HomeMy WebLinkAboutMN-ILPC-2008-04-10Approved by ILPC – 08/14/08
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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
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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
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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
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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
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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
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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
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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