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Home My WebLink AboutMN-ILPC-2008-09-11Approved by ILPC – 11/13/08 Ithaca Landmarks Preservation Commission September 11, 2008 Present: Alphonse Pieper, Chair George Holets Susan Jones Susan Stein Mary Tomlan, Common Council Liaison Leslie Chatterton, Staff Megan Gilbert, Staff Chair A. Pieper called the meeting to order at 7:03 pm and read the legal notices for the public hearings. I. PUBLIC HEARING A. Hibbard Block, 102-106 West State Street, Clinton Block Historic District – proposal to replace third floor windows No one was present to address the Commission concerning the proposal. The Commission discussed the building’s existing windows, and staff noted that the second and third floor windows are a mix of one-over-one and two-over-two. There is no documentation showing the building’s original windows, and due to the age of the building, it is unlikely that the windows on the second floor or those damaged by the fire on the third floor are the original windows. The Commission questioned whether it would be possible to replace the curved window at 106 West State Street with a reconstructed window. It was noted that the focus should be on matching this window at 106 West State Street with those below rather than those in the adjacent building, 102- 104 West State Street. The Commission also noted that this is one of the most important historic buildings in downtown Ithaca, and the windows are a character defining feature of the property. Public Hearing On a motion by G. Holets, seconded by S. Stein, Chair A. Pieper 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 G. Holets, seconded by S. Stein WHEREAS, the Hibbard Block, 102-106 West State Street, is located in the Clinton Block 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 applicant/property manager Norman Brown for review by the Ithaca Landmarks Preservation Commission (ILPC), and WHEREAS, the action under consideration is the replacement of sixteen third floor windows, and 1 J:\GROUPS\Ithaca Landmarks Preservation Commission\Minutes\2008\0911.doc ILPC Minutes September 11, 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 submitted by the applicant and dated August 21, 2008 including a narrative description of the proposal submitted by the applicant, Pella replacement window specifications, photocopied photographs of the property showing the existing third floor window openings and existing second floor windows and dimensions of the existing sash, and in addition the ILPC has reviewed the New York State Building-Structure Inventory form for the property and specifically the photograph taken in 1992 showing the existing third floor windows, 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 September 11, 2008, and WHEREAS, the ILPC has made the following findings of fact concerning the property and the proposal: Three buildings comprise the Clinton Block Local Historic District: the Clinton House constructed 1828-1830, the Clinton Hall 1847, and 102 – 106 West State Street known as the Hibbard Block, 102 and 104 constructed 1847 and 106 constructed c. 1860. The Clinton Block underwent several significant alterations, the last in 1902 being the reconstruction after a major fire which returned elements of the building’s earliest form and resulted in the Clinton House we see today. Thus the period of significant for the Clinton Block is 1830 – 1902. As shown in the City of Ithaca’s Reconnaissance Level Survey of Historic Resources prepared in 1992 and on file in the City of Ithaca Department of Planning and Development, the Hibbard Block possesses a high level of architectural and historical significance and sufficient integrity to reflect its significance. Constructed within the district’s period of significance, the Hibbard Block is a contributing element of the Clinton Block Local Historic District. -2- ILPC Minutes September 11, 2008 WHEREAS, in its evaluation the Commission has considered the following: As addressed in the narrative dated August 21, 2008, the proposal involves the replacement of sixteen third floor windows with Pella double-hung, precision-fit, architectural series, clad window units. The new windows would be aluminum clad and “Brick Red” in color. The proposed new windows would have either a simulated divided light mullion (2 over 2) or a single clear glass light, (1 over 1). The applicant has stated that the dimensions of the new sash will be the same as the old, and has provided measurements of the existing sash. The purpose of the proposal is to replace fire-damaged windows. 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. #6 Deteriorated historic features shall be repaired rather than replaced. When the severity of deterioration requires replacement of a distinctive feature, the new 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 provided by the applicant and the photograph attached to the New York State Building Structure Inventory form, the previous windows, a mix of both 1 over 1 and the 2- over-2 styles were historic features that characterized the property in keeping with Standard #2. Destruction and damage caused by fire has renders their removal unavoidable. -3- ILPC Minutes September 11, 2008 As described in the narrative and shown in the Pella window specifications, the proposed Pella double-hung, aluminum clad windows match the old in design, color, texture, and other visual qualities in keeping with Standard #6. WHEREAS, the proposal will not have a substantial adverse effect on the aesthetic, historical, or architectural significance of the Clinton Block 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 conditions: Approval of the Pella windows is for the eleven third floor windows on 102-104 West State Street. The windows will be two-over-two with a simulated divided light with spacer. Staff shall review and approve dimensions of sash for compliance with Standard #6. The replacement window on 106 West State Street will be remanufactured to match existing double-hung arched windows. If rear windows at 106 West State Street are not viable, they shall be treated as the eleven windows approved for 102-104 West State Street RECORD OF VOTE: Carried 4-0-0 Yes A. Pieper, Chair G. Holets S. Jones S. Stein No 0 Abstain 0 II. PLEASURE OF THE CHAIR A. Administrative Matters None B. Public Comment on Matters of Interest None C. Communications None -4- ILPC Minutes September 11, 2008 III. APPROVAL OF MINUTES – August 14, 2008 On a motion by G. Holets, seconded by S. Jones, the minutes from the August 14, 2008 meeting were approved without corrections by vote of the ILPC. IV. OLD BUSINESS A. DeWitt Place, East Hill Historic District – proposal to reconstruct roadway/fire lane – Update L. Chatterton shared a memo from Peter Novelli of Novelli Engineering. While the bases of the entrance pillars appeared to be made of stone, they are actually concrete and are not historic. P. Novelli noted that the oldest of the two pillars was constructed in the 1950s. As such, the pillars are to be demolished without an effort to preserve the bases as original requested by the ILPC on August 14, 2008. The photo documentation requested at the same meeting was also shared with the Commission. V. NEW BUSINESS VI. ADJOURNMENT There being no further business the meeting was adjourned at 8:12 p.m. by Chair A. Pieper Respectfully Submitted, Leslie A. Chatterton, Secretary Ithaca Landmarks Preservation Commission -5-