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HomeMy WebLinkAboutMN-ILPC-1994-12-19 - Sage Hall Renovations 4 O 1,11 1r-m' rirr CITY OF ITHACA 108 EAST GREEN STREET ITHACA, NEW YORK 14850 DEPARTMENT OF TELEPHONE:607/274-6550 PLANNING&DEVELOPMENT FAX:607/274-6558 H.MATTHYS VAN CORT,DIRECTOR 607/272-7348 Name of Action: Concepts of proposed Sage Hall renovation Location: City of Ithaca,Tompkins County, New York Lead Agency: Ithaca Landmarks Preservation Commission Contact Person: Leslie A. Chatterton, Preservation/Neighborhood Planner Date: December 19, 1994 Attached is a resolution adopted by the Ithaca Landmarks Preservation Commission declaring itself lead agency for the environmental review of specific concepts of the proposed renovation of Sage Hall,Cornell University as listed on the attached sheet. The subject of the review is limited to impacts of the proposal on the historic and architectural significance of Sage Hall. No detailed facade schemes are being evaluated at this time. The purpose of the review is to enable Cornell to determine whether or not to proceed with design development. Upon preparation of sufficient materials, additional environmental review shall be conducted with other involved agencies. Enclosed with this notice is a copy of the LEAF Part I, with supporting materials, and a description of the concepts to be evaluated by the Commission. Additional materials submitted by Cornell are available for review in the Department of Planning and Development,City Hall, 108 East Green Street, between 8:30 and 4:30. The Commission will evaluate and make a determination concerning the specific concepts at a public hearing scheduled on Tuesday January 10, at 7:30 p.m. in the Common Council Chambers. All interested parties will be given the opportunity to present comments either in person or in writing at the public hearing or in writing before the meeting. Prior written comment should be sent to: Leslie Chatterton, Preservation/Neighborhood Planner Department of Planning &Development 108 East Green Street Ithaca, New York 14850 (607) 274-6550 Attachments over C,Printed on Recycled Paper An Equal Opportunity Employer with an Affirmative Action Program' ILPC Meeting - 12/06/94 Resolution- RE RE: Sage Hall, Cornell University - Lead Agency for Environmental Review RESOLUTION: Moved by M. Cannon,seconded by S. Somogy WHEREAS, State Law and Section 176.6 of the City Code require that a lead agency be established for conducting environmental review of projects in accordance with local and state environmental law, and WHEREAS, State Law specifies that for actions governed by local environmental review,the lead agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS, the proposed renovation of Sage Hall,Cornell University requires review under the City's Environmental Quality Review Ordinance, and WHEREAS, there has been agreement between the City and the University that upon Cornell's request that Commission shall proceed with review limited to the concepts related to the building's historic and architectural significance, with any approval to be made contingent on additional environmental review and approval by other involved agencies and approval of detailed design drawings by the ILPC,and WHEREAS, concepts that are the subject of this environmental review include demolition of the existing kitchen wing and the interior courtyard walls, reconstruction of the interior courtyard walls,restoration of the steeple and method of masonry repair, repointing and other masonry treatment, now therefore be it, RESOLVED, that the Ithaca Landmarks Preservation Commission does hereby declare itself lead agency for the environmental review of the general concepts of the Sage Hall renovation. Sage Hall Project Elements Subject to Conceptual Approval 1. Demolition of the kitchen wing and the interior courtyard walls. The Landmarks Ordinance specifies that demolition of designated historic structures is prohibited unless it can be demonstrated that, in the case of noncommercial property , all of the following apply: 1. That preservation of the structure will seriously interfere with the use of the property. 2 That the structure is not capable of conversion to a useful purpose without excessive costs 3 That the cost of maintaining the structure without use would entail serious expenditure all in the light of the purposes and resources of the owner. If the Commission is to give preliminary approval on demolition of the kitchen wing and the interior courtyard walls the University must demonstrate that the proposal meets the above criteria. 2. Reconstruction of the interior courtyard walls Even if the Commission determines that proposed demolition meets the above criteria, Commission members have expressed concern about the appropriateness of a project which entails removal of a great percentage of the original fabric, which retains only "three" outside walls,and which may destroy the original"U" shaped form of the building. Because of the degree of excavation proposed, and the cost of underpinning existing walls, the ability of the University to reconstruct the interior courtyard wall appears crucial to the project as currently proposed, and should therefore, be the subject of an early decision. 3. Construction of a new facade wall on East Avenue 4. Restoration of the steeple Some Commission members have indicated that they may not approve a project that does not include restoration of the steeple. Since this proposal has significant budgetary impact, it would benefit both parties if this element is resolved at the early project phases. 5. Masonry repair, repointing and other treatment. Members of the Commission have indicated that replacement of the original dark tuck pointing with another repointing method may not be acceptable. The visual impact of the masonry treatment and its cost will have a major impact on the project and should therefore be included in discussion and the resolution. LEAF LONG ENVIRONMENTAL ASSESSMENT FOR - PART 1 Project Information by Applicant NOTICE: This document is designed to assist in determining whether the action proposed may have a significant effect on the environment. Please complete the entire form. Answers to these questions will be considered as part of the application for approval and may be subject to further verifications and public review. Provide any additional information you believe will be needed to complete PARTS 2 and 3. NAME AND LOCATION OF PROJECT: NAME AND ADDRESS OF OWNER (If Different) Sage Hall (Name) Cornell University Campus (Street) NAME & ADDRESS OF APPLICANT: Cornell University (P.O.) (State) (Zip) (Name) Dryden Road (Street) BUSINESS PHONE: TYPE OF PROJECT: Ithaca. N.Y. 14853 (P.O.) (State) (Zip) BUSINESS PHONE: 255-1126 (PLEASE COMPLETE EACH QUESTION - indicate N.A. if not applicable) A. SITE DESCRIPTION (Physical setting of overall project, both developed and undeveloped areas) 1. Character of the land: Generally uniform slope ___ Generally uneven and rolling or irregular 2 plateaus with relatively steep hank between. 2. Present land use: Urban , Industrial ____, Commercial ___, Public ___, Forest , Agricultural Other Institutional 3. Total area of project: ~3.5 acres, or _ square feet. 1 Approximate Area: Presently: After Completion: Meadow or Brushland __O__ acres/sq. ft. __0__acres/sq. ft. Wooded __0_ acres/sq. ft. __0__acres/sq. ft. Agricultural __O__ acres/sq. ft. __0__acres/sq. ft Wetland (as per article 24 of E.C.L.) __0_ acres/sq. ft. __0__acres/sq. ft. Public __0_ acres/sq. ft. __0__acres/sq. ft. Water Surface __0__ acres/sq. ft. __0__acres/sq. ft. Unvegetated(Rock, Earth, or Fill) __0_ acres/sq. ft. __0__acres/sq. ft. Roads,buildings and other paved surfaces 2.1 acres/sq. ft. 2.3 acres/sq. ft. Other (indicate type) 1.4 acres/sq. ft. L2 acres/sq. ft. (lawn) 4. (a) What is predominat soil type(s) on project site? e.g., HdB, silty loam, etc., Drown. mottled silt, with some fine to coarse sand. down to gray weathered sandstone. (b) Percentage well drained 5% , moderately well drained 80% , poorly drained 15%. 5. (a) Are there bedrock outcroppings on project site? _ Yes __X___No. (b) What is depth of bedrock? 12-15 (in feet). (c) What is depth to the water table? 6-14 feet. 6. Approximate percentage of proposed project site with slopes: 0-10% 80.5% ; 10-15% 8.5 %; 15% or greater 11 % . 7. Do hunting or fishing opportunities presently exist in the project area? __Yes _X_No 8. Does project site contain any species of plant or animal life that is identified as threatened or endangered?___ Yes _X __ No; Identify each species 9. Are there any unique or unusual land forms on the project site? (i.e. cliffs, gorges, other geological formations)? __ Yes _X_No. Describe 10. Is project within or contiguous to a site designated a unique natural area or critical environmental area by a local or state agency? Yes__X No; Describe 11 Is the project presently used by the community or neighborhood as an open space or recreation area? Yes _X_No 12. Does the present site offer or include scenic views or vistas known to be important to the community? _X_ Yes (Views to the NW. They will be maintained) No 13. Is project contiguous to, or does it contain a building or site listed on or eligible for the National or State Register of Historic Places? __X_ Yes No; if Yes , explain See Attachments; or designated a local landmark or in a local landmark district? ___X_ Yes No 2 • 14. Streams within or contiguous to project site: a. Names of stream or name of river to which it is tributary Wee Stinky Glen flows into Cascadilla Creek. which then flows into Cayuga Lake. 15. Lakes, Ponds, Weltand areas within or contiguous to project site: a. Name N/A b) Size (in acres) N/A_ 16. What is the dominant land use and zoning classification within a 1/4 mile radius of the project? (e.g. single family residential, R-la or R-lb) and the scale of development (e.g. 2 story) Institutional/University P-1 zone 17. Has the site been used for land disposal of solid or hazardous wastes? _Yes _X_No; If Yes, describe N/A B. PROJECT DESCRIPTION 1. Physical dimensions and scale of project (fill in dimensions as appropriate) a) Total contiguous area owned by project sponsor: Approximately 750 acres or ____N/A square feet. b) Project acreage developed: 3.5_ acres initially; 3.5 acres ultimately. c) Project acreage to remain undeveloped _0_ d) Length of project in miles __N / A (if appropriate) or feet (Approximately 400 x 400 feet). e) If project is an expansion or demolition of existing building or use, indicate percent of change proposed: building square footage Existing is 100.000 GSF. expanding (with partial demolition) to 143.000 GSF. a net increase of 43%; developed acreage 3.5(No net change), f) Number of off-street parking spaces existing (within project limit) 8 2 proposed 65 . (A full description will be forwarded with parking variance request.) g) Maximum vehicular trips generated per day ________ and per hour (upon completion of project). (Present trips are unknown but no net change is expected due to this project.) h) If residential: Number and type of housing units (not structures): One Family Two Family Multiple Family Condominium Initial __N/A___ ___N/A N/A ___N/A Ultimate __N/A___ ___N/A N/A ___N/A Orientation - check one Neighborhood City Regional Estimated Employment If: Commercial N/A N/A N/A N/A If: Industrial N/A N/A N/A 3 i. Total height of tallest proposed structure: Approximately 96 feet. (To top of existing west tower. Any restoring of the original steeple would add approximately 30 additional feet, to 126 feet above existing grade at East Avenue.) 2. Specify what type of natural material (i.e. rock, earth, etc.) and how much will be removed from the site. Approximately 10.600 cubic yards of fill soils, made up of silt. sand. shale. and gravel, underlain by glaciolacustrine deposits consisting of silt. clay. sand. and gravel: along with an estimated 1.400 cubic yards of mudstone rock. or added to the site 3. Specify what type of vegetation (trees, shrubs, ground cover) and how much will be removed from site - (See list below) acres. The following is a preliminary list of the type and amount of vegetation to be removed and replaced: a. Removal of an estimated 10,200 sq. ft. of ivy on exterior of building. b. Removal & replacement of of an estimated 20 shrubs of various types and sizes. c. Replacement of an estimated 43,300 square feet of sod. d. Replacement of an estimated 13,300 square feet of seeded lawn area. e. Replacement of an estimated 5 red oak trees, & 8 crab apple trees. 4. Will any mature trees or other locally-important vegetation be removed by this project? (see #3 above) X Yes No. 5. Are there any plans for re-vegetation to replace that removed during construction? (see # 3 above) X Yes ___ No. 6. If single phase project: Anticipated period of construction Approx 30 months (including demolition). 7. If multi-phased project: a) Total number of phases anticipated N/A b) Anticipated date of commencement phase one _N/A__ month _N/A__ year (including demolition). c) Aproximate completion date final phase _N/A___ month __N/A___ year. d) Is phase I financially dependent on subsequent phases? N/A Yes N/A No. 8. Will blasting occur during construction ? Yes __X_No; if yes, explain N/A 4 9. Number of jobs generated: during construction 175 (at peakLafter project is completed The Johnson School of Management will be moved Into the building. Its work force will increase by 2-3 people over the current work force. No other jolts will lie created by this project, 10 Number of jobs eliminated by this project None Explain (Sec numbers 9 above. and 11 below 11. Will project require relocation of any projects or facilities? X Yes _No. If yes, explain. All present uses will he relocated to various existing university locations, 12. a. Is surface or subsurface liquid waste disposal involved? X_ Yes __ No. b. If yes, indicate type of waste (sewage, industrial, etc.) sewage c. If surface disposal, where specifically will effluent be discharged /1/A 13. Will surface area of existing lakes, ponds streams, or other surface waterways be increased or decreased by proposal? __ Yes X No. 14. a. Will project or any portion of project occur wholly or partially within or contiguous to the 100 year flood plain? Yes_X__No. b. Does project or any portion of project occur wholly or partially within or contiguous to: No Cayuga Inlet, No Fall Creek, No Cascadilla Creek, No Cayuga Lake, No Six Mile Creek, No Silver Creek? c. Does project or any portion of project occur wholly or partially within or contiguous to wetlands as described in Article 24 of the ECL? _ Yes_X No. d. If yes for a, b, or c, explain. N/A 15. a. Does project involve disposal of solid waste? X Yes _ No. b. If yes, will an existing solid waste disposal facility be used? X Yes _ No. c. If yes, give name: High Acres Landfill; location Rochester. N.Y, d. Will any wastes not go into a sewage disposal system or into a sanitary landfill? _Yes X No. If yes, explain N/A, e. Will any solid waste be disposed of on site? Yes _X_ No. If yes, explain 16. Will project use herbicides or pesticides? __X_ Yes __ No. If yes, specify Only to the extent that herbicides and pesticides are used on campus grounds. Integrated pest management techniques are utilized, 5 • 17. Will project affect a building or site listed on or eligible for the National or State Register of Historic laces? Or designated a local landmark or in a landmark district? _X_Yes No. If yes, explain This project is an alteration/addition to a locally designated landmark (see attached drawings) 18. Will project produce odors? Yes .� No. If yes, describe 19. Will project roduce operating noise exceeding the local ambient noise level during construction? X Yes No; After construction? J Yes _LLio. 20. Will project result in an increase in energy use? _X_Yes _— No; if yes, indicate type(s) Steam and electricity, 21. Total anticipated water usage per day 2.900 gals/day. Source of water Cornell University .ystem via Fall Creek, 22. Zoning: a. What is dominant zoning classification of site? P-1 b. Current specific zoning classification of site? P-1 c. Is proposed use consistent with present zoning? YES d. If no, indicate desired zoning N/A 23. Approvals: a. Is any Federal permit required? Yes _X_ No. Specify __�__ b. Does project involve State or Federal funding or financing? _ Yes X No Specify N/A c. Local and Regional approvals: Approval Submittal Approval (Yes-No) Required (type) (Date) (Date) Council BZA YES Parking variance P&D Board Landmarks YES 1) Concept Approval 2) Certificate of Appropriateness BPW Fire Dept. YES building Permit Police Dept. IURA Building Commissioner YES building Permit 6 C. INFORMATION DETAILS Attach any additional information as may be needed to clarify your project. If there are or may be any adverse impacts associated with the • oposal, please discuss such impacts and the measures which can be taken to mitigate or avoi. em. t PREPARER'S SIGNATURE : i` • TITLE : Director of Facilities Planning REPRESENTING : Cornell University DATE : 12/16/94 7 • !*. • • tIier LJr0UP SkGE4ALL AND THE•JOHNSON SCHOOL OF MANAGEMENT AT CORNELL UNJRSff : ABOUT THE.CONTEMFLATDCONSTRUCTIONS Prep-ared.by Alan Chirnacoff, Director of Design Thr4fdriii-Group Architects for the Sage Halt Project THE HISTORIC IMPORTANCE OF SAGE HALL Sage Hall is a building of profound historic significance to Cornell Unhfersity. As sudi, and in • its own right as a work of architecture, it is important both to the City of Ithaca and beyond •; local bounds to the larger world. Its significances to Cornell are many. Beginning with its creation as the women's college", it is firmly tied to the origins of"co-education" both at Cornell and in the United States. It is the work of Professor Charles Babcock, Cornell's first officizil Professor of Architecture. And, as Professor KC. Parsons has confirmed with .• eloquence,Sage Hall is an important work of polychromed Victorian Gothic architecture. • Sage•Hall grew in three stages beginning in 1875. In the early 1,880's the headhouse and a conservatory for the study of Botany were added. In 1•895-the large northeast addition was constructed to create a.gymnasium and to accommodate an increasing population. the•conservatory was removed sometime after 1920, leaving the building in its present • configuration. • As historic photographs dearly depict, in the nineteenth century the campus was undeveloped to the east of Sage. East Avenue was a country road, and Sage's principal orientation was to the west. From a lofty position on the hill the soaring and symmetrical west face of Sage enjoyed an uninterrupted aspect and prospect. To the east,the building's additions were dramatically different from one another volumetrically-varying between the delicacy of the headhouse and the ungainliness of the 1895 addition at the northeast CAMPUS V-IANGES DE-EMPHASIZE SAGE Over time, developments around Sage reduced the importance and prominence of its location in the campus. In the early 1940's, the Olin Chemical Engineering Building was built immediately below Sage to the west, forever occluding its majesty, aspect and prospect over the valley. The growth of the campus to the east, with the Startler and College of Hotel Aeration buildings across East Avenue establish a new importance in the campus at what was inevitably the rear(and service)side of Sage Hall Later, in the '1960's, the creation of the Campus Store in its present location reduced further the connection between Sage and the main campus. For these reasons and because of its lack of programmatic prominence, Sage Hail has become an orphan in the campus, possessing neither"portfolio" nor prominence. V00/E00'39tid 6ZESSSZL09161008 01 . dnan 631111H 3H1 WOad 80:ET PG, 91 03G A'Af Ell fMPORTANCE-FOR SAG HALL The university's decision to invest Sage Hall with a new and vital program of activities provides the impetus,justification, and Wherewithal for its renewal, and creates the opportunity for a new prominence and importance for the next century. The Johnson School of Management, while a thoroughly different inhabitant than any that could have been envisioned for Sage Hall, is actually a comfortable fit given the kind and character of space that the • original building configuration provides. Additionally, since the Johnson School building program is considerably larger than the existing space available in Sage, this need to.expand pro ides:the substance with which to reorient the building with a new prominence and a new front:door. on.Fast Avenue. important for accessibility to the Johnson School, a new east entry reflects and responds to a half-century of changes in this area of the campus. The original west entrance will remain open and accessible. TODAY s COsPLE_Xt?1ES The various and complex demands of today's building codes, fire suppression requirements, accessibility laws, and technical systems have made it necessary to reconstruct rct the interiors of Sage Half white preserving, restoring and, in several places, recreating. its important historic • exterior. The preserved and reconstructed building retains the footprint and proportions of the original courtyard, now enclosed as the Johnson School Commons, the heart of the Sys social actiVity. The reconstructions permit the creation.of a building that complies fully with all of today's standards. The New York State Fire Prevention and Building Code is adhered 'without compromise or variance. The requirements of the Americans with Disabilities Act are followed without.question, in fetter and spirit All of the building's operating systems are new and the rrrosf advanced available today. New basement constructions necessitate underpinning the original'foundations in a way that stabilizes and secures the existing historic slxucture. Far the Johnson School, the facility permits it to move forward with the knowledge that it is a school of the twenty-first century. At the same time, the historic restoration work reestablishes the quality and stability of the important historic exterior envelope of Sage Hall. Brick cleaning and restoration, rehabilitation and replacement of windows, re-creation of historic cresting, rebuilt balustrades and, it is hoped, the original spire above the central west tower, all reclaim a lost heritage. l CO a_- EXTERIOR Simple but important themes underlie the design of new construction in the expansion of Sage Hall. So that there can be no misunderstanding or misrepresentation of history, new constructions are differentiated dearly from the nineteenth century structures in material and detail. Seeking compatibility, the new constructions are inspired by and abstracted from the original while maintaining a distinct difference. Compatibility is achieved by similarity of profile, proportion, and color, distinctiveness by an avoidance of detail replication, and by the use of clearty modem construction technologies_ 700'200'30Ud 6z2SSSZL09 i6 i 008 01 df10e 9 e13 111 I H 3H1 W02id 8ø: t t76, 91 930 . 12/19/94 15:29 2y607 255 5329 CORNELL F-CS x001/001 . :1 ig:p Avoe u a-singkietccy butlding occupies alms t-etenati3r4a footprint=of? :- rse ry cOnstrUcted in the 1880rs for the study of botany. Today's version ties-a- • portion of Johnson School library, clearly also a place of study. it is designed to be evocative aft conservator),That once was there, as a memory of thy. This oresalas a modestly- ' staieckfronlispiece and a tall new front door in axial alignment with the westtower and the origirial-friintdoor to Sage. Steeply gabled. the new door associates wilh the originat wt e •reniainingidefetentbat to it_ The.4h ee--story structure behind the conservatory is set back from a oonserva oxy lace_ T e-des the size and scale of the original bedding downwasiL fit:the en orm y iffielt95 u at the northeast to the delicate refinement oflhe.-heildhousevat the sbuthattist, Triw gular•windows are abstractions of dormers;a I t p upper-roosted : between new and old at the southeast—siriz ar to,best • . gout,x#ee•nearby t state-roofed Gothic tower. In adddtlone soddsh•gar, softly • te9 asdellrat: with the more intensely ao exf brick of-the o d-bittdaeg: • •whgelDoiticaneamscciations are achieved with black azxfunaf ;l: g%gtigligENY • • 1pi l> ,and-by ttcse means, we hope we have ae4tedthe b :of a° =and ?.: •-.4cri#:it-chapteglinlheliistory of Sage Hall and Corn![. We viret#18or&:baenftiOn;est. •= : • I {`+( y; -wit d Bore needs of -Johnson Spool' Xe-#tope? -tat`vsie - tae.' ;: cy :a&thn a for Sage Hal(that is as irnpottaa --and - . • s-rts_-- :PA*7 ttiri +erticlae:4 our`theories of comp ly"are & aes-se tied:tom ` ;7,9 rya add`• r vs •span two centuries with a -clarity: tasPobllly, •• .:r;:i (( t• • • Post-lV' brand fax transmittal memo 767'1 I r of pages► / Leslie C1a /ef-71-av From Erie- Lic/rQ CO'e.; )e o7 T--AQe� Co. ..c-t//7tf r Dept.9/ n/r)9 ice- JC7S-3 24 • F9Y / (e Fi1C# r79 /1 • • • b00ib00'39Ud 691618 01 c111080 8311111-1 3rt.1 W02ld 60:n VG, 91 :311 ammo r.s...-VEST PLANK sou fN I N/ORNT 11,-17•11011.81 . PROPOSED SITE . -�• ;�„•; ;,; -� S` • PLAN A :::t . :.. D % o. -0- PROPOSED PARKING COUNT '��, �� '0 A• �� OO O '.. _tit 11ANiAp!PACE!I.D'1R1' >t • •-•s ••u.•; J • est:L.,,,,,,,,;,, .,,TOTAL PAWNS WACO AO ejs- ,/ lR� !'IrMe>, 11/ • 44. rIlmuEl" . ..pr,...,i....,.,-1 .4.„„„,... ...4 . -=111111111 = :ail, ,„. 4. . • 1 1 1 ar 1!!L . 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