl -5.
Refrigeration Unit
• placement of a refrigeration unit south of the south (rear) east
corner of the building to be located on a downhill slope and
screened with shrubbery.
In consideration of the approval of this and all of proposals for
alterations, new construction or demolition in historic districts,
the ILPC must determine that the proposed exterior work will
not have a substantial adverse effect on the aesthetic, historical
or architectural significance and value of either the landmark
or, if the improvement is within a district, of the neighboring
improvements in such district. In considering architectural
and cultural value, the Commission shall consider whether the
proposed change is consistent with the historic value and the
spirit of the architectural style of the landmark or district in
41
J:\GROUPS\Ithaca Landmarks Preservation Commission \Minutes\2007 \0412.doc
Ithaca Landmarks Preservation Commission
Meeting held on April 12, 2007
accordance with Section 228 -4E (1)(a) of the Municipal Code.
In making this determination the Commission is guided by the
Secretary of the Interior's Standards for Rehabilitation and in
this case specifically the following Standards:
#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.
West bay
The previously approved west bay is a new addition constructed by
enclosing a formerly open balcony. As shown on the drawing A
and section drawing 4, the proposed revisions further distinguish
this feature as new work, differentiated from the old and in keeping
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.
Kitchen areaway
The infill of window openings WB01, WB02, and WB03 with
material installed in opening at plane of historic sash will not alter
window openings, in keeping with Standard #9.
The location is almost completely obscured from view, a factor
that substantially mitigates the potential adverse effect of
obscuring from view the historic window sash. This treatment will
not impair the essential form and integrity of the building, in
keeping with Standard #10.
Refrigeration equipment
Locating the refrigeration equipment on the downward slope south
of the south (rear) east corner of the building obscures visibility of
the unit as shown on section drawing 2 and on the submitted site
plan. The proposed paint color and shrubbery will further limit
the visibility of the unit. These factors substantially mitigate the
potential adverse visual effect of this large refrigeration unit, in
keeping with Standard #9.
42-
J: \GROUPS\Ithaca Landmarks Preservation Commission \Minutes\2007 \0412.doc
Ithaca Landmarks Preservation Commission
Meeting held on April 12, 2007
Future removal of the refrigeration unit will not impair the
essential form and integrity of the building, 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:
• Staff shall review and approve treatment and infill material for
window openings in the kitchen areaway.
• Staff shall review and approve planting material to be installed to
screen the exterior refrigeration equipment.
RECORD OF VOTE: Carried 4 -0 -0
Yes No Abstain
K. Brennan 0 0
A. Pieper
S. Stein
L. Truame
Resolution RC -3: withdrawn
Chair A. Pieper continued with item
B. 102 West State Street, Hibbard Block, Clinton Block Historic District — proposal for
fire escape extension.
There was no one present to address the ILPC concerning the application. Commission
members briefly discussed the proposal
Public Hearing
On a motion made by S. Stein, seconded by L. Truame, 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 K. Brennan, seconded by S. Stein.
433
J: \GROUPS\Ithaca Landmarks Preservation Commission \Minutes\2007 \0412.doc
Ithaca Landmarks Preservation Commission
Meeting held on April 12, 2007
RESOLUTION: The resolution was moved by K. Brennan and seconded by S. Stein
WHEREAS, the Hibbard Block, 102 -104 West State Street is located in the Clinton
Block 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 building manager Jim
Bruno for review by the Ithaca Landmarks Preservation Commission,
(ILPC), and
WHEREAS, the action under consideration is the extension of an existing fire
escape on the building's east side, 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 April 12, 2007, the ILPC reviewed the submitted
documentation received on March 29, 2007 and presented at the meeting
on April 12, 2007, including the following:
An emailed narrative description of the proposal from Jim Bruno and
dated March 29, 2007
A drawing dated April 5, 2007 and titled Ladder and Gate.
The New York State Building Structure Inventory form for the
Hibbard Block dated April 1979 with photograph updated in 1992
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 April 12, 2007, and
WHEREAS, the ILPC has made the following findings of fact concerning the property
and the proposal:
Three buildings comprise the Clinton Block Local Historic District:
the Clinton House constructed 1828 -1830, the Clinton Hall 1847, and
the 102 -106 West State Street known as the Hibbard Block, 102 and
104 constructed 1847 and 106 constructed c. 1860. The Clinton Block
underwent several significant alterations, the last in 1902 being the
reconstruction after a major fire which returned elements of the
building's earliest form and resulted in the Clinton House we see
44
J: \GROUPS\Ithaca Landmarks Preservation Commission \Minutes\2007 \0412.doc
Ithaca Landmarks Preservation Commission
Meeting held on April 12, 2007
today. Thus the period of significant for the Clinton Block is 1830 —
1902.
As shown in the City of Ithaca's Reconnaissance Level Survey
of Historic Resources prepared in 1992 and on file in the City
of Ithaca Department of Planning and Development, the
Hibbard Block possesses a high level of architectural and
historical significance and sufficient integrity to reflect its
significance. Constructed within the district's period of
significance, the Hibbard Block is a contributing element of the
Clinton Block Local Historic District.
As described in the narrative submitted by email and shown on
the drawings, the proposal involves fabrication and placement
of a steel ladder on the east side of the building connecting the
fire escape's current termination at a platform located at the
second story level to the sidewalk The proposal also involves
the installation of security gate at the south end of the existing
platform, as described in the submitted narrative and shown on
the elevation drawing.
In consideration of this and all approvals of proposals for
alterations, new construction or demolition in historic districts,
the ILPC must determine that the proposed exterior work will
not have a substantial adverse effect on the aesthetic, historical
or architectural significance and value of either the landmark
or, if the improvement is within a district, of the neighboring
improvements in such district. In considering architectural
and cultural value, the Commission shall consider whether the
proposed change is consistent with the historic value and the
spirit of the architectural style of the landmark or district in
accordance with Section 228 -4E (1)(a) of the Municipal Code.
In making this determination the Commission 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.
45
J: \GROUPS\Ithaca Landmarks Preservation Commission \1\4inutes\2007 \0412.doc
Ithaca Landmarks Preservation Commission
Meeting held on April 12, 2007
#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.
As shown in the submitted narrative and drawings, the fire escape system
does entail removal of historic materials that characterize the property, in
keeping with Standard #2.
Serving an exclusively functional purpose to provide a safe means of
egress in case of fire or other hazardous circumstance, the fire escape
system is not a prominent feature of the building's architectural character.
The proposal does not destroy historic materials that characterize the
property. The new work is differentiated from the old and is compatible
with the massing, size, scale, and architectural features to protect the
historic integrity of the property and its environment, in keeping with
Standard #9
As show in the submitted narrative and graphic documentation, the
attachment of the new ladder to the building 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, 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.
RECORD OF VOTE:
Yes No
K. Brennan 0
A. Pieper
S. Stein
L. Truame
46-
J:\GROUPS\Ithaca Landmarks Preservation Commission \Minutes\2007 \0412.doc
Abstain
0
Ithaca Landmarks Preservation Commission
Meeting held on April 12, 2007
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. Milstein Hall, Arts Quad Historic District — Commission members discussed qualities of
the Rem Koolhaas design for Milstein hall. They expressed a sense of urgency in
wanting to conveying the key points of their consideration to the architectural team while
the project is still in the early design stage and directed staff to draft the comments in
memo form to be sent to Cornell project architect Andrew Magre.
VI. ADJOURNMENT The meeting was adjourned at 9:30 p.m.
Respectfully Submitted,
S Cr e 4 . 6"'4 A�-eAAw,
Leslie A. Chatterton, Secretary
Ithaca Landmarks Preservation Commission
47
J: \GROUPS\Ithaca Landmarks Preservation Commission \Minutes\2007 \0412.doc