HomeMy WebLinkAboutMN-ILPC-2021-08-17Approved by ILPC: 19, September 2021
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Ithaca Landmarks Preservation Commission (ILPC)
Regular Monthly Meeting Minutes — August 17, 2021
Present:
Ed Finegan, Chair
David Kramer, Vice Chair
Stephen Gibian, Member
Avi Smith, Member
Susan Stein, Member
Donna Fleming, Common Council
Liaison
Bryan McCracken, Historic
Preservation Planner and ILPC
Secretary
Anya Harris, City of Ithaca staff
Absent:
Katelin Olson, Member
Chair E. Finegan called the meeting to order at 6:07 p.m.
I. PUBLIC HEARINGS
A. 214 Thurston Avenue, Cornell Heights Historic District – Proposal to Replace Asphalt Shingle
Roofing with Metal Roofing that Approximates the Appearance of Shingles
B. McCracken presented on behalf of the applicant. He shared a sample of the proposed metal
roofing material with the Commission members He said the applicants are proposing this
material because it has a 50-year lifespan, and he said the building is a non-contributing
resource in the Cornell Heights Historic District.
After some discussion, D. Kramer suggested that they state explicitly in the resolution that this
material is being approved because the building is non-contributing. Commission members
agreed that it would be a good idea to state that explicitly
Public Hearing
On a motion by S. Stein, seconded by D. Kramer, Chair E. Finegan opened the public hearing.
There being no members of the public appearing and wishing to speak, and no written
comments submitted to be read aloud, Chair E. Finegan closed the public hearing on a motion
by S. Gibian, seconded by A. Smith.
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Resolution: Moved by S. Stein, seconded by D. Kramer.
WHEREAS, 214 Thurston Avenue 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 June 29, 2021, was submitted for review to the Ithaca
Landmarks Preservation Commission (ILPC) by Jeffrey Perry on behalf of property
owner Alpha Zeta Alumni Corporation, including the following: (1) two narratives
respectively titled Description of Proposed Change(s) and Reasons for Changes(s);
(2) four sheets of product information for TILCOR Roofing Systems, CF Shingle;
and (3) three sheets of photographs documenting existing conditions, and
WHEREAS, the ILPC has reviewed the New York State Building-Structure Inventory Form for
214 Thurston Avenue, 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 asphalt shingle roofing with metal roofing panels that approximate
the appearance of asphalt/fiberglass shingles, 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 regularly scheduled ILPC
meeting on August 17, 2021, 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, 214
Thurston Avenue was constructed in 1901 with a large wing added outside the
historic district’s period of significance. The Dutch Colonial style original residence
was designed by a Rochester, NY architect, Mr. Otis, for Frank Peer, and has been
owned and occupied by the Alpha Zeta Fraternity since 1906. This original structure
is no longer extant; the existing building on the site consists of the added wing
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referenced above and a more recently constructed wing that stands in the
approximate location of the original structure.
Constructed outside the period of significance of the district, the property is by
definition a non-contributing element of the Cornell Heights Historic District.
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, 214 Thurston Avenue, 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 work is therefore limited to the
assessment of the impact of the proposed work on adjacent historic structures in the
district 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 with its historic environment.
With respect to Standard #9, the proposed metal roofing is compatible with the
massing, size, scale, and architectural features of its environment. The ILPC notes
the proposed material does not substantially change the character of the non-
contributing property and, therefore, will not reduce the compatibleness of the non-
contributing resource with its historic surroundings.
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,
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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
RESOLVED, that the ILPC approves the Application for a Certificate of Appropriateness.
RECORD OF VOTE:
Moved by: S. Stein
Seconded by: D. Kramer
In Favor: S. Stein, D. Kramer, A. Smith, E. Finegan, S. Gibian
Against: 0
Abstain: 0
Absent: 1
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.
B. 223 Thurston Avenue, Cornell Heights Historic District – Proposal to Install an Accessible
Entrance on the North Elevation, Including the Replacement of Two First-Story Window with a
Door and Sidelights and Installation of a Concrete Stoop, Ramp, Stair and Walkway.
Cornell University Associate Architect Jay Shermeta and Project Manager Michael Stewart
appeared in front of the Commission to present their proposal to convert 223 Thurston Avenue
from a residence hall to office space, which includes the addition of an accessible ramp and
doorway.
D. Fleming asked why they were converting it from a residential use to an office building.
Applicants said that the building would have required significant repairs for the bathrooms to
meet ventilation requirements, and with the upcoming renovation of Balch Hall, they had to
find a place to relocate offices currently located there as well.
Public Hearing
On a motion by S. Stein, seconded by D. Kramer, Chair E. Finegan opened the public hearing.
There being no members of the public appearing and wishing to speak, and no written
comments submitted to be read aloud, Chair E. Finegan closed the public hearing on a motion
by D. Kramer and seconded by A. Smith.
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Commission members expressed a preference for the more minimalist of the two railing
options presented.
Resolution: Moved by A. Smith, seconded by S. Stein.
WHEREAS, 223 Thurston Avenue 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 June 23, 2021, was submitted for review to the Ithaca
Landmarks Preservation Commission (ILPC) by Michael Stewart 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) two sheets of photographs documenting existing conditions; (3) two sheets of
information on the building’s architect, J. Lakin Baldridge; (4) three sheets of design
drawings prepared by Cornell University’s Facilities Engineering, dated June 11,
2021, and titled “ILPC Ramp Proposal, Option 1” (PD-001), “ILPC Ramp
Proposal, Option 2” (PD-002), and “ILPC Ramp Proposal Elevations and Plan
View, Option 2” (PD-003), and
WHEREAS, the ILPC has reviewed the New York State Building-Structure Inventory Form for
214 Thurston Avenue, 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
following:
• In the center bay of the first story of the west (rear) elevation, the removal of
a pair of original 6/6 window sashes and frames, stone windowsills, and the
brick wall material between the windowsills and water table and the
installation of a six-panel door and sidelights in the resulting opening;
• The installation of a brick faced concrete ramp, steps, metal railings and
walkway along the north side of west elevation to the newly installed door,
creating an accessible entrance to the building. Two options for the
proposed metal railings along the ramp were proposed: option 1 includes
code compliant hand and guardrails with balusters placed 4” on center and
option 2 includes a code compliant handrail with modifications to the site’s
topography to eliminate the need for a guardrail; and
• The installation of additional walkways from the new steps to the existing
parking area to the west of the building and from the parking lot to the
public sidewalk.
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
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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 July 20, 2021, 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, 214
Thurston Avenue was designed by local architect J. Lakin Baldridge and constructed
in 1932.
Constructed within the period of significance of the Cornell Heights Historic District
and possessing a high level of integrity, the property is a contributing element of the
Cornell Heights Historic District.
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:
Principle #2 The historic features of a property located within, and
contributing to the significance of, an historic district shall be altered as little
as possible, and any alterations made shall be compatible with both the
historic character of the individual property and the character of the district as
a whole.
Principle #3 New construction located within an historic district shall be
compatible with the historic character of the district within which it is
located.
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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.
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.
Standard #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.
With respect to Principle #2, Standard #2, and Standard #9, the removal of original
windows and the installation of a door and sidelights, ramp, stair, railings and
walkways will not remove distinctive materials and will not alter features and spaces
that characterize the property. The ILPC expressed a strong preference for option 2
as it minimizes the visual impact of the proposal on the property and district. The
ILPC fully supports regrading the site accomplished the objective of option 2.
Also with respect to Principle #2, Principle #3 and Standard #9, the proposed door
and sidelights, ramp, stair, railings and walkways are compatible with the massing,
size, scale, and architectural features of the property and its environment.
With respect to Standard #10, the proposed accessible entrance can be removed in
the future without impairment of the essential form and integrity of the historic
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
RESOLVED, that the ILPC approves the Application for a Certificate of Appropriateness with the
following condition(s):
• The Secretary of the Commission shall review and approve the brick material
for the facing of the concrete ramp.
• The Secretary of the Commission shall review and approve the material and
design of the door and sidelights; and
• If Option 2 for the railings, which is the ILPC’s strong preference, is not
allowed by Building Code, the Secretary of the Commission shall review and
approve the more elaborate hand and guardrail design required in Option 1.
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RECORD OF VOTE:
Moved by: A. Smith
Seconded by: S. Stein
In Favor: A. Smith, S. Stein, E. Finegan, D. Kramer, S. Gibian
Against: 0
Abstain: 0
Absent: 1
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 meeting to public comments.
There being no members of the public appearing and wishing to speak, and no written
comments submitted to be read aloud, Chair E. Finegan closed the public comment period.
III. APPROVAL OF MINUTES
• The September 15, 2020 and June 15, 2021 minutes were approved unanimously, with
the misspelling on page 2 of the June 15, 2021 corrected to “mullions,” as proposed by S.
Gibian.
IV. NEW/OLD BUSINESS
B. McCracken reviewed a report of staff-level approvals completed in the past year.
V. ADJOURNMENT
The meeting was adjourned by unanimous consent at 7:10 p.m.
Respectfully submitted,
Bryan McCracken Secretary
Ithaca Landmarks Preservation Commission