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HomeMy WebLinkAboutMN-ILPC-2008-04-10Approved by ILPC – 08/14/08 1 J:\GROUPS\Ithaca Landmarks Preservation Commission\Minutes\2008\0410.doc Ithaca Landmarks Preservation Commission April 10, 2008 Present: Alphonse Pieper, Chair Nancy Brcak Susan Jones Lynn Truame Leslie Chatterton, Staff Megan Gilbert, 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. 424 East Seneca St., East Hill Historic District – proposal to replace selected windows on the east and west facades Property owner Philip White Jr. was present to address the Commission. Public Hearing On a motion by L., Truame seconded by N. Brcak, Chair A. Pieper opened the public hearing. There being no one to address the Commission, A. Pieper closed the public hearing on a motion by N. Brcak, seconded by S. Jones. RESOLUTION: Moved by N. Brcak, seconded by L. Truame WHEREAS, 424 East Seneca Street is located in the East Hill Local Historic District, designated as provided for in Section 228-4 of the Municipal Code, and WHEREAS, as set forth in Section 228-4(E) of the Municipal Code, Landmarks Preservation, an application for a Certificate of Appropriateness has been submitted by property owner Phil White for review by the Ithaca Landmarks Preservation Commission (ILPC), and WHEREAS, the action under consideration is to replace three existing awning windows, 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 and thus requires no further environmental review, and WHEREAS, the ILPC has reviewed the documentation dated March 28, 2008 including a narrative description of the proposal submitted by Phil White and Paradigm window specifications, and WHEREAS, on March 28, 2008, four members of the ILPC visited 424 East Seneca Street to observe existing conditions, and ILPC Minutes April 10, 2008 -2- 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 10, 2008, 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 East Hill Historic District is identified in the City of Ithaca’s East Hill Historic District Summary of Significance Statement as 1830-1932. • Constructed around 1860, the property is historically and architecturally significant as a representative example of a mid 19th c. residence constructed during the time when East Hill experienced rapid development in response to the growth of Cornell University. The residence served as a boarding house for Cornell students as early as 1875 and has continued to serve as a residence for faculty and students through the years to the present. • Constructed within the district’s period of significance, the property retains significant integrity to reflect its historic and architectural significance and is a contributing element of the East Hill Historic District. WHEREAS, in its evaluation the Commission has considered the following: The proposal involves the replacement of three awning windows on the second floor of the east side of the building with Paradigm Society Low E vinyl windows as addressed in the narrative dated March 28, 2008. The purpose of the proposal is to replace deteriorated windows, to reduce draftiness, and to improve the ease of operation. 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 ILPC Minutes April 10, 2008 -3- Secretary of the Interior’s Standards for Rehabilitation and in this case specifically the following Standard: #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. The three existing awning windows are not a character-defining feature of the property. The applicant has sufficiently demonstrated that the windows require replacement in keeping with Standard #2. 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 Commission approves the request for a Certificate of Appropriateness. RECORD OF VOTE: Carried 4-0-0 Yes A. Pieper N. Brcak S. Jones L. Truame No 0 Abstain 0 B. 108 Schulyer Place, East Hill Historic District – proposal for fence along the south property line and fencing and terracing in the front yard Property owner Neil Schill was present to address the Commission. Public Hearing On a motion by S. Jones, seconded by L. Truame, Chair A. Pieper opened the public hearing. There being no one to address the Commission, the public hearing was closed on a motion by L. Truame, seconded by N. Brcak. RESOLUTION: Moved by L. Truame, seconded by N. Brcak: WHEREAS, 108 Schuyler Place is located in the East Hill Local Historic District, designated as provided for in Section 228-4 of the Municipal Code, and ILPC Minutes April 10, 2008 -4- WHEREAS, as set forth in Section 228-4(E) of the Municipal Code, Landmarks Preservation, an application for a Certificate of Appropriateness has been submitted by property owners Neil Schill and Kathrin Achenbach for review by the Ithaca Landmarks Preservation Commission (ILPC), and WHEREAS, the action under consideration is the installation of fencing along the south property line and fencing and terracing in the front yard, 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 and thus requires no further environmental review, and WHEREAS, the ILPC has reviewed the documentation dated April 2, 2008 including a narrative description of the proposal submitted by Neil Schill and Kathrin Achenbach, a survey map dated April 12, 2005, and several photocopied photographs of the site, and 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 10, 2008, 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 East Hill Historic District is identified in the City of Ithaca’s East Hill Historic District Summary of Significance Statement as 1830-1932. • Constructed between 1898 and 1904, the property retains significant integrity to reflect its historic and architectural significance and is a contributing element of the East Hill Historic District. • Subsequent development of properties on the south, west, and north sides of 108 Schuyler Place have altered the original environment and context of the residence. WHEREAS, in its evaluation the Commission has considered the following: As addressed in the narrative dated April 2, 2008, the proposal involves the following: ILPC Minutes April 10, 2008 -5- 1. Replacement of an existing wire fence along the south property line with a 6’ (+/-) high board fence 2. Terracing of the area between the side walk and existing concrete retaining wall 3. Installation of a 4’ (+/-) high picket fence along the front sidewalk The purpose of the fences is to provide privacy from the road and the adjacent rental parking behind 420-424 E. State Street and to create a safe play area. The proposed terracing of the yard adjacent to the sidewalk is intended to control progressive erosion and stabilize that portion of the yard. 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 a 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 installation of the fencing and terracing of the front yard will not remove historic materials or alter characteristic features of the property in keeping with Standard #2. ILPC Minutes April 10, 2008 -6- As described in the narrative dated April 2, 2008 and shown in the accompanying photos, the installation of the board fence along the south property line and the installation of a picket fence adjacent to the front sidewalk will be compatible with the massing, size, scale, and architectural features of the property in keeping with Standard #9. Future removal of the two proposed fences would not impair the essential form and integrity of the property and its environment in keeping with Standard #10. As described in the narrative and shown in the photos and on the site map, the proposed terracing of a portion of the front yard is intended to stabilize the property and prevent further erosion which will 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 Commission approves the request for a Certificate of Appropriateness with the following condition: The design of the board fence shall be approved by staff. RECORD OF VOTE: Carried 4-0-0 Yes A. Pieper N. Brcak S. Jones 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 – March 13, 2008 ILPC Minutes April 10, 2008 -7- On a motion by N. Brcak, seconded by L. Truame, the March 13, 2008 minutes were approved without corrections by vote of the ILPC. IV. OLD BUSINESS None V. NEW BUSINESS A. 916 Stewart Ave, Cornell Heights Historic District – proposal for window replacement L. Chatterton suggested Commission members visit the property, noting that the site poses a challenge for the owners’ proposed renovation. She explained the proposal submitted by property owner Stuart McDougal. Commission members inquired about repairing the windows rather than replacing them, and L. Chatterton noted that he is looking into the possibility of repair. L. Truame noted the uniqueness of the existing pocket windows that, if possible, could be worth preserving. L. Chatterton stated that he does not want to keep the pocket windows due to draftiness, and he would like all of the windows to match. N. Brcak noted that the Commission should avoid the wholesale renovation of a house that will change the historic character of the property, but this house has been altered several times already. More information about the need to replace the front door is also necessary. L. Chatterton will speak to architect Chad Hoover about his assessment of the original features of the property. A site visit will be scheduled. B. 123 Roberts Place, Cornell Heights Historic District L. Chatterton reported that the property owners will be coming next month for a proposal to replace the roof. The property owners recently purchased the property and were unaware that it was in a historic district. They knew the building had a deteriorated slate roof and planned to replace it immediately. They were unaware of the process needed to get a certificate of appropriateness and now are delayed in replacing the roof, which is now leaking badly. The original roof was slate, but part of the roof has been replaced with three-tab shingles. C. Green Building Postponed until next month. VI. ADJOURNMENT There being no further business the meeting was adjourned at 7:57 p.m. on a motion by L. Truame, seconded by N. Brcak. Respectfully Submitted, Leslie A. Chatterton, Secretary Ithaca Landmarks Preservation Commission