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HomeMy WebLinkAboutMN-ILPC-2007-07-09Approved by ILPC – 8/14/07 Ithaca Landmarks Preservation Commission July 9, 2007 Present: Alphonse Pieper, Chair Nancy Brcak, Vice Chair George Holets Susan Stein Lynn Truame Leslie Chatterton, Staff Chair A. Pieper called the meeting to order at 7:00 pm and read the legal notices for the public hearings. I. PUBLIC HEARING A. 111-113 Heights Court, Cornell Heights Historic District – proposal to alter openings for two rear windows, and replace missing doors. The property owner Richard Monclova was present to address the Commission concerning the proposal. Staff explained that the application was for a small portion of the project involving reconstruction of a fire damaged residence. The Commission’s discussion focused on the appropriateness of the replacement doors which are solid wood, flush doors fitted by the owner to accept a stained glass panel in the upper portion. Commission members commented that the stained glass panel was contemporary in design and materials, was not correctly proportioned in relation to the dimensions of the door, and that the flush door surface was not in keeping with the building’s other architectural features. It was also s noted that the recessed location of the door somewhat mitigated the adverse impact, and that the alteration is reversible. Commission members suggested that the applicant consult with Historic Ithaca and took no further action. None had concerns with the two rear windows. Public Hearing On a motion by L. Truame, seconded by G. Holets, 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 N. Brcak, seconded by S. Stein. RESOLUTION RA-1: Moved by S. Stein, seconded by G. Holets: WHEREAS, 111-113 Heights Court 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 the property owners Blodwen and Richard Monclova for review by the Ithaca Landmarks Preservation Commission, (ILPC), and 1 ILPC Meeting July 9, 2007 WHEREAS, the action under consideration is the alteration of two windows on the rear façade as part of the overall rehabilitation of this fire damaged residence, and WHEREAS, the project is a Type II Action under the New York State Environmental Quality Review Act and the City Environmental Quality Review Ordinance for which no further environmental review is required, and WHEREAS, the ILPC has reviewed the submitted documentation dated June 28, 2007, including the following: • A narrative description of the proposal dated June 28, 2007, submitted by Blodwen and Richard Monclova, with attached floor plans and photographs. • 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 held on July 9, 2007, and WHEREAS, the ILPC has 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 between 1927-1929, the building is within the district’s period of significance. Although the building has suffered considerable fire damage, it retains sufficient integrity to reflect its historic and architectural significance to guide the rehabilitation. As addressed in the narrative dated June 25, 2007, the proposal involves the removal of a window opening on the south/rear façade and reducing the height of another window on the south/rear façade, as noted in the floor plans and shown in the photographs 1, 2, and 3. This work is part of a larger project to rehabilitate the 2 ILPC Meeting July 9, 2007 fire damaged structure including exterior work such as in-kind replacement of clapboard siding, in-kind repair of porch elements including deck and lattice work, and installation of double glazed wood window sash kits to replicate as closely as possible dimensions of existing windows on the east side of the house. The purpose of the alteration of the south/rear windows is to accommodate a counter and provide wall space for cabinets in the rehabilitated kitchen. 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: # 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 exterior alterations including removal of the south/rear window opening and the shortening of another south/rear window opening will have a minimal impact on historic character of the property because they are not easily visible to the public. The window proposed to be shortened will be differentiated from the old but is still 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. 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 3 ILPC Meeting July 9, 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 with the following conditions: the window to be installed shall be wood interior and exterior. RECORD OF VOTE: Carried 5-0-0 Yes A. Pieper, Chair N. Brcak, Vice Chair S. Stein L. Truame G. Holets No 0 Abstain 0 RESOLUTION RA-2: On a motion by N Brcak, Resolution was tabled until next month. Richard Monclova will find historic documentation for the house and look at comparable houses in the neighborhood to determine a suitable replacement door. B. 319 Wait Ave., Cornell Heights Historic District – proposal to install back yard fence. Bill Szabo, Trade Superintendent Multi-Trade Shop, PDC Shops on behalf of property owner Cornell University the property owner was present to address the Commission concerning the proposal to install a back yard fence at the request on incoming tenant family. Public Hearing On a motion by L. Truame, seconded by S. Stein, Chair A. Pieper opened the public hearing. There being no one to address the Commission concerning the proposal, A Pieper closed the public hearing on a motion made by N. Brcak, seconded by G. Holets. RESOLUTION RB: Moved by G. Holets, seconded by L. Truame: WHEREAS, 319 Wait Avenue 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 Bill Szabo, Trade Superintendent Multi-Trade Shop, PDC Shops, on behalf of the property owner Cornell University for review by the Ithaca Landmarks Preservation Commission, (ILPC), and WHEREAS, the action under consideration is the installation of a yard fence, and 4 ILPC Meeting July 9, 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 June 25, 2007, including the following: • A narrative description of the proposal dated June 25, 2007, submitted by Bill Szabo, with attached first floor plan with the fence drawn in at the property line and a photograph of the proposed fence. • 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 July 9, 2007, and WHEREAS, the ILPC has 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 1912-1913 the building is architecturally and historically significant as an example of the mixing of different stylistic features, including elements of the Craftsman and Prairie styles, as was common in the early 20th century. • Constructed within the district’s period of significance and retaining a relatively high level of integrity 319 Wait Avenue is a contributing element of the Cornell Heights Historic District. • As addressed in the narrative dated June 25, 2007, the proposal involves the installation of a low, open “picket style” fence along the west/rear side of the house, as shown in the first floor plan and the photograph. 5 ILPC Meeting July 9, 2007 • The purpose of the proposed fence is to provide a protected area as a safety precaution for the future resident’s young children. 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. #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 photograph provided, the low, open wood fence installed at the west/rear of the property will not remove historic materials or alter features and spaces that characterize the property in keeping with Standard #2. • The addition of a fence on the west/rear side of the property will have a minimal impact on the visual appearance of the house. The fence will be differentiated as a new element but will be compatible in massing, size and scale to protect the historic integrity of the property and its environment in keeping with Standard #9. 6 ILPC Meeting July 9, 2007 • Future removal of the proposed fence 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 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: Carried 5-0-0 Yes A. Pieper, Chair N. Brcak, Vice Chair S. Stein L. Truame G. Holets No 0 Abstain 0 C. 102 The Knoll, Delta Chi Fraternity, Cornell Heights Historic District – proposal to replace windows and doors. Roy Payne and Jeff Platt were present to address the Commission concerning the proposal. Commission members discussed aspects of the proposal but because most of it involved replacement of windows and doors, the Commission reiterated the requirement that the applicant needs to present a survey prepared by a qualified preservationist. RESOLUTION RC: The resolution was tabled until the Commission is presented with a comprehensive window and door survey. D. 109 Elston Place, East Hill Historic District – proposal to add parking space and fence. The property owner Mark Sammo was present to address the Commission concerning the proposal. Public hearing On a motion by N. Brcak, seconded by G. Holets, 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 S. Stein, seconded by G. Holets. 7 ILPC Meeting July 9, 2007 RESOLUTION RD: Moved by G. Holets, seconded by N. Brcak: WHEREAS, 109 Elston 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 the property owner Mark Sammo for review by the Ithaca Landmarks Preservation Commission, (ILPC), and WHEREAS, the action under consideration is the proposal to add a parking space and screening, 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 June 28, 2007, including the following: • A narrative description of the proposal dated June 28, 2007, submitted by Mark Sammo, with attached tax map showing existing and proposed parking spaces. • 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 local historic district 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 July 9, 2007, and WHEREAS, the ILPC has made the following findings of fact concerning the property and the proposal: As revealed in the historic district summary, the period of significance of the East Hill Historic District is 1830 – 1932. 8 ILPC Meeting July 9, 2007 Constructed between 1898-1904, the building is architecturally and historically significant as representative of the mix of styles seen in many residences constructed during this period. Constructed within the district’s period of significance 109 Elston Place retains a sufficient level of integrity to reflect its historic and architectural significance and is a contributing element of the East Hill Historic District, despite numerous alterations. As addressed in the narrative dated June 28, 2007, the proposal involves the expansion of a parking area from three to four spaces, as shown on the tax map. This additional space triggers a building code requirement for screening the parking area. According to the narrative dated June 28, 2007, the owner will screen the spaces with a four to six foot fence and plantings. The purpose of the additional parking space is to provide more off- street parking on Elston Place, a narrow street where parking is prohibited. 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. 9 ILPC Meeting July 9, 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 indicated on the tax map, the proposed additional parking space and the addition of a four to six foot fence will not change the historic character of the property. The addition of a parking space and screening will not remove any historic materials or alter features and spaces that characterize the property in keeping with Standard #2. The proposed parking space and four to six foot fence will not impact historic materials that characterize the property in keeping with Standard #9. The proposed parking space and fence can easily be removed in the future and does not impair the 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 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: staff shall review and approve final fence design. RECORD OF VOTE: Carried 5-0-0 Yes A. Pieper, Chair N. Brcak, Vice Chair S. Stein L. Truame G. Holets No 0 Abstain 0 II. PLEASURE OF THE CHAIR A. Administrative Matters None B. Public Comment on Matters of Interest None 10 ILPC Meeting July 9, 2007 C. Communications None III. APPROVAL OF MINUTES – June 14, 2007 On a motion by S. Stein, seconded by G. Holets, the June 14, 2007, minutes were approved with corrections. IV. OLD BUSINESS A. 604 East Seneca There was no discussion on this item. V. NEW BUSINESS VI. ADJOURNMENT The meeting was adjourned at 9:05 p.m. Respectfully Submitted, Leslie A. Chatterton, Secretary Ithaca Landmarks Preservation Commission 11