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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