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
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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
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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
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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
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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.
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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.
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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.
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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.
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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.
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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
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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
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