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HomeMy WebLinkAboutMN-ILPC-2021-08-17Approved by ILPC: 19, September 2021 1 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. Approved by ILPC: 19, September 2021 2 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 Approved by ILPC: 19, September 2021 3 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, Approved by ILPC: 19, September 2021 4 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. Approved by ILPC: 19, September 2021 5 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 Approved by ILPC: 19, September 2021 6 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. Approved by ILPC: 19, September 2021 7 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. Approved by ILPC: 19, September 2021 8 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