HomeMy WebLinkAboutMN-ILPC-2011-10-25Approved by ILPC – 11/8/11
Ithaca Landmarks Preservation Commission (ILPC)
Minutes – October 25, 2011 (Special Meeting)
Present:
David Kramer
Susan Jones
Ed Finegan
Michael McGandy
Lynn Truame, Staff
Charles Pyott, Staff
In the absence of the Chair and Vice Chair, D. Kramer called the meeting to order at 5:01 p.m.
I. PLEASURE OF THE CHAIR
A. Administrative Matters — Affirmation of “Record of Vote” on Two Resolutions:
L. Truame indicated the purpose of the special meeting was simply to correct an inadvertent error
in how the Commission’s votes were recorded on the resolutions for two separate Certificates of
Appropriateness that were denied at the ILPC’s regular 9/13/11 and 10/11/11 meetings. While
Commission members originally voted “no” on the two associated resolutions, for the purpose of
denying the Certificates of Appropriateness, they should in fact have voted “yes” to the resolutions,
as they were written. The Commission then reconsidered and voted on each of the two resolutions.
1. 115-117 N. Cayuga Street, Ithaca Masonic Temple, Local Landmark – Proposal for
Interior and Exterior Alterations (Resolution “RD” from 9/13/11 ILPC Meeting)
RESOLUTION: Moved by S. Jones, seconded by D. Kramer.
WHEREAS, 115-117 North Cayuga Street, the Ithaca Masonic Temple, is a local landmark as
designated under Sections 228-3 and 228-4 of the City of Ithaca Municipal Code in
1994, and
WHEREAS, as set forth in Section 228-4(E) of the Municipal Code, an application for a Certificate
of Appropriateness was submitted for review to the Ithaca Landmarks Preservation
Commission (ILPC) by project architect Jagat P. Sharma on behalf of property owner
Jason Fane, including the following: (1) a memorandum to the ILPC, dated 7/15/11,
describing the existing conditions of the building and the proposed alterations; (2)
proposed plans of the basement, first floor, second floor, and third floor; (3) a
drawing showing the existing Seneca Street elevation; and (4) a drawing showing the
proposed Seneca Street elevation, and
WHEREAS, the ILPC has also reviewed the New York State Building-Structure Inventory Form
for 115-117 North Cayuga Street, and
WHEREAS, as stated in the memorandum to the ILPC, dated 7/15/11, the proposed project
involves: (1) the construction of a new third story within existing two-story interior
space; (2) the extension of the east stair to the third floor to provide a second means
of egress from the third floor; (3) the installation of new windows at the second floor;
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and (4) the enlargement of existing windows at the third floor to match the new
second floor windows, 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 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 September 13, 2011;
WHEREAS, at the regularly schedule ILPC meeting on September 13, 2011, the ILPC made the
following findings of fact concerning the property and the proposal:
Completed in 1926, the Ithaca Masonic Temple is an excellent example of the
Egyptian Revival style of architecture as applied to a major public building. The
Ithaca Masonic Temple is one of only two buildings in the Egyptian Revival style in
Ithaca. Features of the building which are characteristic of the Egyptian Revival style
include its overall massiveness, limited fenestration, smooth surfaces and sheer walls,
and battered decorative elements, such as the main door surround. The building was
designed by the locally prominent architectural firm of Arthur Gibb and Ornan Waltz,
and was one of their final and most ambitious designs. The building is also
historically significant as the first permanent home of Ithaca’s Masonic order, an
organization that was active in the area as early as 1818.
The purpose of the proposal is to change the current configuration of the building in
order to accommodate a broader range of uses, potentially including condominiums
or a boutique hotel.
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 228-4E (1)(a) of the Municipal Code. In
making this determination, the Commission is guided by the Secretary of the
Interior’s Standards for Rehabilitation and in this case specifically the
following Standards:
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#2 The historic character of a property shall be retained and preserved. The
removal of historic materials or alteration of features and spaces that
characterize a property shall be avoided.
#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.
#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 regard to Standard #2, the limited fenestration of the Seneca Street façade of the
Masonic temple is a historic feature that characterizes the property.
With regard to Standard #2, the insertion of five new window openings at the second-
story level and enlargement of the five existing windows at the third-story level on the
Seneca Street façade, as shown in the drawing on page 6 of the Application for
Certificate of Appropriateness, will alter features that characterize the property.
With regard to Standard #9, the creation of new window openings at the second floor
and the enlargement of existing window openings at the third floor to match the new
second floor windows will destroy historic materials that characterize the property.
With regard to Standard #9, the extension of the east stair to the third floor, as shown
in the drawing on page 6 of the Application for Certificate of Appropriateness, will
destroy historic materials that characterize the property.
With regard to Standard #10, the creation of new window openings at the second
floor and the enlargement of existing window openings at the third floor to match the
new second floor windows will not be undertaken in such a manner that, if removed
in the future, the essential form and integrity of the property would be unimpaired.
With regard to Standard #10, the extension of the east stair to the third floor, as
shown in the drawing on page 6 of the Application for Certificate of Appropriateness,
will not be undertaken in such a manner that, if removed in the future, the essential
form and integrity of the property would be unimpaired; and
WHEREAS, based on the foregoing findings of fact, the ILPC did deny the application for a
Certificate of Appropriateness at its regularly scheduled meeting on September 13,
2011, and
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WHEREAS, in voting on the resolution, Commission members who intended to vote to deny
issuance of the Certificate of Appropriateness should have voted “yes” on the
resolution, and
WHEREAS, votes to deny the Certificate of Appropriateness were, instead, recorded as “no” votes
on the resolution, now therefore be it
RESOLVED, that, based on the findings set forth above and in the original resolution of
September 13, 2011, the ILPC reaffirms that the proposal will have a substantial
adverse effect on the aesthetic, historical, or architectural significance of the landmark,
as set forth in Section 228-4E(1)(a), and be it further,
RESOLVED, that the Ithaca Landmarks Preservation Commission reaffirms its determination that
the proposal does not meet criteria for approval under Section 228-4E (1)(a) of the
Municipal Code, and be it further
RESOLVED, that the ILPC reaffirms its denial of the Application for a Certificate of
Appropriateness.
RECORD OF VOTE: 4-0-0
Yes
S. Jones
D. Kramer
E. Finegan
M. McGandy
No
Abstain
2. 402 N. Cayuga Street, DeWitt Park Historic District – Proposal to Replace Slate Roof with
Architectural Shingles (Resolution “RC” from 10/11/11 ILPC Meeting)
RESOLUTION: Moved by D. Kramer, seconded by M. McGandy.
WHEREAS, 402 North Cayuga Street is located in the DeWitt Park Historic District, as designated
under Sections 228-3 and 228-4 of the City of Ithaca Municipal Code in 1971, and
listed on the New York State and National Registers of Historic Places in 1971, and
WHEREAS, as set forth in Section 228-4(E) of the Municipal Code, an Application for a
Certificate of Appropriateness, dated 7/22/11, was submitted to the Ithaca
Landmarks Preservation Commission (ILPC) by Brian DeYoung on behalf of
property owner, Nancy B. Stewart, including a Description of Proposed Change(s)
and Reasons for Change(s) and the following attachments: (1) an estimate from
Excelsior Roofing, Inc. for full replacement of the existing roof with new slate and
copper flashings; and (2) two photographs of the existing roof, the first showing areas
of missing and loose slates and the second showing a close-up of a previously repaired
area; and
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WHEREAS, additional application materials were submitted to the ILPC, including a sample book
for Timberline Natural Shadow architectural shingles, and
WHEREAS, the ILPC also reviewed the New York State Building-Structure Inventory Form for
402 North Cayuga Street, and the City of Ithaca’s DeWitt Park Historic District
Summary Statement, and
WHEREAS, the proposed project involves replacement of the existing red slate roof with
Timberline Natural Shadow asphalt architectural shingles in the color Weathered
Wood, 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 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 10/11/2011, and
WHEREAS, at the regularly scheduled ILPC meeting on 10/11/2011 the ILPC made the following
findings of fact concerning the property and the proposal:
As identified in the City of Ithaca’s DeWitt Park Historic District Summary Statement,
the period of significance for the area now known as the DeWitt Park Historic
District is 1820-1930.
As indicated in the New York State Building-Structure Inventory Form, 402 North
Cayuga Street was constructed circa 1825-1835 for Julius Ackley, a prominent
local businessman and member of the first Board of Trustees of the Village of
Ithaca. Originally constructed in the Federal style, in 1909 the house received
additions designed by locally prominent architect, Clinton L. Vivian, in the late
Queen Anne/Neocolonial style.
Constructed within the district’s period of significance, and being associated with
locally prominent businessman Julius Ackley and locally prominent architect
Clinton L. Vivian, and retaining sufficient integrity to reflect its historic and
architectural significance, 402 North Cayuga Street is a contributing element of the
DeWitt Park Historic District.
As stated in the application’s narrative Reason for Change(s), the purpose of the
proposal is to replace the deteriorated slate roof and associated flashings.
In consideration of this and all approvals of proposals for alterations, new
construction, or demolition in historic districts, the ILPC must determine that
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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 228-4E (1)(a) of the Municipal Code. In
making this determination, the Commission is guided by the Secretary of the
Interior’s Standards for Rehabilitation and in this case specifically the
following Standard:
#2 The historic character of a property shall be retained and preserved. The
removal of historic materials or alteration of features and spaces that
characterize a property shall be avoided.
#4 Most properties change over time; those changes that have acquired
historic significance in their own right shall be retained and preserved.
#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.
With respect to Standard #2, the slate roof is a historic feature that characterizes the
property.
With respect to Standard #4, it is unclear whether the existing slate roof is an original
feature of the building. Documentation contained within the New York State
Building-Structure Inventory Form states that the roof was raised as part of the 1909
remodeling and it is possible the existing slate roof may date to that period. If not
original, the existing slate roof is a change that has acquired historic significance in its
own right.
With respect to Standard #6, as stated in the Reasons for Proposed Change(s), and as
shown in the photographs provided as attachments to the Application for Certificate
of Appropriateness, the severity of deterioration of the existing slate roof does not
appear to require its replacement, and
WHEREAS, based on the foregoing findings of fact, the ILPC did deny the application for a
Certificate of Appropriateness at its regularly scheduled meeting on October 11, 2011,
and
WHEREAS, in voting on the resolution, Commission members who intended to vote to deny
issuance of the Certificate of Appropriateness should have voted “yes” on the
resolution, and
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WHEREAS, votes to deny the Certificate of Appropriateness were, instead, recorded as “no” votes
on the resolution, now therefore be it
RESOLVED, that, based on the findings set forth above and in the original resolution of October 11,
2011, the ILPC reaffirms that the proposal will have a substantial adverse effect on
the aesthetic, historical, or architectural significance of the DeWitt Park Historic
District, as set forth in Section 228-4E(1)(a), and be it further,
RESOLVED, that the ILPC reaffirms its determination that the proposal does not meet criteria for
approval under Section 228-4E (1)(a) of the Municipal Code, and be it further
RESOLVED, that the ILPC reaffirms its denial of the Application for a Certificate of
Appropriateness.
RECORD OF VOTE: 4-0-0
Yes
D. Kramer
M. McGandy
E. Finegan
S. Jones
No
Abstain
II. ADJOURNMENT
There being no further business, the meeting was adjourned at 5:06 p.m. by D. Kramer, in the
absence of the Chair and Vice Chair.
Respectfully Submitted,
Lynn Truame, Historic Preservation and Neighborhood Planner
Ithaca Landmarks Preservation Commission
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