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HomeMy WebLinkAboutMN-ILPC-2008-11-13Approved by ILPC – 12/11/08 1 J:\GROUPS\Ithaca Landmarks Preservation Commission\Minutes\2008\1113.doc Ithaca Landmarks Preservation Commission November 13, 2008 Present: Alphonse Pieper, Chair Kristen Brennan Susan Jones Susan Stein Lynn Truame 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. 102-106 West State Street, Clinton Block Historic District – proposal to replace second floor windows at 102-104 West State Street The application for 102-106 West State Street was withdrawn. B. 614 Stewart Avenue, University Hill Historic District – proposal for handrail; proposal to demolish shed No one was present to address the Commission concerning the proposal. (1) Proposal to install a handrail Public Hearing On a motion by S.Stein, 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 S. Jones. RESOLUTION: Moved by K. Brennan, seconded by L. Truame WHEREAS, 614 Stewart 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 owner David Beer for review by the Ithaca Landmarks Preservation Commission (ILPC), and WHEREAS, the action under consideration is the installation of a handrail, 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 ILPC Minutes November 13, 2008 -2- WHEREAS, the ILPC has reviewed the submitted documentation dated October 17, 2008 including a letter from David Beer that provides a narrative description of the proposal and photographs of the property, 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 November 13, 2008, 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 University Hill Historic District is identified in the City of Ithaca’s University Hill Historic District Summary Significance Statement as 1867-1927. The building was constructed in 1910 and is a blend of Italian Renaissance style with Mission-style influence evident in the massing and detail. The building is sited immediately west of the Cornell University campus on land once associated with Ezra Cornell’s estate Llenroc. It is also historically significant as a representative example of the numerous fraternity buildings constructed at the west border of the Cornell campus within the first decades of the twentieth century. Constructed within the district’s period of significance and retaining sufficient integrity to reflect its historic and architectural significance, 614 Stewart Avenue is a contributing element of the University Hill Historic District. As addressed in the letter dated October 17, 2008, the proposal involves the installation of two 1 ¼” diameter pipe railings, painted black in color. The railings will be mounted on either side of the front steps and attached on the inside side of the knee walls. The purpose of the proposal is to meet building code requirements. 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 ILPC Minutes November 13, 2008 -3- 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: #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 a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired. Throughout the first half of the 20th century pipe railing was a common material for hand railings, particularly as a replacement for earlier handrails that may have deteriorated over time. There is no documentation of earlier handrails. In general, and in this case, pipe railing is an unobtrusive alternative in the absence of evidence of the existence or appearance of original handrail. The new pipe railing will be differentiated from the old and is compatible with the massing, size, scale, and architectural features in keeping with Standard #9. The installation of the pipe railing will be undertaking in such a manner that if the railing were to be removed in the future, the essential form and integrity of the property would be 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 University Hill 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 ILPC Minutes November 13, 2008 -4- RESOLVED, that the ILPC approves the application for a Certificate of Appropriateness with the following condition: The method of attachment will be approved by staff. RECORD OF VOTE: Carried 5-0-0 Yes A. Pieper, Chair K. Brennan S. Jones S. Stein L. Truame No 0 Abstain 0 (2) Proposal to demolish a shed Public Hearing On a motion by S. Stein, seconded by S. Jones, 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. Jones, seconded by L. Truame. RESOLUTION: Moved by K. Brennan, seconded by S. Stein WHEREAS, 614 Stewart 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 owner David Beer for review by the Ithaca Landmarks Preservation Commission (ILPC), and WHEREAS, the actions under consideration is the demolition of a shed, 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 October 17, 2008 including a letter from David Beer that provides a narrative description of the proposal and photographs of the shed and 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 November 13, 2008 -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 November 13, 2008, 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 University Hill Historic District is identified in the City of Ithaca’s University Hill Historic District Summary Significance Statement as 1867-1927. The residence was constructed in 1910 and is primarily a blend of Italian Renaissance style with Mission-style influence evident in the massing and detail. The building is sited immediately west of the Cornell University campus on land once associated with Ezra Cornell’s estate Llenroc. It is also historically significant as a representative example of the numerous fraternity buildings constructed at the west border of the Cornell campus within the first decades of the twentieth century. According to the Sanborn Fire Insurance maps the shed first appears as an “auto” on the 1924 map. The shed does not have special historical or architectural significance when compared to photographs on file in the City of Ithaca Department of Planning & Development of early 20th century garages in the East Hill Historic District. Constructed within the district’s period of significance, the shed, as shown in the submitted photograph, does not retain sufficient integrity to reflect its historic and architectural significance, and is not a contributing element of the University Hill Historic District. WHEREAS, the proposal 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) 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. Staff will discuss treatment of the site with the applicant. ILPC Minutes November 13, 2008 -6- RECORD OF VOTE: Carried 5-0-0 Yes A. Pieper, Chair K. Brennan 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 Staff distributed written comments from Lawrence Hull and Betsy Magre objecting the proposed parking area at 414-416 East Seneca Street. L. Hull’s comments note his concerns about the legal validity of the applicant’s claim to the right of way. Nancy Schuler of Ferris Place commented that she is concerned about increasing off- street parking in yards. While parking for tenants is acceptable, “for-rent” parking to commuters, downtown employees, residents of surrounding properties, and others should not be encouraged. C. Communications None III. APPROVAL OF MINUTES – September 11, 2008; October 9, 2008 On a motion by K. Brennan, seconded by S. Stein, the minutes from the September 11, 2008 and October 9, 2008 meetings were approved without corrections by a unanimous vote of the ILPC. IV. OLD BUSINESS A. 414-416 East Seneca Street, East Hill Historic District – proposal for three car parking area Property owner Joseph Steuer was present to address the Commission concerning the proposal. Staff noted that a public hearing on this proposal was held at the last meeting, and the vote was postponed with the agreement of the applicant due the limited number of commission members in attendance. The applicant explained his proposal to construct three parking spaces to be accessed by a legal right of way from East Buffalo Street. Staff noted that J. Steuer’s proposal will be subject to the old off-street parking regulations, not the new regulations adopted by the Common Council on November 3, 2008, because he had applied for a certificate of appropriateness prior to the enactment of the new ordinance. J. ILPC Minutes November 13, 2008 -7- Steuer stated that he is willing to move the western boundary of the parking further east to reduce the size of the parking area, thereby preventing more than three cars from parking in the area. He noted that he will not be removing any trees to construct the parking area and will delineate the size of the parking area with a material similar to railroad ties to prevent parking from spilling into the surrounding area. L. Truame questioned whether the appropriateness of the proposal should be voted on before the legal question of the validity of the right of way is resolved. Staff noted that the legal issues in dispute appear to be between two property owners, and are outside the ILPC’s focus on the appropriateness of the proposal. If the applicant’s right of way does not exist, the parking area cannot be constructed. The Commission discussed the need for screening around the parking area, particularly between the parking area and the Hinckley property. Commission members called to a dense barrier of greenery that will reduce the visual impact of cars and prevent lights from shining into the surrounding property. Staff will work with the property owner to determine appropriate screening. If agreement cannot be reached, the issue will return to the ILPC. RESOLUTION: Moved by S. Stein, seconded by S. Jones WHEREAS, 414-416 East Seneca 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 Section 228-4(E) of the Municipal Code, an application for a Certificate of Appropriateness was submitted by property owner Joseph Steuer for review by the Ithaca Landmarks Preservation Commission (ILPC), and WHEREAS, the actions under consideration is the construction of a parking area, 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 September 23, 2008 including a the Ithaca Landmarks Preservation Commission’s Application for a Certificate of Appropriateness, the City of Ithaca Building Permit Application, a narrative description of the proposal by Joseph Steuer dated September 23, 2008, a survey map showing the location of the proposed parking area, a copy of the deed to 414-416 East Seneca Street indicating the applicant’s ownership of an easement for ILPC Minutes November 13, 2008 -8- pedestrian and vehicular traffic to and from the premises and the New York State Building/Structure Inventory Form, 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 October 9, 2008, 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 East Hill Historic District is identified in the City of Ithaca’s East Hill Historic District Summary Significance Statement as 1830-1932. According to the New York State Building/Structure Inventory Form, the building was initially constructed ca.1850 in the Greek Revival style and has undergone numerous alterations and additions to accommodate its conversion to a rental property. Constructed within the district’s period of significance and retaining sufficient integrity to reflect its historic and architectural significance, 414-416 East Seneca Street is a contributing element of the East Hill Historic District. As addressed in the narrative dated September 22, 2008 and shown on the survey map, the proposal involves the construction of a three-car parking area on the north side of the property. As stated in the narrative and shown in the Property Deed, the parking area will be accessed by a right- of-way and easement granted to the applicant as stated in the property deed included with the application. As stated in the narrative, the parking area will have a gravel surface contained by landscape beams around the perimeter. The proposal also includes planting ground cover such as myrtle or pachysandra in adjacent areas of the yard. The purpose of the proposal is to provide parking for the property’s tenants. 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 ILPC Minutes November 13, 2008 -9- 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: #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. There is sufficient area at the rear of the propert y to accommodate a three car parking area while still retaining a portion of the backyard’s wooded character. The gravel and landscape timber materials, as proposed in the narrative description, lend a more natural appearance to the proposed parking area than asphalt or concrete paving. The construction of the proposed parking area will not destroy historic materials that characterize the property. The new work will be differentiated from the old and will be 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. 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) 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 ILPC Minutes November 13, 2008 -10- RESOLVED, that the ILPC approves the application for a Certificate of Appropriateness with the following conditions: The parking area shall be reduced in size to limit capacity to three cars with room for maneuvering. Final decisions on required screening shall be subject to the approval of ILPC staff. RECORD OF VOTE: Carried 5-0-0 Yes A. Pieper, Chair K. Brennan S. Jones S. Stein L. Truame No 0 Abstain 0 B. Milstein Hall, Arts Quad Historic District – Update on EIS process Kim Michaels of Trowbridge and Wolf and Andrew Magre, project manager from Cornell University, were present to address the Commission regarding the Certificate of Appropriateness application for the proposed Paul Milstein Hall. K Michaels stated that the application materials address concerns raised by ILPC members during the adequacy phase of the environmental impact statement (EIS). She is still working on responses to ILPC members comments during the public comment phase on the draft EIS. These responses and other information will be presented to the Commission at a later time. A certificate of appropriateness application for the parking garage will be submitted before Thanksgiving. She also announced that the Planning Board will be holding the public hearing for the site plan review at its meeting on Tuesday, November 18, 2008. She anticipates that the Planning Board will vote on preliminary site plan approval in December. This would allow the ILPC to consider the certificate of appropriateness at its January meeting. The public hearing for both projects (Milstein Hall and the parking garage) will be held at the ILPC’s December meeting. C. Goldwin Smith Hall New Humanities Building Project Gary Wilhelm, Ruth Howell, and Gilbert Delgado were present to address the Commission regarding the new humanities building project. The proposed new building would be an addition to the east side of Goldwin Smith Hall and would have its main entry on East Avenue. G. Wilhelm presented a model of a preliminary design, noting that they are still in the early stages of the project. This is the first of several appearances before the ILPC, and they will return as the project progresses. The “Initial Historic Preservation Report – Pre-Design Phase” prepared by EHT Traceries, Inc. was distributed to ILPC members. ILPC Minutes November 13, 2008 -11- V. NEW BUSINESS None VI. ADJOURNMENT There being no further business the meeting was adjourned at 8:52 p.m. by Chair A. Pieper. Respectfully Submitted, Leslie A. Chatterton, Secretary Ithaca Landmarks Preservation Commission