HomeMy WebLinkAboutMN-ILPC-2007-10-04Approved by ILPC — 1/10/08
Ithaca Landmarks Preservation Commission
October 4, 2007
Present:
Nancy Brcak, Vice Chair
Kristen Brennan
George Holets
Lynn Truame
Susan Stein
Leslie Chatterton, Staff
Vice Chair N. Brcak called the meeting to order at 7:04 pm and read the legal notices for the
public hearings.
I. PUBLIC HEARING
A. 916 Stewart Avenue, Cornell Heights Historic District – proposal for replacement fence
Property owners Stuart McDougal and Nora Gunneng were present to address the
Commission concerning the proposal.
Public Hearing
On a motion by S. Stein, seconded by G. Holets, Vice Chair N. Brcak opened the public
hearing. There being no one to address the commission N. Brcak closed the public
hearing on a motion by K. Brennan, seconded by S. Stein.
RESOLUTION: Moved by S. Stein, seconded by K. Brennan:
WHEREAS, 916 Stewart 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 property owners Stuart
McDougal and Nora Gunneng for review by the Ithaca Landmarks
Preservation Commission, (ILPC), and
WHEREAS, the action under consideration is the installation of a fence and
gate, 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 received September
26, 2007, including a narrative description of the proposal submitted by
Stuart McDougal and Nora Gunneng with photographs of the proposed
location of the fence and drawings of the proposed fence design
WHEREAS, the applicant has provided sufficient documentation and information to
evaluate impacts of the proposal on the subject property and surrounding
properties, and
1
ILPC Minutes
Meeting Held October 4, 2007
2
WHEREAS, a public hearing for the purpose of considering approval of a Certificate of
Appropriateness was conducted at the regularly scheduled ILPC meeting
on October 4, 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 in 1905, the building is architecturally and historically
significant as an example of the mixing of different stylistic features,
showing influence of Craftsman and Tudor Revival styles.
Constructed within the district’s period of significance and retaining a
relatively high level of integrity 916 Stuart Avenue is a contributing
element of the Cornell Heights Historic District.
As addressed in the narrative received September 26, 2007 and shown on
the submitted drawings, the proposal involves the installation of a six-foot
tall cedar fence and placement of a gate in an existing opening next to a
masonry wall adjacent to the south side of the residence and inside of the
city’s safety fence.
The purpose of the proposed fence is to replace a deteriorated fence that
has already been removed and to provide a separation from the moderate
traffic volume on Stewart Avenue. This will be the first project in a series
of projects to restore the house and grounds.
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.
ILPC Minutes
Meeting Held October 4, 2007
3
#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 drawings provided, the installation of the 6’ cedar fence
will not remove historic materials or alter features and spaces that
characterize the property in keeping with Standard #2.
The addition of a fence to the property does not destroy historic materials
that characterize the property. The fence is differentiated as a new
element but is compatible in massing, size and scale to protect the historic
integrity of the property and its environment in keeping with Standard #9.
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
K. Brennan
N. Brcak
G. Holets
S. Stein
L. Truame
No
0
Abstain
0
B. 420 East Seneca Street, East Hill Historic District – proposal to replace existing shingle
roof with metal roof.
Application withdrawn.
ILPC Minutes
Meeting Held October 4, 2007
4
C. 531 East State Street, East Hill Historic District – proposal for repair to porch and roof
Ying Chai, (Jenny) and contractor Ron Elefterion were present to address the ILPC
concerning the proposal. In response to a question about roof repair from the ILPC, the
contractor responded that in general existing metal can be reused. L. Truame suggested
that he may need to seek professional advice if metal replacement is necessary.
Public Hearing
On a motion by K. Brennan, seconded by S. Stein, Vice Chair N. Brcak opened the
public hearing. There being no one to address the ILPC the public hearing was closed on
a motion by S. Stein, seconded by G. Holets.
RESOLUTION: Moved by K. Brennan, seconded by L. Truame:
WHEREAS, 513 East State Street 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 Chapter 228-4(E) of the Municipal Code, Landmarks
Preservation, an application for a Certificate of Appropriateness for repairs
to the residence has been submitted by Jenny Ying Chai for review by the
Ithaca Landmarks Preservation Commission, (ILPC), and
WHEREAS, the actions under consideration are the repairs to the roof and front porch
features caused by damage from a felled tree, 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 October 4, 2007, the ILPC reviewed the submitted
documentation, including the following:
• A “Contractors Invoice: submitted by Ronald Elefeterion dated
9/21/07 outlining the proposed work and a series of black and white
photographs showing damage to the porch
• 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
ILPC Minutes
Meeting Held October 4, 2007
5
WHEREAS, a public hearing for the purpose of considering approval of a Certificate of
Appropriateness was conducted at the regularly scheduled ILPC meeting
on October 4, 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. According to the New York
State Building-Structure Inventory Form the residence was constructed
before 1883, within the district’s period of significance.
Despite numerous alterations over time many of the changes occurred with
the district’s period of significance and the alterations have generally
acquired significance in their own right. The residence retains sufficient
integrity to reflect its historic and architectural significance as a
representative example of a later nineteenth century residence that has
been added to and altered over time.
The actions under consideration are the structural repairs to the second
floor and porch roofs, replacement of damaged support headers and
support columns, replacement of damaged porch railings, all described in
the proposal submitted by contractor Ronald Elefterion dated 9/21/07,
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:
#5 Distinctive features, finishes, and construction techniques of
examples of craftsmanship that characterize a property shall be
preserved.
#6 Deteriorated historic features shall be repaired rather than replaced.
Where the severity of deterioration requires replacement of a distinctive
feature, the new feature shall match the old in design, color, texture and
other visual qualities, and, where possible, materials.
ILPC Minutes
Meeting Held October 4, 2007
6
The approach described in the proposed scope of work described in the
Contractors Invoice is one of minimal intervention and preserves
distinctive features, finishes, and construction techniques and examples of
craftsmanship that characterize the property in keeping with Standard #5.
The scope of work described in the Contractor’s Invoice involves repair to
damaged portions of the structure, moldings, trim and finishes of the
damaged porch. Where damage is not repairable, the replacement
elements will match the old in design, color, texture and other visual
qualities in keeping with Standard #6.
WHEREAS, the proposed alterations 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:
• Replacement features shall be painted where the existing features
exhibit paint finishes, such as the fascia or rake, eaves and rafters,
porch ceiling, columns and pilasters,
• Method and material for repair of the porch roof including the ceiling
the sheathing, bed mould and metal covering shall be approved by
staff.
• Samples of replacement bed molding, custom made porch post
supports and custom made railings and spindles shall be submitted for
staff review and approval prior to proceeding with repairs.
RECORD OF VOTE: Carried 5-0-0
Yes
N. Brcak, Vice Chair
K. Brennan
G. Holets
S. Stein
L. Truame
No
0
Abstain
0
D. 102 The Knoll, Delta Chi Fraternity, Cornell Heights Historic District- replacement of
two doors and a window and the relocation of a previously approved make-up air intake
vent.
The was no representative to address the ILPC concerning the application.
ILPC Minutes
Meeting Held October 4, 2007
7
Public Hearing
On a motion by S. Stein, seconded by G. Holets, Vice Chair N. Brcak opened the public
hearing. There being no one to address the Commission N. Brcak closed the public
hearing on a motion by K. Brennan, seconded by S. Stein.
RESOLUTION: Moved by K. Brennan, 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 Randall Crawford on
behalf of David Weber, representative for DCEF, LLC/Delta Chi, for
review by the Ithaca Landmarks Preservation Commission (ILPC), and
WHEREAS, the actions under consideration are the replacement of two doors and a
window as specified below and the relocation of a previously approved
make-up air intake, 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 August 14, 2007, the ILPC reviewed application
materials including a narrative description of the proposal prepared by R.
Crawford of Crawford & Stearns Preservation Architecture and Planning
with affected doors referenced by numbers keyed to elevations prepared
by Crawford & Stearns and dated January 5, 2007 for the treatment of
selective doors. The Commission approved a Certificate of
Appropriateness for the replacement of doors D301, D310, and DB01, and
WHEREAS, at the same meeting, the ILPC reviewed a proposal to replace doors DB06
and D215 and window W240 and voted to table the proposal to allow the
applicant time to provide additional information, and
WHEREAS, at the meeting held on October 4, 2007, the ILPC reviewed application
materials including a narrative description of the proposal prepared by R.
Crawford of Crawford & Stearns with affected doors referenced by
numbers keyed to elevations prepared by Crawford & Stearns dated
January 5, 2007, a set of photographs provided by Jon Carnes of Crawford
& Stearns on September 24, 2007 for the treatment of selective doors and
windows as described below, and a memo from David Weber dated
October 4, 2007 for the relocation of the make-up air intake including a
photo of affected window W104, and
ILPC Minutes
Meeting Held October 4, 2007
8
Door DB06
Replacement of non-historic door at the lower level of the live-in advisor’s
suite with a fiberglass four panel “colonial” design door with a horizontal
top clear glass light divided into four sections as shown in Photo C. The
door will be pained to match the trim. This door style provides a degree of
privacy at the entrance of this dwelling unit.
Fire Escapes
D215, south elevation: revision of previously approved treatment shown
to lower sill of original window and install wood and half glass door for
egress to fire escape with new proposal to retain original opening and
install an aluminum “door” with narrow styles and rails to imitate the
proportions and general appearance of the original window in this
location. The new door will be finished to match the typical dark brown
exterior trim.
W240, east elevation: revision of previously approved treatment to
construct a door with proportions to imitate the existing window with
proposal for treatment similar to D215.
Make-up Air Intake
Installation of make-up air intake within the original window opening of
W104. The six glass panes of the top light will be removed for installation
of the make-up air intake behind the window leaving all wood and leading
in place. The project eliminates the need for a new penetration into the
stone façade.
WHEREAS, on October 4th a public hearing for the purpose of considering approval of
a Certificate of Appropriateness was conducted at the regularly scheduled
ILPC meeting 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 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 Ornan Waltz.
As stated on the New York State Building Structure Inventory for, 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.
ILPC Minutes
Meeting Held October 4, 2007
9
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.
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.
The replacement of the non-historic door DB06 with a fiberglass four
panel “colonial” design door with a horizontal top clear glass light divided
into four sections as shown in the submitted Photograph C is an exterior
alteration that 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.
The alteration to door D215 and window W240 to allow for emergency
egress is new work that 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.
The relocation of the make-up air intake to W104 will provide area for
suitable ventilation without requiring extensive work to reinforce or
replace the stonework. This 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.
ILPC Minutes
Meeting Held October 4, 2007
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) 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.
RECORD OF VOTE: Carried 5-0-0
Yes
N. Brcak, Vice Chair
K. Brennan
G. Holets
S. Stein
L. Truame
No
0
Abstain
0
II. PLEASURE OF THE CHAIR
A. Administrative Matters
None
B. Public Comment on Matters of Interest
None
C. Communications
None
III. APPROVAL OF MINUTES – August 4, 2007
On a motion by G. Holets, seconded by S. Stein, the August 14, 2007 minutes were approved
without corrections by vote of the ILPC, with K. Brennan abstaining.
IV. OLD BUSINESS
A. 111-113 Heights Court, Cornell Heights Historic District – discussion of installed
front doors.
R. Monclava was present to address the ILPC concerning the application. After
brief discussion the ILPC agreed to reconvene at the site to observe the
appearance of the installed doors.
ILPC Minutes
Meeting Held October 4, 2007
11
V. NEW BUSINESS
A. 115 Orchard Place, East Hill Historic District – application to purchase city surplus
paving brick.
RESOLUTION: On a motion by N. Brcak, seconded by K. Brennan,
WHEREAS, in October 1986 the City of Ithaca Common Council passed a resolution
establishing priorities for the reuse of City surplus paving brick, and
WHEREAS, the Common Council designated the Ithaca Landmarks Preservation
Commission as the agency responsible for evaluating brick reuse proposals, and
WHEREAS, a request has been submitted for 250+/- bricks to pave a circular brick path
around a feature tree with a connecting brick path leading to the sidewalk as
illustrated in the drawing received September 25, 2007, and
WHEREAS, the Commission has made the following findings of fact concerning the
request:
• 115 Orchard Place is located within the City of Ithaca and within the East
Hill Historic District
• The proposed use is visible from the public right of way
• The scale of the improvement contributes to the identity and character of
the City and the district; now, therefore be it
RESOLVED, that the Ithaca Landmarks Preservation Commission determines that the
proposed use meets guidelines established by the Common Council for
reuse of the brick; and be it further
RESOLVED, that the Commission recommends granting the request for surplus brick
pavers for 115 Orchard Place.
RECORD OF VOTE: Carried 5-0-0
Yes
K. Brennan
N. Brcak
G. Holets
S. Stein
L. Truame
No
Abstain
0
ILPC Minutes
Meeting Held October 4, 2007
12
B. Milstein Hall – scoping
Milstein Hall, Arts Quad Historic District – Environmental Impact Statement
(EIS) Scoping
Kim Michaels from Trowbridge and Wolf was present to address the commission
concerning the environmental review of Milstein Hall and specifically impacts of
the project on historic resources. She conducted a Power Point presentation that
included new images of Milstein Hall showing the partial redesign that has taken
place since the initial presentation to the commission last spring.. She noted that
the revised design includes a set back of the portion of Milstein between East
Sibley and Rand Hall so that it is now recessed from the plane of Sibley’s front
façade. The new design also showed a cantilevering of the two story wing
projecting northward across University Avenue, and consequently the removal of
previously shown support columns located ten feet in front of the foundry.
Upon completion of the presentation Vice Chair N Brcak asked for comment or
question from commission members.
L. Truame stated that as a commission member her only concern about the project
is the impact of the north-projecting wing on the foundry. She noted that even
without the support posts, the massing of the north upper-story wing and its
projection to within fifteen feet of the foundry could have an adverse impact in
terms of scale and proportion. She also asked that Trowbridge & Wolf take a
careful, honest look at that in their evaluation of the impacts of the current design,
reiterating that this has been her stated concern from the first time the ILPC was
presented with the project and she has yet to see that concern addressed.
K. Brennan made a general observation that the design of Milstein Hall, which
locates major public space behind Sibley Hall, is contrary to the design objective
of better integrating Cornell’s architecture program with the rest of the college.
The design minimizes the historic importance of the Arts Quad as a primary
public space for the College of Art, Architecture and Planning.
K. Brennan also expressed concern regarding the impact on the integrity of Sibley
Hall from vibration caused by construction underneath the existing parking lot.
This concern was linked to the Secretary of the Interior’s Standard #10 addressing
the reversibility of a new addition.
S. Stein agreed with L. Truame’s assessment. She inquired as to the measurement
of the set back of Milstein from the front façade of East Sibley. K. Michaels
stated that she did not know but would get that information from project manager
Andrew Magre.
N. Brcak concurred with L. Truame’s comments. In addition she questioned why
so much parking was being consolidated on the site behind Sibley when the recent
trend has been to move parking to peripheral areas of the campus.
ILPC Minutes
Meeting Held October 4, 2007
13
G. Holets also agreed with the comments of his commission colleagues and stated
concern about the impact of the building’s lighting both on the Arts Quad and as
viewed from Cornell Heights. K. Michaels indicated that studies of the impact of
lighting on Cornell Heights and the Arts Quad would be conducted as part of the
EIS and presented to the commission.
At the conclusion of commission comment, K. Michaels stated that plans are
underway to create a video to simulate the pedestrian experience of walking
through the space and that the video would be presented to involved agencies, so
that they may gain a better sense of the impact of Milstein on surrounding
buildings.
VI. ADJOURNMENT
There being no further business the meeting was adjourned at 9:15 p.m. by Vice Chair N. Brcak.
Respectfully Submitted,
Leslie A. Chatterton, Secretary
Ithaca Landmarks Preservation Commission