HomeMy WebLinkAboutMN-ILPC-2014-02-11Approved by ILPC: 3/11/14
Ithaca Landmarks Preservation Commission (ILPC)
Minutes – February 11, 2014
Present:
Ed Finegan, Chair
David Kramer, Vice-Chair
Sue Stein
Katelin Olson
Stephen Gibian
Michael McGandy
Lynn Truame, Staff
Charles Pyott, Staff
Chair Finegan called the meeting to order at 5:32 p.m.
I. PUBLIC HEARINGS
A. Sage Chapel, Cornell University ― Proposal to Change Roofing Material at Projecting Wall
Dormers
Applicant Andrew Germain, Cornell University, Facilities Engineering, recapitulated the salient details
of the proposed project. He indicated the applicant originally sought to replace all of the roofing in-
kind, from slate to slate; however, during the investigation, the project architect suggested better
detailing could be achieved if the applicant replaced the existing slate roof covering of the small
projecting dormer roofs on the east and west elevations of the Memorial Chapel with lead-coated
copper. The purpose of the alteration is to prevent water infiltration at the intersection of the primary
roof and the small gable roofs.
L. Truame noted the other proposed alterations identified in the application would be eligible for staff-
level approval.
S. Stein asked about the possibility of lead from the lead-coated copper leaching into ground water. She
wondered if red copper would be more appropriate. A. Germain replied that one of the reasons lead-
coated copper was chosen is that it is significantly more durable. The project architect was also
concerned with red copper causing stains on the masonry below.
E. Finegan asked how long the new roofing material would be projected to last. A. Germain replied, 50-
75 years. He added that zinc coating had also been considered, but there was concern zinc would be
vulnerable to pitting in the valleys.
S. Stein asked for more detail on the rationale for moving from slate to metal in these locations. A.
Germain replied by referring the Commission to drawing A-102, Roof Plans. He noted the dormers are
so small they actually serve more as crickets, rather than dormer-style roofs. In order to get the proper
flashing at both the valley and at the back of the dormer parapet, a solid piece of copper covering the
entire available area would be needed anyway. Penetrating that continuous copper piece to install slate
would result in a detail that is more prone to failure and leakage. Better detailing would be achieved by
not replacing the slate at those junctures.
S. Gibian noted the gabled roofs are probably not very visible to the public, in any respect, since they lie
behind the parapets.
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A. Germain indicated that since the application was first submitted another issue recently arose with the
ridge cresting at the top. The original application indicated the ridge cresting would be painted wrought
iron; however, the project architect observed that Sage Hall features cresting made of steel. The
applicant would like to determine if the steel is something the Commission would be willing to approve,
as an alternate to the wrought iron. L. Truame replied the Commission could consider that this evening.
Whether it is one metal or the other metal should not have a notable visual impact.
Public Hearing
On a motion by M. McGandy, seconded by S. Stein, Chair Finegan opened the Public Hearing. There
being no public comments, the Public Hearing was closed on a motion by K. Olson, seconded by S.
Gibian.
K. Oson asked if the steel cresting on Sage Hall is original. A. Germain replied no, it is a reconstruction
of the original cresting.
After some discussion, L. Truame observed it appears to be the Commission’s consensus that it does not
have a preference as to the material to be used for the ridge cresting. No objections were raised.
RESOLUTION: Moved by S. Stein, seconded by D. Kramer.
WHEREAS, Sage Chapel is an individual local landmark, as designated under Section 228-3 of the
City of Ithaca Municipal Code in 1990, and
WHEREAS, as set forth in Section 228-6 of the Municipal Code, an Application for a Certificate of
Appropriateness, dated January 28, 2014, was submitted for review to the Ithaca
Landmarks Preservation Commission (ILPC) by Andrew Germain, on behalf of property
owner Cornell University, including the following: (1) two narratives respectively titled
Description of Proposed Change(s) and Reasons for Changes(s); (2) a hardcopy of the
PowerPoint presentation showing historic photos and existing conditions at all areas of
the building affected by the project; and (3) nine sheets of architectural drawings, dated
January 22, 2014, detailing the proposed work, and
WHEREAS, the ILPC has reviewed the New York State Building-Structure Inventory Form for Sage
Chapel, and
WHEREAS, as stated in the narrative Description of Proposed Change(s), the project involves the
following items of work at the Memorial Chapel wing: in-kind replacement of the slate
roofing system, in-kind replacement of lead-coated copper gutters and downspouts, repair
and in-kind replacement of deteriorated masonry elements, installation of concealed
conduit and heat trace cables in valleys, replication of original roof cresting, replacement
of sheet metal ventilator cladding with lead-coated copper cladding, replacement of slate
shingles with flat-seamed lead-coated copper at the four projecting wall dormers,
construction of new crickets (to be clad with flat-seamed lead-coated copper) behind the
two tabernacles, and addition of snow guards across the entirety of the slate shingle field;
as well as restoration of the stone tracery and glass of the stained glass window in the east
apse of the Main Chapel, and
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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 regularly scheduled ILPC meeting on
February 11, 2014, now therefore be it
RESOLVED, that the ILPC has made the following findings of fact concerning the property and the
proposal:
As indicated in the New York State Building-Structure Inventory Form, Sage Chapel was
constructed in 1875 as the University’s non-sectarian house of worship. Designed by
Cornell’s first professor of architecture, Charles Babcock, the Chapel is an outstanding
example of the Victorian Gothic style.
The purpose of the proposal now before the ILPC is to replace the deteriorated roofing
and roof drainage system of the Memorial Chapel, restore deteriorated masonry elements
of the Memorial Chapel and correct conditions that have led to water damage to these
materials over the years, recreate missing original roof cresting at the Memorial Chapel,
and restore the stained glass window of the Main Chapel.
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 228-5
of the Municipal Code. In making this determination, the Commission is guided by
the principles set forth in Section 228-5B of the Municipal Code, as further
elaborated in Section 228-5C, and by the Secretary of the Interior’s Standards for
Rehabilitation, and in this case specifically the following principles and Standards:
Principle #1 The historic features of an individual landmark shall be altered as little
as possible and any alterations made shall be compatible with the historic character
of the landmark.
Standard #2 The historic character of a property will be retained and preserved.
The removal of distinctive materials or alteration of features and spaces that
characterize a property will be avoided.
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Standard #5 Distinctive features, finishes, and construction techniques or examples
of craftsmanship that characterize a historic property shall be preserved.
Standard #6 Deteriorated historic features shall be repaired rather than replaced.
When the severity of deterioration requires replacement of a distinctive feature, the
new feature 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.
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.
With respect to Principle #1 and Standard #6, as documented in the presentation materials
by John Milner Associates, Architects, the severity of the deterioration of the existing
roofing, gutters, and downspouts at the Memorial Chapel does require their replacement.
The proposed new work will match the old in design, color, texture, material and other
visual qualities.
With respect to Principle #1, Standard #2, and Standard #9, the replacement of the
existing slate shingle roofing at the four projecting wall dormers with flat-seamed copper
will not remove distinctive materials and will not alter features and spaces that
characterize the property.
With respect to Principle #1, Standard #2, and Standard #9, the addition of snow guards
and a heat trace cable system, and replacement of the sheet metal ventilator cladding will
not remove distinctive materials and will not alter features and spaces that characterize
the property.
With respect to Standard #5, the projecting wall dormers of Sage Chapel are distinctive
features that characterize the property. The applicant has demonstrated to the satisfaction
of the Commission that replacing the existing slate shingle roofing at these dormers with
flat-seamed copper will better preserve the masonry of the Memorial Chapel by
protecting it from water infiltration from above.
Also with respect to Principle #1 and Standard #9, the proposed flat-seamed copper
roofing is compatible with the massing, size, scale, and architectural features of the
property and its environment.
With respect to Standard #5, the tabernacles of Sage Chapel are distinctive features that
characterize the property. The applicant has demonstrated to the satisfaction of the
Commission that the construction of crickets behind these tabernacles will better preserve
them by deflecting roof water run-off.
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With respect to Standards #6, the applicant has provided adequate pictorial evidence for
the reproduction and installation of roof cresting at the Memorial Chapel.
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 Sage Chapel, as
set forth in Section 228-5, and be it further,
RESOLVED, that the Ithaca Landmarks Preservation Commission determines that the proposal meets
criteria for approval under Section 228-5 of the Municipal Code, and be it further
RESOLVED, that the ILPC approves the Application for a Certificate of Appropriateness.
RECORD OF VOTE: 6-0-0
Yes
S. Stein
D. Kramer
E. Finegan
S. Gibian
M. McGandy
K. Olson
No
Abstain
II. PUBLIC COMMENT ON MATTERS OF INTEREST
• None.
III. OLD BUSINESS
• Potential Retreat Dates
The Commission briefly discussed scheduling its retreat.
• Fall Creek Drive Guardrail ― Suggestion from Community Member That It Be Painted to
Reduce Visual Impact
L. Truame indicated she had forwarded the community member’s comments to the Commission.
S. Stein suggested installing an elevated sidewalk on the same side as the guardrail. L. Truame
responded that approach ties into the issue of making the street one-way, which would not be likely
to take place for some time. She noted she could ask DPW if there are other available guardrail
components that could be used to replace the one that has been installed.
E. Finegan noted it would be helpful to at least know the various options for replacing and painting
the guardrail. L. Truame replied she would meet with the Superintendent of Public Works about the
various options.
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• Fall Creek Drive Fence Posts
L. Truame noted that she had received a communication from Cornell Plantations staff asking
whether the Commission would allow the existing fence posts (which were installed without a
Certificate of Appropriateness) to be removed by cutting them off at the top of the guard rail. After
some discussion, consensus was reached that the posts should be entirely removed wherever
possible, but that any that could not be so removed without affecting the stability of the guard rail
posts could be cut off at the top of the guard rail.
IV. NEW BUSINESS
• None
V. APPROVAL OF MINUTES
As moved by S. Stein, and seconded by K. Olson, Commission members unanimously approved the
following meeting minutes, with no modifications.
• January 14, 2014 (Regular Meeting)
VI. ADMINISTRATIVE MATTERS
• Amend Rules of Procedure
L. Truame noted the Commission’s stand-alone Rules of Procedure document periodically needs to
be updated to conform to the Landmarks Preservation Commission Ordinance. In reviewing it, she
noticed the Common Council’s own Rules of Procedure contains sections which may be helpful for
the Commission to adopt (e.g., handling of reports, rules on order and decorum, etc.), which she is
now proposing to do. In addition, the section on emergency repairs should be removed, in light of
the new public safety section of the Ordinance. There were no objections.
RESOLUTION: Moved by M. McGandy, seconded by D. Kramer.
RESOLVED, that the ILPC approves the amendment of its Rules of Procedure.
RECORD OF VOTE: 5-0-1
Yes
S. Stein
D. Kramer
E. Finegan
M. McGandy
K. Olson
No
Abstain
S. Gibian
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• Former Ithaca Masonic Temple: §228-14 Compliance
L. Truame reported that the former Ithaca Masonic Temple, 115-117 North Cayuga Street, is
currently surrounded by yellow caution tape, in light of some recent safety concerns associated
with the structural integrity of the building. The building’s masonry has not been repointed in
some considerable time and some of the limestone blocks at the top of the walls have begun to
shift. As a result, L. Truame would like to know if the Commission would like to request that the
Director of Code Enforcement have the building inspected, per Section 228-14 of the Municipal
Code. (“No owner or person with an interest in real property designated as an individual landmark
or included within an historic district shall permit the property to fall into a serious state of
disrepair.”)
After some discussion, the Commission directed L. Truame to file the request for inspection with
the Director of Code Enforcement. (K. Olson abstained from expressing an opinion, since she
personally knows the attorney representing the owner of the building.)
VII. ADJOURNMENT
There being no further business, the meeting was adjourned by consensus at 6:15 p.m. by Chair Finegan.
Respectfully Submitted,
Lynn Truame, Historic Preservation Planner
Ithaca Landmarks Preservation Commission
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