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HomeMy WebLinkAboutMN-ILPC-2020-03-19Approved by ILPC: 21 April, 2020 1 Ithaca Landmarks Preservation Commission (ILPC) Minutes — March 19, 2020 Present: Ed Finegan, Chair David Kramer, Vice Chair Stephen Gibian, Member Katelin Olson, Member Susan Stein, Member Donna Fleming, Common Council Liaison Bryan McCracken, Historic Preservation Planner Absent: Avi Smith, Member Pursuant to the Governor’s Executive Order 202.1, this meeting was conducted remotely via the online meeting platform Zoom. Chair E. Finegan called the meeting to order at 3:04 p.m. I. PUBLIC HEARINGS A. 934 Stewart Avenue, Cornell Heights Historic District – Proposal to Replace a Collapsed Dry-Laid, Field-Stone Retaining Wall on the South Elevation with a Decorative, Pre-Cast Concrete System [Materials previously distributed] Applicants Robert Abele and Chris Hyde appeared in front of the Commission to present their proposed project. C. Hyde said that the existing dry-laid retaining wall at 934 Stewart Avenue had collapsed at some point within the past 90 days. He said that during a routine inspection of the rental property, they noticed some of the wall had come down. They called a contractor to inspect it, and by the time he came to look the next day, more had collapsed. He said the collapse continued and they blocked off the area. He said they had used a pre-cast concrete block retaining wall onsite previously (in the lower area near the parking lot), and they are proposing to use the same system here to replace the wall that collapsed, as it’s located in an area that can’t be seen from the public way. Chair E Finegan asked if any Commission members had comments or concerns. D. Kramer said it’s a non-contributing structure in a location that’s not visible from the public right of way, so he doesn’t have any problem with the proposal. He asked other Commission members if they thought it could be seen from the gorge or anywhere. C. Hyde said he didn’t think so. He said he had been down in the gorge and looked up at the area and could just see the tip of the roofline and a little of the green siding. He said he doesn’t think the location of the retaining wall is visible from anywhere but the back of the property if you were standing back there. He said there is one neighbor directly behind the property. Chair E. Finegan asked when the cast concrete retaining wall that’s currently there was approved. Approved by ILPC: 21 April, 2020 2 B. McCracken said two years ago. Chair E. Finegan asked if part of the existing wall is made of railroad timbers. C. Hyde said yes. Chair E. Finegan asked if that would also be replaced. R. Abele said no, the stairwell with the timbers would remain the same. K. Olson asked if they are applying for retroactive approval. Applicants said no. B. McCracken said no, the previous application was, but this time the work has not yet been completed. K. Olson asked about the precedent for replacing a wall using historic materials with pre-cast concrete. B. McCracken said that this is the only place they have approved a pre-cast concrete wall since he’s been in his position. He said the reason it was approved here previously is because the building is non-contributing and the wall not visible from the public way. He said for that application the pre-cast concrete was replacing a 6- by 6-foot timber wall. He said that in this case, because the property is non-contributing the wall doesn’t have the same protections as a retaining wall on the property of a contributing resource. S. Gibian said that the historic resource inventory form says that originally there was an historic house on the site prior to when the apartments were built. He said he thinks the stone foundation adjacent to the retaining wall, as well as the wall itself, probably date to the time of the historic house that was on the site prior to the apartments. He said they reviewed the previous application on August 9, 2016. He also said that of all the types of pre-cast concrete retaining walls available, he thinks that the design with fake cobblestones is, unfortunately, about the ugliest. He said that in this case, the only reason to argue in favor of it is that it matches the other one that’s already there. He said there are other versions that are more attractive. He asked if the owners had considered using another type. R. Abele said they had not. They planned on matching the other one. Public Hearing On a motion by K. Olson, seconded by S. Stein, Chair E. Finegan opened the Public Hearing. There being no members of the public appearing to speak, Chair E. Finegan closed the Public Hearing on a motion by D. Kramer, seconded by S. Stein. Approved by ILPC: 21 April, 2020 3 RESOLUTION: Moved by S. Stein, seconded by D. Kramer. WHEREAS, 934 Stewart Ave. is located within the Cornell Heights Historic District, as designated under Section 228-3 of the City of Ithaca Municipal Code in 1989, and as listed on the New York State and National Registers of Historic Places in 1989, and WHEREAS, as set forth in Section 228-4 of the Municipal Code, an Application for a Certificate of Appropriateness, dated February 3, 2020, was submitted for review to the Ithaca Landmarks Preservation Commission (ILPC) by Robert Abele behalf of property owner 934 Stewart Ave. Associates, LLC, including the following: (1) two narratives respectively titled Description of Proposed Change(s) and Reasons for Changes(s); (2) a photograph documenting existing conditions; and (3) a photograph of the proposed materials, and WHEREAS, the ILPC has reviewed the New York State Building-Structure Inventory Form for 934 Stewart Ave., and the City of Ithaca’s Cornell Heights Historic District Summary Statement, and WHEREAS, as stated in the narrative Description of Proposed Change(s), the project involves the replacement of a dry-laid, field-stone retaining wall on the south elevation of the residence with a pre-cast concrete block retaining wall system, and WHEREAS, the issuance of a Certificate of Appropriateness 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 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 Application for a Certificate of Appropriateness was conducted at the ILPC meeting on March 19, 2020, now therefore be it RESOLVED, that the ILPC has made the following findings of fact concerning the property and the proposal: As identified in the City of Ithaca’s Cornell Heights Historic District Summary Statement, the period of significance for the area now known as the Cornell Heights Historic District is 1898-1937. As indicated in the New York State Building-Structure Inventory Form, 934 Stewart Ave. was constructed between 1946 and 1956. Constructed outside the period of significance of the Cornell Heights Historic District, the property is a non-contributing element of the Cornell Heights Historic District. Approved by ILPC: 21 April, 2020 4 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 228-6 of the Municipal Code. In making this determination, the Commission is guided by the principles set forth in Section 228-6B of the Municipal Code, as further elaborated in Section 228-6C, and by the Secretary of the Interior’s Standards for Rehabilitation, and in this case specifically the following principles and Standards: 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. As a non-contributing structure, 934 Stewart Ave., by definition, does not possess historic materials or features that are subject to protection under the Principles enumerated in Section 228-5 of the Municipal Code or the Secretary of the Interior’s Standards. The ILPC’s evaluation of the proposed project is therefore limited to the assessment of the impact of the proposed work on adjacent historic structures and on the Cornell Heights Historic District as a whole, with the guiding principle being that the proposed work must not further reduce the compatibility of the non- contributing structure within its historic environment. With respect to Principle #2, Standard #2, and Standard #9, the use of a pre-cast concrete block system to replace an existing, collapsed retaining wall will not remove distinctive materials and will not alter features and spaces that characterize the Cornell Heights Historic District. The location of the proposed retaining wall is not highly visible from Stewart Avenue, the principle vantage point from which the public views the property, nor is it highly visible from Edgecliff Pl due to its location on the south side of the building. The topography of the lot also occludes views of the retaining wall from the adjoining properties. Also with respect to Standard #9, the proposed retaining wall is compatible with the massing, size, scale, and architectural features of the property and its environment. RESOLVED, that, based on the findings set forth above, 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 228-6, and be it further, RESOLVED, that the Ithaca Landmarks Preservation Commission determines that the proposal meets criteria for approval under Section 228-6 of the Municipal Code, and be it further Approved by ILPC: 21 April, 2020 5 RESOLVED, that the ILPC approves the Application for a Certificate of Appropriateness with the following condition: • Caps will be installed along the top of the wall and on the exposed vertical ends of the blocks on the south end of the wall. RECORD OF VOTE: Moved by: S. Stein Seconded by: D. Kramer In Favor: S. Stein, D. Kramer, E. Finegan, K. Olson Against: S. Gibian Abstain: 0 Absent: A. Smith Vacancies: 1 Notice: Failure on the part of the owner or the owner’s representative to bring to the attention of the ILPC staff any deviation from the approved plans, including but not limited to changes required by other involved agencies or that result from unforeseen circumstances as construction progresses, may result in the issuance by the Building Department of a stop work order or revocation of the building permit. II. PUBLIC COMMENT ON MATTERS OF INTEREST Chair E. Finegan opened the public comment period. There being no members of the public appearing to speak, Chair E. Finegan closed the public comment period. III. OLD BUSINESS • 111 The Knoll, Cornell Heights Historic District – Request for an Extension of Certificate of Appropriateness Approval for the Demolition of a Non-Contributing, Single-Story Attached Garage and the Construction of a Two-Story Addition on the Footprint of the Existing Structure AND Proposal to Modify Exterior Cladding Materials on the Proposed Two-Story Addition. RESOLUTION: Moved by D. Kramer, seconded by S. Stein WHEREAS, 111 The Knoll is located within the Cornell Heights Historic District, as designated under Section 228-3 of the City of Ithaca Municipal Code in 1989, and listed on the New York State and National Registers of Historic Places in 1989, and WHEREAS, a Certificate of Appropriateness was issued by the Ithaca Landmarks Preservation Commission (ILPC) for the demolition of a single-story, non-contributing attached garage and construction of a two-story addition on the footprint of the former garage structure on May 9, 2017, and Approved by ILPC: 21 April, 2020 6 WHEREAS, as set forth in Section 228-7 of the Municipal Code, “if the construction of a project approved for a Certificate of Appropriateness has not commenced within twenty-four (24) months of the date of approval, such approval shall expire, unless an extension has been granted by the Landmarks Preservation Commission following a written request by the applicant,” and WHEREAS, the demolition of the garage and the construction of the addition at 111 The Knoll did not commence within the twenty-four (24) month period following the issuance of the Certificate of Appropriateness, and WHEREAS, a written request for an extension of Certificate of Appropriateness approval for this project was submitted for review by the ILPC by Kate Kreuger at STREAM Collaborative, Architecture + Landscape Architecture on behalf of property owner Chesterton House, LLC on March 6, 2020, including a lettered addressed to the Commission and its Secretary and the original Certificate of Appropriateness application materials, and documentation of the projects prior approval by the Commission, now therefore be it RESOLVED, that as demonstrated in the materials submitted with the request for an extension, the scope and design of the project has not changed since the Certificate of Appropriateness was issued on May 9, 2017, and be it further RESOLVED, that the ILPC approves the request for Certificate of Appropriateness approval. RECORD OF VOTE: Moved by: D. Kramer Seconded by: S. Stein In favor: D. Kramer, S. Stein, E. Finegan, S. Gibian, K. Olson Against: 0 Abstain: 0 Absent: A. Smith Vacancies: 1 IV. APPROVAL OF MINUTES The December 10, 2019 and January 28, 2020 meeting minutes were approved unanimously with the following modifications: • 12/10/2019 Page 1, insert “no” in front of “members of the public.” • 01/28/2020 Correct date from “2019” to “2020.” Page 1, fourth paragraph under “Public Hearings” correct “it” to “if.” Approved by ILPC: 21 April, 2020 7 V. ADMINISTRATIVE MATTERS Election of officers: • D. Kramer nominated, S. Stein seconded, and the Commission unanimously re-elected E. Finegan as Chair. • K. Olson nominated, S. Stein seconded, and the Commission unanimously re-elected D. Kramer as Vice-Chair. NYS Preservation Conference, originally scheduled for March 26, 2020 in Syracuse, has been postponed to December 1-3, 2020, due to the COVID-19 pandemic. The 2020 Historic Ithaca Preservation Awards nomination deadline, originally March 31, 2020, was extended to April 10, 2020, also due to the COVID-19 pandemic. B. McCracken asked the Commission members to reach out to homeowners to urge them to apply or apply on their behalf. He mentioned 310 W. State Street. He asked the Commission members if any recent projects came to mind. D. Fleming said she is not sure if it would be eligible, but she has been pretty impressed by Scott Whitham’s offices/studio near the Commons. B. McCracken said he would have to look into when the project was completed (has to be within the last 2 years), but it would otherwise be eligible. K. Olson mentioned the Morrill Hall project. S. Stein said 215 Fall Creek Drive comes to mind. She said it didn’t come before the Commission, as B. McCracken was able to approve it at the staff level (all materials were replaced in-kind), but it came out well. She said she would reach out to the homeowners. IV. ADJOURNMENT The meeting was adjourned by unanimous consent at 3:41 p.m. Respectfully submitted, Bryan McCracken, Historic Preservation Planner Ithaca Landmarks Preservation Commission