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Home My WebLink AboutMN-ILPC-ILPC MN November 21, 2023 The Approved on: XXXX Ithaca Landmarks Preservation Commission (ILPC) Minutes –November 21, 2023 Commission Member Present: Ed Finegan, Chair David Kramer, Vice Chair Stephen Gibian, Member Susan Stein, Member Absent: Janet Smith, Member Katelin Olson, Member Avi Smith, Member Common Council Members Present: Kris Haines-Sharp, Liaison City Staff Present: Bryan McCracken, Hist. Pres. and Neighborhood Planner & Secretary, ILPC Marjorie McLain, Administrative Assistant _______________________________________________________________________ This regular monthly meeting of the Ithaca Landmarks Preservation Commission was held in the Conference Room, Second Floor, City Hall, 108 E. Green Street, Ithaca, NY. This meeting was also conducted virtually using videoconferencing technology. Virtual participation in public meetings is authorized by Part WW of Chapter 56 of the Laws of 2022 of New York State and Local Law 2022-05. The proceedings were livestreamed on the City of Ithaca Public Meetings channel on YouTube and a recording is available here: https://www.youtube.com/watch?v=i5cFukQoaEM&list=PLfplo_VA57eo3g_kXLZ3SKSop7C- uS_Md&index=4 Chair E. Finegan called the meeting to order at 5:42 p.m. and read the Public Notice. I. PUBLIC HEARINGS A. McGraw Hall, 141 Central Avenue, Cornell Arts Quad Historic District ― Proposal to Remove the Exterior Medal Support Structure, Restore the Stone Façade, and Construct Accessible Entrances on the East and West Facades. Project Manager Andy Rollman, University Architect Margaret McFadden Carney, and Architect Carmen Menocal appeared before the Commission on behalf of property owner Cornell University to present the proposed project. McGraw Hall, 141 Central Avenue, is a contributing resource in the locally designated Cornell Arts Quad Historic District The Approved on: XXXX M. Carney summarized the history of McGraw Hall, and C. Menocal outlined the proposed alterations to the building, including the restoration of the stone façade, the treatment of the windows and the construction of accessible entrances on both the east and west elevations. Members inquired about the materials and layout of the proposed accessible ramp on the east elevation, the restoration plan for the original stone stoops on the west elevation, and the retention plan for specific window sashes within the building. PUBLIC HEARING This public hearing was opened at the regular Commission meeting on September 19, 2023, but was not closed 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. Stein seconded by D. Kramer. The Commission discussed the condition of building’s window sash and the need for window sash replacement, the merits of replacing the original bluestone treads of the west elevation’s entrance stoops with a dark gray granite, and the overall impact of the proposed east elevation’s accessible ramps on the character of the building and the historic Arts Quad. RESOLUTION: McGraw Hall, 141 Central Avenue, Cornell Arts Quad Historic District – Proposal to Remove the Exterior Medal Support Structure, Restore the Stone Façade, and Construct Accessible Entrances on the East and West Facades. WHEREAS, McGraw Hall, 141 Central Avenue, is located within the Cornell Arts Quad Historic District, as designated under Section 228-3 of the City of Ithaca Municipal Code in 1990, and WHEREAS, as set forth in Section 228-4 of the Municipal Code, an Application for a Certificate of Appropriateness, dated August 29, 2023, was submitted for review to the Ithaca Landmarks Preservation Commission (ILPC) by Andy Rollman 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 four page presentation containing photographs documenting existing interior and exterior conditions, aerial views, a proposed site plan, and historic views of the building and its surroundings, and WHEREAS, additional application materials were submitted by the applicant on , including a letter addressed to Bryan McCracken, Historic Preservation Planner and dated November 7, 2023; the following drawings prepared by Beyer, Blinder, Belle and dated October 20, 2023: “East Exterior Elevation” (A.301), “West Exterior Elevation” (A.302), “North Exterior Elevations”(A.303), “South Exterior Elevations” (A.304), “Exterior Masonry Wall Details” (A.411), “Attic Floor Plan” (A.105), Roof Plan (A.106), Roof Details I (A.430), “Exterior Window The Approved on: XXXX Types” (A.420), “Sash Replacement Details” (A.420B), and “Window Details IV” (A.425); a six page packet of materials, titled “Exterior Entries” and dated November 21, 2023, including drawings titled “Existing and Proposed Approaches,” “Stoop Context,” and “Stoop Modifications (Typical Existing Stoop Detail and Proposed;” a seven-page “Windows Conditions Survey completed on 8/16/23, 10/12/23, and 10/13/23,” and 20-page “Window Survey Conditions Descriptions;” and a “Proposed Site Plan – Lighting, and WHEREAS, the ILPC has reviewed the New York State Building-Structure Inventory Form for McGraw Hall, 141 Central Avenue, and the City of Ithaca’s Cornell Arts Quad Historic District Summary Statement, and WHEREAS, as stated in the narrative Description of Proposed Change(s), the project involves the removal of the exterior steel support structure, the restoration of the stone façade, the restoration and reinstallation of the tower cresting, the removal of louvers and the installation of bird netting in the tower, the reconstruction of the roof due to structural deficiencies, the reconstruction of dormers to reflect their historic design, the construction of accessible entrances on the east and west elevations, with modification to three historic stone stoops on the east elevation, the rehabilitation of three stone stoops on the west elevation, the restoration of window frames and replacement of sash, the restoration of existing and introduction of new site lighting, 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 opened at the regularly scheduled ILPC meeting on September 19, 2023, and closed on November 21, 2023, now therefore be it RESOLVED, that the ILPC has made the following findings of fact concerning the property and the proposal: The period of significance for the area now known as the Cornell Arts Quad is identified in the City of Ithaca’s Cornell Arts Quad Historic District Summary Significance Statement as 1868-1919. As indicated in the New York State Building-Structure Inventory Form, McGraw Hall, 141 Central Avenue, was designed in the Second Empire Style by Syracuse- based architect Archimedes Russell and constructed in 1869. The Approved on: XXXX Constructed within the period of significance of the Cornell Arts Quad Historic District and possessing a high level of integrity, the property is a contributing element of the Cornell Arts Quad 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. 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 #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. 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 The Approved on: XXXX form and integrity of the historic property and its environment would be unimpaired. FAÇADE AND CRESTING With respect to Principle #2, Standard #2, and Standard #9, the removal of the exterior support structure and restoration of the stone façade and cast-iron cresting will not remove distinctive materials and will not alter features and spaces that characterize the property. ROOF With respect to Principle #2, Standard #2, and Standard #9, the reconstruction of the roof and dormers and replacement of the tower louvers with bird netting will remove distinctive materials but will not alter features and spaces that characterize the property. ACCESSIBLE ENTRANCES AND STOOP RESTORATIONS With respect to Principle #2, Standard #2, and Standard #9, the construction of accessible entrances on the east and west elevations, modification of the east elevation stoops, and the restoration/reconstruction of the west elevation stoops will remove distinctive materials but will not alter features and spaces that characterize the property. Also with respect to Principle #2, Principle #3, and Standard #9, the construction of accessible entrances on the east and west elevations, and modification of the east elevation stoops are compatible with the massing, size, scale, and architectural features of the property and its environment. With respect to Standard #10, the accessible entrances and stoop modifications can be removed in the future without impairment of the essential form and integrity of the historic property and its environment. WINDOWS With respect to Principle #2, Standard #2, and Standard #9, the restoration of the window frames and replacement of the sash will remove distinctive materials (but will not) alter features and spaces that characterize the property. With respect to Principle #2 and Standard #6, as documented in the “Window Conditions Assessment” and “Window Survey Conditions Descriptions” the severity of the deterioration sash requires their replacement. The proposed new work will match the old in design, color, texture, material and other visual qualities. Also with respect to Principle #2, Principle #3, and Standard #9, the replacement sash are compatible with the massing, size, scale, and architectural features of the property and its environment. EXTERIOR LIGHTING The Approved on: XXXX With respect to Principle #2, Standard #2, and Standard #9, the restoration of existing building-mounded lighting and the installation of new site lighting will not remove distinctive materials and will not alter features and spaces that characterize the property. Also with respect to Principle #2, Principle #3, and Standard #9, the new site lighting is compatible with the massing, size, scale, and architectural features of the property and its environment. With respect to Standard #10, the new site lighting 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 Arts Quad 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 applicant shall submit detailed design drawings and material samples for the proposed east elevation accessible ramp and stoops for consideration and approval by the Commission prior to the issuance of a Building Permit by the City of Ithaca Building Division. • All replacement materials shall be reviewed and approved by staff prior to their use on the building. • Any modifications made to the plans for the exterior of the building resulting from subsequent review and permitting processes shall be submitted to the Commission for consideration and approval prior to the issuance of a Building Permit by the City of Ithaca Building Division. RECORD OF VOTE: Moved by: S. Gibian Seconded by: S. Stein In Favor: S. Gibian, S. Stein, D. Kramer, E. Finegan Against: 0 Abstain: 0 Absent: K. Olson, J. Smith, A. Smith Vacancies: 0 II. PUBLIC COMMENT ON MATTERS OF INTEREST The Approved on: XXXX Chair E. Finegan opened Public Comment. Leslie Sandman, 310 Fall Creek Drive, spoke about the sidewalk and street repair project in the 300 block of Fall Creek Drive and the project’s deviations from the approved plan, specifically the use of an unpainted “W” guide rail. There being no further members of the public appearing and wishing to speak, and no written comments submitted to be read aloud, Chair E. Finegan closed Public Comment. III. APPROVAL OF MINUTES Review of the minutes for the June 20, 2023, September 19, 2023, and October 17, 2023, meetings was postponed until a future meeting. IV. ADMINISTRATIVE MATTERS • Sexual Harassment Prevention Training for Board and Commission Members – Deadline December 29, 2023 B. McCracken reminded Commission members about the required training and encourage them to complete it by the deadline. V. ADJOURNMENT On a motion by S. Stein, seconded by D. Kramer, the meeting was adjourned unanimously at 7:15 p.m. Respectfully submitted, Bryan McCracken, Historic Preservation Planner