HomeMy WebLinkAboutMN-ILPC-2012-02-14Approved by ILPC – 3/13/12
Ithaca Landmarks Preservation Commission (ILPC)
Minutes – February 14, 2012
Present:
Susan Stein, Chair
Christine O’Malley
Stephen Gibian
David Kramer
Ed Finegan
Michael McGandy
Ellen McCollister, Common
Council Liaison
Lynn Truame, Staff
Charles Pyott, Staff
Chair Stein called the meeting to order at 5:30 p.m. and read the legal notice for the public hearings.
I. PUBLIC HEARINGS
A. 112 Sage Place (512. E. State Street), East Hill Historic District – Proposal to Install Post-
and-Chain Barrier at Sidewalk Edge
The applicant did not appear before the Commission. Consideration of the project was deferred until
later in the meeting.
B. 210 Thurston Avenue, Cornell Heights Historic District – Proposal to Extend Existing
Balcony and Alter Windows and Doors
Applicant Phillip Albrecht recapitulated the salient details of the proposed project and introduced the
owner, Steve Realbuto. Commission members then proceeded to ask the applicant a variety of questions
for clarification purposes.
Public Hearing
On a motion by E. Finegan, seconded by D. Kramer, S. Stein opened the public hearing. There being no
public comment, the public hearing was closed on a motion by D. Kramer, seconded by E. Finegan.
M. McGandy indicated that the fact that the proposed changes would only affect the rear of the building
makes him far more amenable to approving them (and they also address the deterioration in that portion
of the building). The changes seem acceptable to him.
D. Kramer indicated the building is rather dilapidated-looking and he appreciates that the most
distinctive features in the rear of the building would be retained. It seems a reasonable proposal.
E. Finegan noted his agreement and observed that the changes would measurably improve the function
of the building.
C. O’Malley also noted her agreement; there appears to be nothing significantly objectionable in the
proposed changes.
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S. Gibian indicated he does not object overall to the proposed changes, although he observed that the
details of the first-floor porch and second-floor balcony have not been sufficiently delineated by the
applicant.
P. Albrecht indicated he could provide staff with the design details for these areas as they are developed.
RESOLUTION: Moved by M. McGandy, seconded by D. Kramer
WHEREAS, 210 Thurston Avenue is located within the Cornell Heights Historic District, as designated
under Sections 228-3 and 228-4 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(E) of the Municipal Code, an Application for a Certificate of
Appropriateness, dated January 27, 2012, was submitted for review to the Ithaca Landmarks
Preservation Commission (ILPC) by Phillip Albrecht, of Egner Architectural Associates, LLC,
on behalf of property owner Steve Realbuto, including the following: (1) two narratives
respectively titled Description of Proposed Change(s) and Reasons for Change(s); (2) an
architectural drawing, dated 1/19/12 and titled “210 Thurston Avenue Renovations, 1148-
A201, Elevations and Stair Well,” which also includes photographs of existing conditions in
the affected area; and (3) product specifications for Marvin Wood Ultimate Double Hung
windows, Marvin Integrity All-Ultrex fiberglass Double Hung windows, and Simpson Single
Glazed Thermal Sash wood doors with three flat panels beneath an upper half-light, and
WHEREAS, the ILPC has also reviewed the New York State Building-Structure Inventory Form for 210
Thurston Avenue and the City of Ithaca’s Cornell Heights Historic District Summary
Statement, and
WHEREAS, the proposed project involves: alterations to the rear elevation of the building to improve
egress, including the extension of an existing balcony and relocation of an existing fire
escape ladder; the creation of two doors where windows currently exist and replacement of
one existing door with a window; creation of an exterior door well and replacement of the
existing basement door; replacement of existing basement windows on the rear and west
elevations of the building with larger window units, to provide natural light and ventilation
to the basement area, as well as reinstallation of missing basement windows in existing
openings on the east elevation, as stated in the narrative Description of Proposed Change(s)
and shown in the photographs of the property, 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
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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 2/14/12,
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, 210 Thurston
Avenue was constructed in 1907 as an apartment building and was designed by local
architect John Wilgus. The design features elements of the Colonial Revival style.
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.
The purpose of the proposal is to improve egress and to increase natural light and
ventilation in the basement area.
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:
#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.
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With respect to Standard #2, as shown on the submitted architectural drawing the proposed
alterations that would improve egress from the building are located on the rear elevation and
do not change the overall rhythm of the fenestration pattern. Extension of the existing
balcony, relocation of the fire escape ladder, creation of a new basement door well,
replacement of the existing basement door, replacement of two existing windows with new
wood, half-light doors, and replacement of one existing door with a wood divided light
window will not remove historic materials or alter features and spaces that characterize the
property.
With respect to Standard #9, the exterior alterations described above, that would improve
egress from the building, will be differentiated from the old work and will be compatible
with the massing, size, scale, and architectural features of the property.
With respect to Standard #2, replacement of the small existing basement windows on the
rear and west elevations of the building with larger fiberglass casement windows in the same
locations will not remove historic materials or alter features and spaces that characterize the
property.
With respect to Standard #9, the proposed new Marvin All-Ultrex fiberglass casement
windows used to replace the existing basement windows will be differentiated from the old
and will be compatible with the massing, size, scale, and architectural features of the
property.
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 228-4E(1)(a), and be it further,
RESOLVED, that the Ithaca Landmarks Preservation Commission determines that the proposal meets
criteria for approval under Section 228-4E (1)(a) of the Municipal Code, and be it further
RESOLVED, that the ILPC approves the Application for a Certificate of Appropriateness with the
following condition:
Applicant will submit to staff for final approval a detailed design for the new first floor
porch railing, which is to include balusters, and for the railing that will serve as a barrier
around the new door well. Rather than cladding the new balcony extension with shingles,
the applicant will detail that area with a rail and baluster barrier, the design of which will
also be submitted to staff for final approval.
RECORD OF VOTE: 6-0-0
Yes
M. McGandy
D. Kramer
E. Finegan
S. Gibian
C. O’Malley
S. Stein
No
Abstain
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C. 116-120 N. Cayuga Street (Clinton House), Clinton Block Historic District – Proposal to
Install Photovoltaic Panels
Applicant Frost Travis recapitulated the salient details of the proposed project. He indicated the project was
initiated as a result of some Federal stimulus money that could be made available to Solar Liberty. The
project represents an opportunity to install solar panels, while pursuing the applicant’s goal of deriving
100% renewable energy on all of its properties.
E. Finegan asked if the roof would be damaged or altered in any way, if it ever became necessary to remove
the panels. F. Travis replied that the contractor is obligated to return the roof to its pre-installation
condition.
C. O’Malley remarked she is not convinced that in reality the solar panels would sit completely flush against
the roof, as shown in the Photo-shopped photograph that was provided. F. Travis indicated he could
provide a better visual representation of how the panels fit onto the roof, to address her concern.
E. Finegan asked whether the first few rows of panels on the east gable of the building, which are most
visible from street level, could be relocated to reduce the visual impact of the installation.
F. Travis replied that the designer at Solar Liberty had indicated there were no other viable locations on the
roof for the panels and that eliminating those rows of panels would reduce the size of the array.
E. Finegan suggested tabling consideration of the proposed project at this time, until more information
from both the applicant and contractor could be reviewed.
F. Travis indicated he could certainly arrange to provide more information to the Commission, including a
possible site visit.
L. Truame indicated that review of the project would be tabled.
A. 112 Sage Place (512. E. State Street), East Hill Historic District – Proposal to Install a Post-
and-Chain Barrier at Sidewalk Edge [continued from above]
The applicant remained absent from the meeting. Commission members proceeded to review the
proposed project.
D. Kramer indicated he viewed the barrier in person and it does not look appropriate to him.
M. McGandy noted he understands the need for some kind of barrier solution on the sidewalk, but does
not see the post-and-chain fence as the best solution.
L. Truame indicated she had also personally viewed the site and observed that the sidewalk is
alarmingly steep in places.
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E. McCollister asked if a specific incident of some kind had prompted the whole project, to which L.
Truame replied, yes, the applicant had informed her that an individual operating snow removal
equipment had nearly slid off the embankment in that location.
Public Hearing
On a motion by M. McGandy, seconded by E. Finegan, S. Stein opened the public hearing.
Neil Schill, 108 Schuyler Place, spoke in opposition to the project and noted it was installed overnight.
He observed that some of the sidewalk in question is deteriorating quickly and, as a result, he does not
see how the proposed barrier could be anything other than a temporary solution. He would prefer to see
trees planted in lieu of the fence.
There being no more public comments, the public hearing was closed on a motion by M. McGandy,
seconded by D. Kramer.
The Commission discussed possible alternative barriers that would be more in keeping with the
character of the historic district. These included a variety of plantings and less visually obtrusive hard
barriers, such as pipe railings. E. McCollister observed that the City Engineering Department might not
allow any type of fence in this area.
RESOLUTION: Moved by E. Finegan, seconded by D. Kramer.
WHEREAS, 112 Sage Place (also known as 512 E. State St.) is located in the East Hill Historic District, as
designated under Sections 228-3 and 228-4 of the City of Ithaca Municipal Code in 1988,
and as listed on the New York State and National Registers of Historic Places in 1986, and
WHEREAS, as set forth in Section 228-4(E) of the Municipal Code, an Application for a Certificate of
Appropriateness, dated January 20, 2012, was submitted for review to the Ithaca Landmarks
Preservation Commission (ILPC) by Peter Salino on behalf of property owner Cornell
University, including the following: (1) two narratives respectively titled Description of
Proposed Change(s) and Reasons for Change; (2) three photographs of the installed
improvement; and (3) one photograph of a similar improvement, installed elsewhere on
campus, showing the intended final appearance of the improvement under review, including
brown stain and copper caps on the 8”x8” posts, and
WHEREAS, the ILPC has also reviewed: photographs of 112 Sage Place (512 E. State Street) from the
East Hill Historic District National Register Nomination; an article from the September 27,
1911 Cornell Daily Sun, describing the building, which was written while it was under
construction; and the City of Ithaca’s East Hill Historic District Summary Statement, and
WHEREAS, as stated in the narrative Project Description and shown in the accompanying photographs,
the project involves installation of a new post-and-chain barrier at the edge of the sidewalk
on Schuyler Place, composed of seven 8”x8” pressure-treated wood posts supporting a
heavy, black iron chain hanging loosely between them (the installation of which has already
been completed), with the posts to be stained a dark brown and capped in copper (which has
not yet been done), and
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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 2/14/12,
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 East Hill Historic District Summary Statement, the
period of significance for the area now known as the East Hill Historic District is 1830-1932.
As indicated in the Cornell Daily Sun article about the building, construction of 112 Sage Place
(512 E. State Street) was begun in 1911 and completed in 1912. It was designed by locally
prominent architect, William H. Miller, as Cornell University’s new infirmary.
Constructed within the period of significance of the East Hill Historic District and
possessing a high level of integrity, the property is a contributing element of the East Hill
Historic District.
The purpose of the proposal is to improve safety during snow removal operations by
installing a post-and-chain barrier along the sidewalk edge in an area where a steep grade
exists between the sidewalk and the roadway.
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:
#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.
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#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 Standard #9, the new post-and-chain barrier is located in the tree lawn,
between the sidewalk and the street. The installation of the barrier does not destroy historic
materials that characterize the property. The new barrier is composed of 8”x8” wooden
posts, which will be stained brown and capped in copper, supporting a heavy black chain.
The new work is differentiated from the old but is not compatible with the architectural
features of the historic property and its environment.
With respect to Standard #10, the new barrier can be removed in the future without
impairment of the essential form and integrity of the historic property or its environment.
RESOLVED, that, based on the findings set forth above, the proposal will have a substantial adverse effect
on the aesthetic, historical, or architectural significance of the East Hill Historic District, as
set forth in Section 228-4E(1)(a), and be it further,
RESOLVED, that the Ithaca Landmarks Preservation Commission determines 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 denies the Application for a Certificate of Appropriateness.
RECORD OF VOTE: 5-1-0
Yes
E. Finegan
D. Kramer
M. McGandy
C. O’Malley
S. Stein
No
S. Gibian
Abstain
L. Truame indicated she would contact the applicant and explore some alternatives with him.
D. Kramer announced for the record that he lives very close to the property.
II. PLEASURE OF THE CHAIR
A. Administrative Matters
1. Election of 2012 Chair and Vice Chair
.
Chair
Moved by D. Kramer, seconded by E. Finegan, the Commission unanimously approved the
reappointment of S. Stein as Chair.
Vice-Chair
Moved by S. Stein, seconded by M. McGandy, the Commission unanimously approved the
appointment of E. Finegan as Vice-Chair.
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2. Proposed Commissioners “Adopt-a-District” Program
L. Truame indicated that it had been suggested that Commission members and staff consider
volunteering to ‘adopt’ one or more historic districts in order to perform periodic visual surveys of its
properties with the goal of bringing to light projects that had been undertaken without approval of the
ILPC or staff. The proposal was met with unanimous approval.
• Clinton Block Historic District ― L. Truame
• Cornell Heights Historic District ― S. Stein
• DeWitt Park Historic District ― E. Finegan
• East Hill Historic District ― C. O’Malley & M. McGandy
• University Hill Historic District ― D. Kramer
B. Public Comments on Matters of Interest
None.
C. Communications
1. Update from Cornell University on New Humanities Building (addition to Goldwin Smith Hall).
L. Truame referred Commission members to the project summary and accompanying images that were
provided to the ILPC by Cornell University. She noted that this new update to the project is essentially
the same as the last update that was presented several years ago, with the exception that one
underground story of the new structure is no longer proposed. The ILPC will formally review the
project once the design has reached the appropriate stage of development.
III. APPROVAL OF MINUTES
As moved by M. McGandy and seconded by S. Gibian, Commission members unanimously approved
the following meeting minutes, with one minor change:
• January 12, 2012 (Regular Meeting)
IV. OLD BUSINESS
A. Proposed Landmarks Preservation Ordinance Revisions
L. Truame indicated that she recently discovered the State is in the process of rewriting its model
landmarks preservation ordinance, which won’t be completed for several months. Since Ithaca’s
proposed Landmarks Preservation Ordinance revisions were largely based on the current model
landmarks preservation ordinance, it is a highly likely L. Truame will need to draft and submit a revised
set of ordinance revisions, to match the forthcoming new model landmarks preservation ordinance. L.
Truame also noted that representatives from Cornell University and the City had met on 2/24/12 to
discuss the original proposed ordinance revisions, about which Cornell University has expressed some
concerns. L. Truame will keep the Commission informed about the revision process and will provide a
revised draft of the ordinance revisions for their review and approval as soon as possible.
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L. Truame indicated that she had been contacted by the owner of the property at 130 E. Court Street
regarding a previously adopted resolution for a Certificate of Appropriateness for a new garage at that
address. The owner has been financially unable to proceed with the work and would like to alter the
approved design in ways that will make the project more affordable. After some discussion,
Commission members unanimously agreed to delegate approval of the changes involved to L. Truame
with the understanding that if those changes seemed at all questionable they would return to the full
ILPC for review and approval.
V. NEW BUSINESS
A. Discussion of Potential Options Regarding The Royal Palms Façade
L. Truame indicated that The Royal Palms has closed and there had been some discussion on the part of
both community and Commission members to explore the possibility of designating it a historic
landmark.
E. McCollister mentioned that The Royal Palms façade did appear on the list of Collegetown Resources
Worthy of Further Study, prepared by Mary Tomlan and John Schroeder. However, Mary Tomlan
recently communicated to her that although she would love to see the façade preserved in some fashion
she would not support its designation as a local landmark. The Commission agreed that designation
should not be pursued.
C. O’Malley suggested that some of the signs could be donated or re-used in some fashion. It might be
helpful to write a letter to the new owner exploring the idea. L. Truame responded that she would draft
a letter for S. Stein’s signature.
VI. ADJOURNMENT
There being no further business, and as moved by E. Finegan and seconded by D. Kramer, the meeting
was adjourned at 7:07 p.m. by S. Stein.
Respectfully Submitted,
Lynn Truame, Historic Preservation Planner
Ithaca Landmarks Preservation Commission