Irish Cultural Center of the Hudson Valley · Irish Cultural Center of the Hudson Valley . Response to Comments of the State Historic Preservation Office . The following provides

ICCHV SHPO Comment Responses

ICCHV / SHPO Comment Responses / CC16500 / SHPO April 18, 2017 Page 1

Irish Cultural Center of the Hudson Valley Response to Comments of the State Historic Preservation Office

The following provides responses to the comment letters of Beth A. Cumming, Senior Historic Site Restoration Coordinator, New York State Office of Parks, Recreation and Historic Preservation (OPRHP), State Historic Preservation Office (SHPO):

Comment Letter #1 (CL#1) – September 30, 2016 Comment Letter #2 (CL#2) – December 2, 2016

Comment Letter #1 (CL#1): SHPO – Beth A. Cumming, Senior Historic Site Restoration Coordinator, New York State Office of Parks, Recreation and Historic Preservation, September 30, 2016

Comment

1. Scale: The scale is very large in comparison to surrounding commercial and residential buildings. Nearby buildings are around 4-5,000 square foot. Set-backs, landscaping, and varied massing may help reduce the visual impact of this large structure particularly on the West Strand Street façades.

Response

Since the original March 2016 submission, the proposed ICCHV building footprint and gross floor area size has been reduced and the side yard setback has been increased. The width of the building has been decreased by slightly more than 3 feet and the height has been lowered by 1 ½ feet. The proposed building has been designed to sit into the existing hillside, reducing its apparent scale and bulk consistent with other West Strand subarea buildings. The building is fully compliant with all applicable City of Kingston Zoning bulk standards (yard setback, height, coverage, etc.) for the underlying Rondout District (refer to Figure 1). In furtherance of minimizing (lowering) the potential visual impact of the building height, the previously proposed 5-foot tall solar panels atop the parapet have been replaced with a historically accurate railing that closely parallels the roof railing of the D&H Canal Paymaster Building shown in Figure 8 below. The D&H Canal Paymaster Building was located approximately 60 yards from the proposed ICCHV building, and always has been its inspiration.

FIGURE 1



The proposed ICCHV building is not “out of scale” with the surrounding area or the other buildings within the Rondout Waterfront District. There are a number of large structures in and around the District serving a variety of uses, including existing and former houses of worship, light manufacturing, schools, multifamily housing, retail, hospitality, community recreation and other cultural destinations. The ICCHV building and design is appropriate; and just as importantly, its historic, cultural, public, educational and economic development supportive mission is identified in the Hudson Riverport Implementation Plan. The ICCHV project is a component part of the continuing Rondout Historic District’s physical, cultural and sustainable economic growth as a regional multi-use tourist destination. Refer to the aerials below (Figure 2 and Figure 3) showing the surrounding neighborhood context, which identifies the scale and proximity of the building mass in the immediate area.

As observed on the aerial above (Figure 2), several of the buildings in the surrounding neighborhood have a comparable footprint to the proposed ICCHV building, especially the following:

• The Mansion House and “Italianate Row” (identified together as #8) with a footprint of 12,856 sf. • Mariner’s Harbor Restaurant (identified as #9) with 5,382 sf.

FIGURE 2



• The former Synagogue and former “Bridgewater Restaurant,” now converted to apartments, at 50 Abeel Street (identified as #1) with 3,858 sf.

• The church across Abeel Street (identified as #11) with 3,522 sf. • The connected buildings on the corner of Abeel Street and Broadway (identified together as #7) with 7,588 sf. • The building across Broadway (identified as #10) with 4,760 sf.

In addition, not shown on the Aerial but within the immediate neighborhood are many other buildings with comparable footprints, including: • The Hudson River Maritime Museum, 50 Rondout Landing • The Trolley Museum, 89 E. Strand • The Steel House/ Ole Savannah Building, 100 Rondout Landing • The Cornell Building, just east of 100 Rondout Landing • Numerous church buildings along Wurts Street • The Rondout Community Center, 105 Broadway

The mix of surrounding building types and scales also include an immediately abutting large three-story house situated on higher ground. It should be noted that some of the adjacent residential buildings are taller than the proposed ICCHV building. Neighboring West Strand buildings include eight (8) Victorian flat-roofed commercial buildings, each including three (3) or four (4) stories, ranging between approximately 38 to 46 feet in height. These buildings are attached to each other and form a substantially larger footprint (approximately 12,856 square feet) than that of the proposed ICCHV building (5,636 square feet). As noted, these buildings also equal or exceed in the number of stories and height in comparison to the proposed ICCHV building. At the corner of Broadway and West Strand is the three (3) story, 42 foot high Mariner’s Harbor building, an existing Rondout Creek / West Strand area anchor historic building sitting on a relatively very small lot consisting of only approximately 5,600 square feet in area. The Mariner’s Harbor building footprint is approximately 5,382 square feet and its gross floor area is approximately 15,800 square feet; both of which are commensurate with the proposed ICCHV building.

Google Earth

FIGURE 3



The bulk of the proposed ICCHV building will also be minimized by building into the slope along West Strand, with its three (3) stories matching or being less than the number of stories of neighboring buildings as noted above. The location of the building on the site has a very appropriate setback in relation to Company Hill Path and the West Strand, and to the natural contour of the hillside. Just as buildings routinely are located in close proximity to its sidewalk, so is the proposed ICCHV building situated adjacent to its pedestrian sidewalk (Company Hill Path). Refer below to Figure 4 showing the proposed building’s West Strand façade elevation. On the Abeel Street side, only two stories will be visible, which is fewer than the large residence to the immediate north, which has three (3) stories. Refer below to Figure 5 showing the proposed building’s Abeel Street façade elevation. The proposed site setbacks enhance the placement of the ICCHV building footprint and street impact (refer to the aerial above in Figure 2 which shows the proposed ICCHV building setbacks in comparison to and consistent with the existing surrounding buildings). The southerly façade facing West Strand (Figure 4) respects the Company Hill Path with an adjacent twelve-foot deep patio and sloped planting area, and the northerly Abeel Street façade (Figure 5) is setback allowing views and light from neighboring structures across the ICCHV property. The design and scale in effect compliments the diversity of structures and uses found throughout the West Strand subarea, along both the West Strand frontage and the neighboring streets to the ICCHV property.

REVISED PROPOSED ICCHV WEST STRAND FAÇADE

FIGURE 4



Comment

2. Massing and Design Features: The rectangular flat roofed façade with full width double height porches, does relate to the historic façade of the D+H Paymaster Building that was located adjacent to this site. Though the scale of the proposed building is much larger. Windows are not compatible in this way, particularly the circular motif.

Response

Drawing a line through time and space to Kingston’s past is a primary design objective for the proposed ICCHV. Located less than one-half mile above the north bank of the Rondout Creek, at 48 West Chestnut Street, is a historic brick house (Figure 6) designed in the mid-1880’s by the esteemed architect Calvert Vaux. The detailing and features of this house, and selected Vaux designs in the Hudson Valley and in Central Park, New York City (in conjunction with Landscape Architect Frederick Law Olmsted), directly inform the Abeel Street façade. In particular, semi-arched single hung windows, painted brick horizontal decorative banding, and a scallop-roofed bay window (refer above to Figure 5), are among the features that honor Vaux’ legacy.

REVISED PROPOSED ICCHV ABEEL STREET FAÇADE

FIGURE 5

FIGURE 6



Kingston is home to a wide array of architectural styles and periods, dating back to the 17th century Dutch and English colonists, through the American Industrial Revolution, and the Modernist movement of the mid- and late 20th century. The most active period of growth in the Rondout District of Kingston occurred in the 19th century, when the D&H Canal and the Rondout Creek spurred significant development. Industry and commerce expanded tremendously, with cement, bluestone, and bricks being shipped from the Rondout down to New York City and beyond, and dry goods, and many other products being hauled west via mule drawn barges. Despite the tragic loss of hundreds of buildings during the ‘Urban Renewal’ movement of the 1950's-70's, well-preserved buildings representing the breadth of 19th century architecture survive. ICCHV draws inspiration from these local styles, construction materials and the unique features found in many Rondout neighborhood buildings (refer to Figure 7 showing such features).

The building of greatest significance as the inspiration for the ICCHV cultural center building has been the Delaware and Hudson Canal Company Office Building (referenced herein as the “D&H Canal Paymaster Building”) (Figure 8). The commencement of the digging of the Canal, in 1825, was what brought the Irish to the local community. At the end of the workweek the workers would march up Company Hill Path to receive their wages. The site of this building is approximately 180 feet from the ICCHV property. The front (south) façade of the proposed ICCHV building (Figure 4) reflects the historic scale, massing, materials, and detail found in this D&H Canal Paymaster Building, with its five-bay façade rhythm, roof parapet railing, bracketed cornice, multi-level balconies, and stone-faced base. Based on estimates from the old photograph above (Figure 8), the original D&H Canal Paymaster Building measures approximately 72 feet across the South façade, and approximately 54 feet from the base of the foundation wall to the top of the roof parapet railing. By comparison, the ICCHV building measures respectively 83 feet wide and 49.5 feet at its tallest point. The ICCHV building at only 11 feet wider and 5 feet shorter does not warrant a characterization of too large or out of scale for the historic waterfront. Similarly, the heights (and number of stories) of all ten commercial buildings (refer above to Figure 3 which provides a Google Earth aerial perspective view of the multi-story buildings on West Strand) from the corner of Broadway to the property adjacent to ICCHV are in fact comparable to the proposed ICCHV building, as discussed above in response to CL#1-Comment 1. On the Abeel Street (north) façade (Figure 5 above), the ICCHV building includes large single-hung windows which are consistent with hundreds of structures found within Kingston and throughout the Hudson Valley. The storefront windows at grade level echo the buildings of Abeel Street, Lower Broadway, and the West Strand.

D&H Canal Paymaster Building: five bays, roof parapet railing, arched window and brick motifs.

FIGURE 7

FIGURE 8



Comment

3. Siting: In this location, where residential structures were located historically, the set-back should relate closely with the residential buildings along Abeel Street. The proposed building footprint is set well back of the surrounding residential buildings, as it tries to relate more to the West Strand Commercial buildings.

Response

The setbacks of the existing buildings along Abeel Street in the vicinity of the ICCHV site are varied and lack a specific continuity as can be seen in the above referenced aerial of the immediate neighborhood (refer above to Figure 2 which provides an aerial view showing the neighborhood pattern of area buildings and demonstrates the varied set back of the surrounding buildings). In fact, the neighboring buildings are generally set back from the street similar to that of the proposed ICCHV building. The set back is also consistent with the former buildings that once occupied the site as depicted on the Sanborn Map excerpt to the right (Figure 9), which shows that the former site buildings were historically situated closer to the West Strand than they were to Abeel Street.

As noted above, the site set back enhances the placement of the building footprint and street impact. The southerly West Strand façade respects the Company Hill Path and the north side facing Abeel Street is set back to allow views and light from neighboring structures across the ICCHV property. The comment includes an accurate observation that the building is positioned, in part, to relate with the West Strand commercial buildings. The ICCHV building as discussed elsewhere herein achieves suitable appropriateness with the Abeel Streetscape. Along the West Strand, the ICCHV building recreates the historic land use pattern of having an “anchor” much like the prior D&H Canal Paymaster Building did, by creating a draw of visitors to and through the West Strand subarea, increasing the sustainable economic and cultural vibrancy of the local community.

Comment

4. Solar panels “parapet”, appear to be a modern application of solar panels and we have no concerns.

Response

Although the Comment identifies “no concerns,” the solar panels have been replaced with a railing element (refer to Figures 4 and 5 above) as discussed above under the response to CL#1-Comment 1 in order to add an architectural detail at the top of the parapet consistent with the look of the former D&H Canal Paymaster Building (shown in Figure 8) formerly located at the top of the Company Hill Path.

FIGURE 9



Comment

5. Materials: Yellow “Norman” brick cladding does not relate well to surrounding masonry buildings, which are standard sized locally produced red brick. Local brickyards were a major employer of the Irish population in town, and use of this brick type would relate well to local history.

Response

Traditional red brick is now proposed for the ICCHV building rather than the buff-toned Norman brick of earlier plans. The red brick cladding and bluestone veneer are indigenous building materials, as are the exposed steel structural members. Refer above to Figures 4 and 5 showing the proposed revised ICCHV building elevations. Painted wood cornices, brackets, pilasters, and raised paneling all evoke the details and materials found on buildings throughout the Rondout District, including Mariner’s Harbor, 90 and 99-103 Abeel Street, 11-41 Broadway block, and 15-29 West Strand Street block.

Comment

6. Abeel Street elevation is a too industrial in appearance. The height is good. We understand the reference to Sullivanesque panels however, they do not related to the existing historic district. Please reconsider this treatment.

Response

The ICCHV building elevations (Figures 4 and 5 above) have been further refined to enhance the building’s compatibility and cohesiveness to the surrounding neighborhood architecture by employing the materials listed above in response to CL#1-Comment 5. The Abeel Street façade (Figure 5) also has been further redesigned by introducing a ‘storefront’ element reflecting the District’s prevalent architectural context. The middle three bays of the 83-foot wide façade now has a one-story tall feature of raised panel and pilaster-framed multi-lite windows. The teal and blue paint tones planned for the storefront are complimentary to the surrounding red brick and mortar façade, and will produce an aesthetically pleasing effect in any natural light conditions. The textures and detailing of the four basic finishes (stone, cement plaster, wood and brick) will provide a richness and a contrast with the painted steel lintels over the windows and exterior doors.

Comment

7. Company Hill Path: we are encouraged by the proposed plan to repair and rebuild this historic pathway.

Response

Acknowledged – The bluestone wall along the Company Hill Path (shown in Figure 10), which is located on the ICCHV property is proposed to be reconstructed. Reconstruction of the retaining wall along Company Hill Path will be done systematically and existing stones will be stored for reinstallation to ensure long term maintenance of the wall, its aesthetic appearance and presence.

FIGURE 10



The existing pathway (refer to Figure 10 above and Figure 11 below) known as Company Hill Path as a ‘pedestrian walk’ is what is historic, not the construction materials used in the existing pathway, which consists of a deteriorating common gravel mix (as shown in Figure 10 above). The pathway section in front of the ICCHV cultural center is proposed to be improved with pervious pavers replacing the existing deteriorating and eroding gravel walkway. Also, accessible safety railings are proposed along both sides of the walkway, as well as accent lighting to improve path stability, pedestrian access and its overall appearance in the Historic District.

BASE OF COMPANY HILL PATH AT WEST STRAND; ICCHV SITE BEHIND UPPER BLUESTONE WALL As noted above, the old bluestone retaining wall located on the subject property flanking the Company Hill Path (refer to Figure 12 below) will be carefully and systematically reconstructed. As evident in the pictures of the existing retaining wall (refer to Figures 11 and 12), it is in serious disrepair with sections leaning towards the walkway; in danger of collapsing. The proposed action includes the careful dismantling of the existing wall on the subject property and its reconstruction with appropriate back-drainage addressing the current structural instability issues. As the wall is dismantled, the wall stones will be inventoried and safely stored on the site awaiting reconstruction. Related structural engineering details will be prepared and provided to the City Building Department following approval of the Site Plan by the Planning Board. LEANING BLUESTONE RETAINING WALL ALONG SITE PROPERTY LINE

FIGURE 11

FIGURE 12



Comment Letter #2 (CL#2): SHPO – Beth A. Cumming, Senior Historic Site Restoration Coordinator, New York State Office of Parks, Recreation and Historic Preservation, December 2, 2016

Comment

1. The North Elevation design appears to be greatly improved based upon our last comments.

Response

Comment acknowledged. Additional redesigned features of the proposed ICCHV building, including the use of traditional red brick (refer above to the revised ICCHV building elevations shown in Figures 4 and 5), have been incorporated as described above (refer to response to CL#1-Comment 6).

Comment

2. Please provide a response to the remainder of our concerns expressed in our letter of September 30, 2016; namely concerns regarding, Scale, Massing and Design Features, Siting, Materials and Company Hill Path.

Response

Refer to the responses to CL#1-Comments 1, 2, 3, 5 and 7 provided above.

Comment

3. At this time, we understand that Company Hill Path will be rebuilt rather than repaired. We request existing conditions, plans, specifications and/or scope of work describing the proposed work for the historic Company Hill Path.

Response

Refer to the response to CL#1-Comment #7 provided above. Comment

4. We understand that additional state and/or funding may be available for this project. Please provide the state and federal funding agencies and their contact information.

Response

No Federal funding is sought for the project. Potential State funding for the project might include:

Potential State Funding Source

• New York Economic Development Capital Program, March, 2016 $0.5 million • DASNY – NYS Assembly Strategic Investment Program, September, 2015 $1.5 million

Documents

Irish Cultural Center of the Hudson Valley · Irish Cultural Center of the Hudson Valley . Response to Comments of the State Historic Preservation Office . The following provides