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HomeMy WebLinkAboutMN-ILPC-2009-07-09Approved by ILPC — 8/18/09 Ithaca Landmarks Preservation Commission July 9, 2009 Present: Alphonse Pieper, Chair Nancy Brcak Sue Stein Lynn Truame Leslie Chatterton, Staff Bryan McCracken, Intern Brendan Haggerty, Intern Chair A. Pieper called the meeting to order at 7:10 p.m. and read the legal notice for the public hearings. I. PUBLIC HEARING A. 630 Stewart Avenue, Cayuga Lodge, University Hill Historic District – proposal to install bathroom vent. George Franz, an alum and board representative of the Cayuga Lodge Student Cooperative, was present to address the Commission concerning the proposal. He presented an aerial view of the Cayuga Lodge showing the orientation of the building on the lot and the proposed location of a proposed bathroom vent. Commission discussed the potential for the deterioration of exterior bricks caused by prolonged exposure to moisture generated by the bathroom’s exhaust. It was determined that the installation of a drip edge on the bathroom vent would effectively combat this problem. G. Franz’s proposal to use a copper vent instead of another metal, or plastic, was discussed by the ILPC. Public Hearing On a motion by S. Stein, seconded by N. Brcak, Chair A. Pieper opened the public hearing. There being no one to address the Commission, the public hearing was closed on a motion by N. Brcak, seconded by S. Stein. RESOLUTION: Moved by L. Truame, seconded by N. Brcak WHEREAS, 630 Stewart Avenue, Cayuga Lodge, 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, Landmarks Preservation, an application for a Certificate of Appropriateness has been submitted by George Frantz as agent for Cayuga Lodge Student Cooperative for review by the Ithaca Landmarks Preservation Commission, and WHEREAS, the action under consideration is the installation of a bathroom vent, and ILPC Minutes July 9, 2009 WHEREAS, the ILPC has reviewed the submitted documentation dated June 22, 2009 including an Application for Certificate of Appropriateness with a narrative description of the proposal, and photographs of the proposed location of the bathroom vent, 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 the Certificate of Appropriateness was conducted at the meeting held on July 9, 2009, 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 University Hill Historic District is identified in the City of Ithaca’s University Hill Historic District Summary Significance Statement as 1867-1927. Constructed in 1880 as the Cornell Carriage House, it is presumed that the building was designed by William H. Miller, Ithaca’s preeminent mid-19th century architect. In 1923, Clinton L. Vivian, another prominent Ithaca architect and former employee of Miller’s, designed alterations to the interior of the building, transforming the carriage house into student housing. The building is architecturally significant as an excellent example of a Queen Anne residence. Constructed within the district’s period of significance and retaining a relatively high level of integrity, 630 Stewart Avenue, or Cayuga Lodge, is a contributing element of the University Hill Historic District. As addressed in the narrative descriptions dated June 22, 2009, the proposal involves the installation of a bathroom vent on the exterior of the northwest side of the property. The vent will be approximately 6” x 6” and will extend approximately 2” to 3” from the façade of the house. A 4” diameter hole will be drilled through the brick exterior wall. The plastic or metal vent will have a brown or dark brown finish that will match the existing color of the building’s wood trim. As shown in the submitted photos and stated in the narrative description, the vent will be installed above an existing first-story bathroom window. 2 ILPC Minutes July 9, 2009 The purpose of the proposal is to meet the requirements of contemporary building codes for ventilating bathrooms. WHEREAS, in its evaluation the ILPC has considered the following: 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: #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, exterior alterations, 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 described in the narrative and shown on the photocopied photographs of the northwest side of the residence submitted with the application materials, the vent will be installed above the first-story bathroom window and colored to match the existing color of the building’s wood trim. The installation of the bathroom vent through the building’s west-side, exterior wall will not destroy historic materials that characterize the property. The new work will be differentiated from the old, and the proposed installation 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. 3 ILPC Minutes July 9, 2009 The installation of the bathroom vent will 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, 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) of the City of Ithaca 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 Ithaca Landmarks Preservation Commission approves the request for a Certificated of Appropriateness with the following conditions: A drip edge shall be included in the installation of the bathroom vent to prevent the deterioration of exterior bricks caused by repeated exposure to condensation produced by the bathroom’s exhaust. RECORD OF VOTE: Carried 4-0-0 i. N B. North Cayuga Street, First Presbyterian Church – proposal to install air conditioning condenser 3N. Brcak 1S. Stein 5L. Truame Yes A. Pieper, Chair No Abstain 0 0 There was no representative present to address the Commission regarding the proposal. The ILPC discussed the adequacy of the existing bushes to screen the air conditioning condenser and the impact of the noise produced by the condenser on the neighborhood. Public Hearing On a motion by N. Brcak, 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. Stein. 4 ILPC Minutes July 9, 2009 RESOLUTION: Moved by L. Truame, seconded by N. Brcak. WHEREAS, 315 N. Cayuga Street is located in the DeWitt Park 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 Gordon Muckey of GRB Heating & Air on behalf of the property owner, the First Presbyterian Church, for review by the Ithaca Landmarks Preservation Commission, (ILPC), and WHEREAS, the action under consideration is the installation of an air handler condenser unit, 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 building permit application submitted by Gordon Muckey dated June 17, 2009, product specifications for the Tempstar High Efficiency 14 Seer Air Conditioner, a map of the property indicating the proposed location of the condenser, and photographs of the proposed location of the condenser, 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 July 9, 2009, 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 DeWitt Park Historic District is identified in the City of Ithaca’s DeWitt Park Historic District Summary Statement as 1820-1930. Constructed in 1900, the building is architecturally significant as an example of the work of notable New York City architect J. Cleveland Cady. The building is a pivotal structure on DeWitt Park, Ithaca’s original public square, and the large mass of the building balances the mass of the DeWitt Building at the south end of the park. The 5 ILPC Minutes July 9, 2009 property is historically significant as the latest of three buildings to house Ithaca’s earliest congregation, established in 1804. Constructed within the district’s period of significance and retaining a relatively high level of integrity, 315 N. Cayuga Street is a contributing element of the DeWitt Park Historic District. As addressed in the building permit application and shown on the accompanying map of the property, the proposal involves the installation of an air conditioning condenser on the north side of the property. As indicated on the product specifications, the proposed air conditioning condenser is approximately 46” tall x 35” wide x 36.5” deep. The accompanying images show that the view of the proposed unit will be partially obscured by existing bushes on the front and sides. The purpose of the proposal is to install air conditioning in the basement of First Presbyterian Church. WHEREAS, in its evaluation the ILPC has considered the following: 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 the property. The new work shall be 6 ILPC Minutes July 9, 2009 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 described in the building permit application and shown on the photographs of the proposed location, the installation of the air conditioning condenser will not remove historic materials or alter features and spaces that characterize the property in keeping with Standard #2. The installation of the air conditioning condenser does not destroy historic materials that characterize the property. The condenser unit 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 air-conditioning condenser 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 DeWitt Park 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 with the following condition: Staff shall review the final location of the condenser, ideally to be located a minimum of 2’ from the existing basement railing. In the event that the existing bushes do not adequately screen the condenser, additional screening may be required. 7 ILPC Minutes July 9, 2009 RECORD OF VOTE: Carried 4-0-0 Yes No Abstain A. Pieper, Chair 0 0 N. Brcak S. Stein L. Truame II. PLEASURE OF THE CHAIR A. Administrative Matters 1. The draft Environmental Impact Statement on the demolition of the Ithaca Gas Works, a.k.a “Markles Flats” has been determined complete and adequate for public distribution. The public comment period is from June 26th until July 28th. Staff distributed Exhibits E, requested of the ICSD by the ILPC to be included in the dEIS. L. Truame asked if the materials included a letter from the Department of Environmental Conservation (DEC) stating that the current treatment system, which contains and monitors the toxins, is safe to the public as long as some use restrictions are in place. Staff reported that such a letter had not been formally requested, but that she would contact the DEC. 2. Appointing new ILPC members – The Commission discussed the recent resignation of two ILPC members and the necessity of appointing additional members prior to review and decisions on the Environmental Impact Statement and the hardship hearing for demolition of the former Ithaca Gas Works. Staff replied that she is working on recruitment. In response to the staff suggestion that the ILPC hold a special meeting to decide on the demolition of the Gas Works L. Truame stated that she will be in Seattle from August 9 to 15. N. Brcak would prefer to have the meeting prior to August 25, that being the first day of 2009-2010 academic year. B. Communications E-mail dated 6/22/09 - ILPC Resignation from Kristen Brennan E-mail dated 6/27/09 - ILPC Resignation from George Holets Commons Brown Bag, 12:00 p.m., Wednesday, July 8th, Common Council Chambers C. Public Comment on Matters of Interest None. 8 ILPC Minutes July 9, 2009 III. APPROVAL OF MINUTES With the addition of personnel titles and statement clarification, the minutes from the February 12, 2009 meeting were unanimously approved on a motion N. Brcak, seconded by S. Stein. On a motion by L. Truame, seconded by N. Brcak, the minutes from the June 11, 2009 meeting were unanimously approved. IV. OLD BUSINESS Llenroc, University Hill Historic District – proposal of handrail on the south piazza Staff distributed a revised drawing, dated 7/8/09, showing the addition of a volute and galvanize bracket to the railing, and the placement of the mailbox on a post two feet away from the railing. The ILPC approved the changes. V. NEW BUSINESS None. VI. ADJOURNMENT There being no further business the meeting was adjourned at 8:00 p.m. by Chair A. Pieper. Respectfully Submitted, Leslie A. Chatterton, Secretary Ithaca Landmarks Preservation Commission 9