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HomeMy WebLinkAboutMN-ILPC-2008-06-12Approved by ILPC – 08/14/08 Ithaca Landmarks Preservation Commission June 12, 2008 Present: Kristen Brennan George Holets Susan Jones Susan Stein Lynn Truame Mary Tomlan, Common Council Liaison Leslie Chatterton, Staff Megan Gilbert, Staff Acting Chair L. Truame called the meeting to order at 7:03 pm and read the legal notices for the public hearings. I. PUBLIC HEARING A. 102 Triphammer Road, Cornell Heights Historic District – proposal to install fencing No one was present to address the Commission. Public Hearing On a motion by K. Brennan, seconded by G. Holets, Acting Chair L. Truame opened the public hearing. There being no one to address the Commission, the public hearing was closed on a motion by G. Holets, seconded by S. Jones. RESOLUTION: Moved by K. Brennan, seconded by S. Stein WHEREAS, 102 Triphammer Road 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 Alex and Carrie Susskind for review by the Ithaca Landmarks Preservation Commission, (ILPC), and WHEREAS, the action under consideration is the installation of a fence and three gates, 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 May 28, 2008 including a narrative description of the proposal submitted by Alex and Carrie Susskind, a site survey showing the proposed location of the fence, and product specifications for 3-rail Majestic style factory painted steel fence, and 1 J:\GROUPS\Ithaca Landmarks Preservation Commission\Minutes\2008\0612.doc ILPC Minutes June 12, 2008 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 June 12, 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 Cornell Heights Historic District is identified in the City of Ithaca’s Cornell Heights Historic District Summary Significance Statement as 1898-1937. The house was constructed between 1916 and 1917. Constructed within the district’s period of significance and retaining a high level of integrity 102 Triphammer Road is a contributing element of the Cornell Heights Historic District. As addressed in the narrative dated May 28, 2008 and shown on the submitted site survey, the proposal involves the installation of a four-foot high, 3-rail, Majestic style steel fence along most of the property line. The installation of three gates will allow access to the carport, front walkway, and the driveway. The purpose of the proposed fence is to create a safe play area. 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- ILPC Minutes June 12, 2008 #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 site survey, the installation of the 4-foot high, 3-rail, Majestic style steel 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 G. Holets S. Jones No 0 Abstain 0 -3- ILPC Minutes June 12, 2008 S. Stein L. Truame B. 414 Stewart Avenue, East Hill Historic District – proposal for window alteration No one was present to address the Commission. Public Hearing On a motion by K. Brennan, seconded by S. Jones, Acting Chair L. Truame opened the public hearing. There being no one to address the Commission, the public hearing was closed on a motion by S. Stein, seconded by G. Holets. RESOLUTION: Moved by S. Stein, seconded by G. Holets, WHEREAS, 414 Stewart Avenue 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 Jeffrey C. Williams for review by the Ithaca Landmarks Preservation Commission (ILPC), and WHEREAS, the action under consideration is to replace a third floor window, 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 including a narrative description of the proposal by Jeffrey C. Williams, Marvin Windows Wood Casemaster product specifications, and photographs of the existing window and building, 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 June 12, 2008, and WHEREAS, the ILPC has made the following findings of fact concerning the property and the proposal: -4- ILPC Minutes June 12, 2008 • 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 prior to 1893, the house retains sufficient 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 a third floor aluminum slider window with a wood Marvin crank-out casement window to provide emergency egress as required by building code. The original window opening was “blocked in” to accommodate the existing window. The existing window opens on to an existing fire escape. The existing window measures 37’ wide by 35 ¾” high and is not large enough to meet building code requirements for emergency egress. The proposed window would be 37” wide by 4 ft. 8 9/16” high and would be installed in the original window opening. The new window would be painted to match the house. At a building inspection on April 18, 2008, the City of Ithaca Building Department required that the existing window be replaced with a larger window to provide emergency egress to an existing fire escape. 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 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. #9 New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. -5- ILPC Minutes June 12, 2008 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 constructions 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 photographs of the building, the existing window is not original to the house and is not a feature that characterizes the property in keeping with Standard #2. As described in the narrative prepared by Jeffrey Williams the new window will fit into the original window opening avoiding the alteration of spaces that characterize the property in keeping with Standard #2. The new window shall be differentiated from the old and shall be compatible with the massing, size, and scale to protect the historic integrity of the property and its environment, in keeping with Standard #9. The new window will be installed with no alteration of the opening, so that if removed in the future, the essential form and integrity of the historic property and its environment would unimpaired, 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 Commission approves the request for a Certificate of Appropriateness. RECORD OF VOTE: Carried 5-0-0 Yes K. Brennan G. Holets S. Jones S. Stein L. Truame No 0 Abstain 0 -6- ILPC Minutes June 12, 2008 C. 320 University Avenue, University Hill Historic District – proposal to replace roof covering No one was present to address the Commission. Public Hearing On a motion by G. Holets, seconded by K. Brennan, Acting Chair L. Truame opened the public hearing. There being no one to address the Commission, the public hearing was closed on a motion by K. Brennan, seconded by S. Jones. RESOLUTION: Moved by K. Brennan, seconded by G. Holets, WHEREAS, 320 University Avenue is located in the University 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 property owners Katharine Lunde and Jeffrey Hanavan for review by the Ithaca Landmarks Preservation Commission, (ILPC), and WHEREAS, the action under consideration is a partial replacement of the existing roof, 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 including a the completed Certificate of Appropriateness Application form signed by Katharine Lunde and Jeff Hanovan, narrative description of the proposal from Katharine Lunde dated June 4, 2008 and photographs of the existing roof, 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 June 12, 2008, and WHEREAS, the ILPC has made the following findings of fact concerning the property and the proposal: -7- ILPC Minutes June 12, 2008 The period of significance for the area now known as the University Hill Historic District is identified in the City of Ithaca’s University Hill Historic District Summary Significance Statement as 1867-1927. Constructed in 1907, the residence is architecturally significant as an example of Arts and Crafts-style architecture with Tudor Revival-style references. Originally the Wilder D. Bancroft Carriage House and Squash Court, the building is historically significant for its relationship to the Treman family and its prominence in the city’s early twentieth century development. The property is also significant as one of a series of three late 19th-early 20th century carriage houses on University Avenue. Constructed within the district’s period of significance and retaining a relatively high level of integrity, 320 University Avenue is a contributing element of the University Hill Historic District. The proposal involves the replacement of approximately half of the existing three-tab shingle and asbestos shingle with Timberline 30-year, “weathered wood” architectural style shingle. The purpose of the proposal is to remove and replace the existing deteriorated three-tab shingle. 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. #5 Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a property shall be preserved. -8- ILPC Minutes June 12, 2008 #6 Deteriorated historic features shall be repaired rather than replaced. When 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. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence. As shown in the photographs of the property, the existing roof covering including the ridge and hip line details is a distinctive feature that characterizes the property in keeping with Standards #2 and #5. WHEREAS, the proposal with conditions will not have a substantial adverse effect on the aesthetic, historical, or architectural significance of the University 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 with conditions 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: • All original ridge and hip detail shall be retained if not asbestos and if asbestos then replaced with appropriate material to match the roof covering. • Staff approval of the color of architectural shingle. RECORD OF VOTE: Carried 5-0-0 Yes K. Brennan G. Holets S. Jones 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 -9- ILPC Minutes June 12, 2008 New York State Office of Parks, Recreation, & Historic Preservation requesting ILPC comment on nomination of 107 Giles Street to the National and State Registers of Historic Places RESOLUTION: Moved by G. Holets, seconded by S. Stein, WHEREAS, in its capacity as a New York State Certified Local Government as designated in 1986 by the New York State Office of Parks, Recreation and Historic Preservation (PARKS), the Ithaca Landmarks Preservation Commission (ILPC) is required to participate in the nomination process for the Rufus and Flora Bates House at 107 Giles Street in the City of Ithaca, currently under consideration for nomination to the State and National Registers of Historic Places by the New York State Historic Preservation Review Board, and WHEREAS, the ILPC is specifically asked to prepare a report stating whether or not, in its opinion, the property meets the criteria for listing on the NY State and National Registers and that the city’s chief elected official, Mayor Carolyn Peterson shall transmit the Commission’s report and her recommendation to the State Historic Preservation Office, and WHEREAS, the ILPC has placed the item on the agenda of the June 12, 2008 meeting routinely posted in City Hall, and WHEREAS, documentation reviewed by the ILPC includes the letter dated April 18, sent from Ruth Pierpont, Director of the Historic Preservation Field Services Bureau at PARKS to ILPC Chair Alphonse Pieper and accompanying material from PARKS including the National and State Registers Criteria for Evaluation, and the draft National Register of Historic Places Registration form completed by Anthony Opalka with PARKS, and WHEREAS, of the four criteria listed the nomination has been proposed under criteria A and C as follows: A. Property is associated with events that have made a significant contribution to the broad patterns of our history. C. Property embodies the distinctive characteristics of a type, period, or method of construction, or represents the work of a master, or possesses high artistic values or represents a significant and distinguishable entity whose components lack individual distinction. -10- ILPC Minutes June 12, 2008 WHEREAS, the ILPC concurs with Section number 8 of the draft National Register of Historic Places Registration form, Statement of Significance and specifically the statement “This home has the distinction of being the former residence of Rufus Bates, one of the early Presidents of the village of Ithaca and community leader in Ithaca until his death in 1880.” WHEREAS, in making a determination about whether Criterion A has been met the ILPC has noted the following: In addition to serving as president, Rufus Bates was a successful businessman, and stock dealer, responsible for construction of the Bates Block which is still in use as a commercial building. He advanced public education as a member of Ithaca’s Board of Education, was a member of two local fire companies, was a stockholder in the Ithaca & Athens and the Geneva & Ithaca Railroads and served on the Board of Directors after the two lines merged. During his tenure as president Ithaca began a program of street paving, erected the first iron bridge across Six Mile Creek, and opened Washington Park to the public. His commitment to public service and community affairs was continued over 50 years after his death by his wife Flora and daughter Annie May – all of which demonstrates the contribution of the Bates family to events that have made a significant contribution to the broad patterns of Ithaca’s history. (Criterion A.), WHEREAS, the ILPC concurs with Section number 8 of the draft National Register of Historic Places Registration form, Statement of Significance and specifically the statement “The property is also significant as a central New York Greek Revival style rural house.” WHEREAS, in making a determination about whether Criterion C has been met the ILPC has noted the following: The house is a representative example of the rural Greek Revival type with its characteristic low-pitched gable roof, cornice line with wide frieze and frieze windows, cornice returns on the gabled ends, recessed entry and simple entablature of the door surround. The Bates house is set apart from most examples of the style by the five-bay center entrance configuration with the long side facing the street, in contrast to most examples constructed on smaller village lots configured with the gable end facing the street. Another distinctive feature is the original orientation of the front of the house to Six Mile Creek, and presumably toward the “old -11- ILPC Minutes June 12, 2008 road”, prior to construction of a new road adjacent to what had been the back of the property – all of which demonstrates the embodiment of the distinctive characteristics of the rural Greek Revival type and characteristics of the period and method of construction, (Criterion C). NOW, THEREFORE BE IT RESOLVED, that the ILPC finds that the documentation in the draft National Register nomination form demonstrates that the Rufus and Flora Bates House at 107 Giles Street, Ithaca, meets criteria for listing on the New York State and National Registers of Historic Places, and be it further RESOLVED, that the ILPC recommends the listing of the Rufus and Flora Bates House on the New York State and National Registers of Historic Places. RECORD OF VOTE: Carried 5-0-0 Yes K. Brennan G. Holets S. Jones S. Stein L. Truame No 0 Abstain 0 III. APPROVAL OF MINUTES – none IV. OLD BUSINESS None V. NEW BUSINESS A. 418-428 Eddy Street, East Hill Historic District – proposal to replace doors at 426 Eddy Steet RESOLUTION: Moved by S. Jones, seconded by K. Brennan, WHEREAS, 418-428 Eddy 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 Sharon Marx on behalf of property owner Jason Fane for review by the Ithaca Landmarks Preservation Commission (ILPC), and WHEREAS, the action under consideration is to replace the front door at 426 Eddy Street, and -12- ILPC Minutes June 12, 2008 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 30, 2008 including a narrative description of the proposal submitted by Sharon Marx, photographs of the existing door, a sketch of the proposed door, and product specifications for the proposed door, intercom, and electronic key tag reader, 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 May 13, 2008, and WHEREAS, the application failed to meet the Secretary of the Interior’s Standard #9 and was therefore determined to 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); and WHEREAS, the ILPC has agreed to consider a modified proposal in order to reduce the adverse effects of alterations intended to improve the safety and security of tenants, and WHEREAS, in its evaluation the Commission has considered the following: The proposal involves the replacement of paired 24” wide doors, each with a clear glass light with a single 36” Lemieux brand Artisan exterior #521 oak door with a single clear glass light. The proposed door would have an electronic lock, and a proximity electronic reader will be installed to the right of the door. An intercom system will also be installed either directly above or below the electronic reader. The purpose of the proposal is to make necessary security upgrades and allow tenants to monitor who enters the building. 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 -13- ILPC Minutes June 12, 2008 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 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. #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. In this case, the ILPC has also considered that the building houses student apartments and the entrance is heavily used. The alterations to the entrance are proposed in order to provide a level of safety and security appropriate to the building’s residential use. This level of security is difficult to achieve given the current configuration of the entrance and lack of contemporary security devices such as the proposed intercom panel and security reader. Modifications to the proposal agreed upon by the applicant and the ILPC will bring the proposed alteration closer to objectives of Standard #9 while still allowing for the enhanced safety and security of tenants. These measures, include: 1. the replacement door to be same width as the existing double doors - 48" wide x 96" tall 2. the replacement door to be centered on the opening, not to one side as proposed 3. replacement door style is to be Lemieux brand Artisan exterior oak door style # 501, not 521 as proposed 4. replacement door to be stained dark to match other oak doors on the building 5. replacement door to have single clear glass (no bevel).... 6. reuse hardware where practical. New hardware to be as close to old brass color as possible 7. intercom panel and proximity reader to be installed into wood panel adjacent to door numbered 428 and will not directly face Eddy Street. -14- ILPC Minutes June 12, 2008 WHEREAS, the proposal as revised 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 as revised 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 5-0-0 Yes K. Brennan G. Holets S. Jones S. Stein L. Truame No 0 Abstain 0 VI. ADJOURNMENT There being no further business the meeting was adjourned at 8:39 p.m. on a motion by Acting Chair L. Truame. Respectfully Submitted, Leslie A. Chatterton, Secretary Ithaca Landmarks Preservation Commission -15-