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HomeMy WebLinkAboutMN-ILPC-2009-01-14Approved by ILPC –1/14/10 1 Please note: all written comments from this meeting are on file in the Department of Planning & Development. Ithaca Landmarks Preservation Commission January 14, 2009 Present: Alphonse Pieper, Chair Nancy Brcak George Holets Susan Jones Susan Stein Lynn Truame Mary Tomlan, Common Council Liaison Leslie Chatterton, Staff Megan Gilbert, Staff Dan Hoffman, City Attorney Chair A. Pieper called the meeting to order at 7:00 pm and read the legal notices for the public hearings. I. PUBLIC HEARING None II. PLEASURE OF THE CHAIR A. Administrative Matters None B. Public Comment on Matters of Interest Milstein Hall and the Central Avenue Parking Garage • Mark Cruvellier, Faculty, College of Art, Architecture, & Planning: spoke in support of the Milstein Hall project. • Bob Abrams, Senior Lecturer, College of Art, Architecture, & Planning: spoke in support of the Milstein Hall project.. • Kevin Pratt, Assistant Professor, College of Art, Architecture, & Planning: spoke in support of the Milstein Hall project. • Martin Hatch, Professor, College of Art, Architecture, & Planning: spoke against the Milstein Hall project. • Peter Turner, Assistant Dean, College of Art, Architecture, & Planning: spoke in support of the Milstein Hall project. Former Ithaca Gas Works • Jacqueline Milton Scott, teacher, Beverly J. Martin: spoke in favor of demolishing the building. • Traevena Byrd, President, GIAC Board of Directors: spoke in favor of demolishing the building. • Gustavo Furtado: spoke in favor of preserving the building if the site can be completely cleaned up while preserving it. • Jutta Dotterweich, 106 Washington Street: spoke in favor of demolishing the building. • Grace Feeler, 518 N. Plain Street: spoke in favor of demolishing the building. • Raymond Craib, Beverly J. Martin parent: spoke in favor of demolishing the building. • Beth Kuntz, Ithaca City School District Board of Education, Beverly J. Martin parent: spoke in favor of demolishing the building. ILPC Minutes January 14, 2009 -2- • Donald Smith, 212 Esty Street: spoke in favor of preserving the building. • Cynthia Brock, Beverly J. Martin parent, President of BJM PTA: spoke in favor of demolishing the building. • Pat Dolson, West Hill, Beverly J. Martin parent: spoke in favor of demolishing the building. • Janis Kelly, 143 Campbell Avenue: spoke in favor of demolishing the building. C. Communications None III. APPROVAL OF MINUTES None IV. OLD BUSINESS A. Paul Milstein Hall, University Avenue/Cornell Campus, Arts Quad Historic District – proposal for new construction – action Shirley Egan, Cornell University counsel, and Kim Michaels, Trowbridge & Wolf, were present to address the Commission regarding the proposal. City Attorney D. Hoffman reported that counsel for Cornell University had informed him that it is the University’s perspective that the ILPC no longer has jurisdiction over the approval of a Certificate of Appropriateness for Milstein Hall because the original 45-day time period set forth in the Landmarks Ordinance had expired. There is a conflict between University representatives and staff to the ILPC as to whether there was a mutual agreement to extend this time period. S. Egan explained that since the ILPC did not vote to extend the 45-day time period nor did Cornell representatives express a mutual agreement in writing, the ILPC was legally bound to act within 45 days or the Certificate of Appropriateness is automatically approved. Chair A. Pieper explained that the ILPC had met early on with Cornell representatives to coordinate the Commission’s review of the project with other review. A schedule was laid out and revised as necessary over time. Cornell’s agreement to this schedule indicated that they agreed to a vote at this meeting. It was not unreasonable to interpret this as a mutual agreement. N. Brack and G. Holets added that at the December 11th meeting, the ILPC discussed a timeline with the applicant and that timeline centered on a January vote. When they left the December meeting, it seemed clear that there was a mutual agreement on the schedule. K. Michaels noted that the fEIS had not been accepted at the time of the last meeting so it was difficult to agree upon a schedule. Also, neither she nor Cornell counsel was aware of the 45-day timeline. S. Eagan added that regardless of awareness of this rule, it was ILPC Minutes January 14, 2009 -3- still part of the ordinance and must be followed. There was no formal extension of the 45-days. N. Brack noted that the ordinance requires an agreement, not a formal extension. L. Truame stated that it seemed rather convenient that the issue of a trigger date was brought up at this time, right before the vote, after several months of cooperation. RESOLUTION: Moved by G. Holets, seconded by K. Brennan RESOLVED, that there was a mutual agreement and understanding between Commission members and Cornell representatives on a schedule that would result in a vote on Milstein Hall and the Central Avenue Parking Garage at the January meeting. RECORD OF VOTE: 7-0-0 Yes A. Pieper, Chair N. Brcak K. Brennan G. Holets S. Jones S. Stein L. Truame No 0 Abstain 0 Kent Kleinman, Dean of the College of Art, Architecture, and Planning, and John Bero, Bero Architecture, joined K. Michaels to discuss the Milstein Hall and the Central Avenue Parking Garage proposals with the Commission. Milstein Hall, Arts Quad Historic District RESOLUTION: Moved by G. Holets, seconded by K. Brennan WHEREAS, the proposed new construction that is Paul Milstein Hall (hereafter referred to as Milstein Hall or the project) is located in the designated Arts Quad Local Historic District on the Cornell University campus, and is adjacent to The Foundry, a designated local landmark on the north side of University Avenue, and is across the Fall Creek Gorge from the Cornell Heights Historic District, which is listed on the National and New York State Registers of Historic Places and designated a local historic district, and WHEREAS, as set forth in Section 228-4(E) of the Municipal Code, Landmarks Preservation, all proposals for material change/alteration within an Historic District must be reviewed and granted a Certificate of ILPC Minutes January 14, 2009 -4- Appropriateness by the Ithaca Landmarks Preservation Commission (ILPC), prior to the issuance of any Building Permit for such work, and WHEREAS, New York State case law indicates that in a case such as this one, the public interest in historic preservation must be evaluated against a competing educational interest, and, in a balancing process, consideration must be given (by the ILPC, in this case) to the overall impact of the decision on the public welfare, and WHEREAS, in its application, the applicant has characterized the need for the project as follows: Milstein Hall is necessary to increase the quality and amount of space per student in order to meet the accreditation requirements of the National Architectural Accrediting Board (NAAB). Up-to-date facilities that are geared for modern teaching methods and the technological changes that have swept the practice and teaching of architecture, art and planning are critical for the College of Architecture, Art, and Planning (AAP) to remain both NAAB accredited and competitive with peer institutions in attracting the most qualified faculty and students. Milstein Hall accomplishes the goals of AAP by creating flexible, contiguous spaces for learning, work, socializing, and exhibition situated among the Foundry, Sibley and Rand, thereby breathing vitality and a sense of connection and community into the new ensemble. WHEREAS, on November 13, 2008, an application for a Certificate of Appropriateness was submitted by Trowbridge & Wolf, Landscape Architects LLP on behalf of Cornell University to construct a new building immediately north of Sibley Hall, and WHEREAS, the project, Milstein Hall coupled with the Central Avenue Parking Garage (CAPG) was subject to environmental review as a Type I Action pursuant to the New York State Environmental Quality Review Act and the City Environmental Quality Review Ordinance, for which the City of Ithaca Board of Planning and Development served as the lead agency, and WHEREAS, the environmental review commenced with the positive Declaration of Environmental Significance on October 30, 2007 directing Cornell University to prepare a Draft Environmental Impact Statement (dEIS) to evaluate potential impacts of the proposed Milstein Hall project, and WHEREAS, a final EIS was deemed complete by the lead agency on or about December 16, 2008, and the Planning and Development Board issued a findings statement (regarding site plan review for the project) on January 6, 2009, and ILPC Minutes January 14, 2009 -5- WHEREAS, following the adoption of the findings statement on January 6, 2009, the Planning and Development Board granted Preliminary Site Plan Approval for the Cornell University Paul Milstein Hall and CAPG, and WHEREAS, Milstein Hall has been discussed at ILPC meetings held on March 8, 2007- presentation of the preliminary design; April 12, 2007 – discussion and drafting of comments for May 3, 2007 memo to A. Magre; October 4, 2007 – K. Michaels attended to discuss environmental impact statement scoping and present design changes; August 14, 2008 – ILPC staff announcement of availability of the draft EIS for Commission review; October 9, 2008 – K. Michaels updated ILPC on EIS process; November 13, 2008 – K. Michaels and A. Magre updated ILPC on EIS process and distributed the Certificate of Appropriateness application for Milstein Hall with application materials for the Central Avenue Parking Garage to follow in the next week, and WHEREAS, on December 11, 2008 the Ithaca Landmarks Preservation Commission conducted a duly advertised public hearing for the purpose of receiving public comment on the applications for Paul Milstein Hall and the Central Avenue Parking Garage, and WHEREAS, pursuant to the consideration of a Certificate of Appropriateness the Ithaca Landmarks Preservation Commission has reviewed the Draft and Final Environmental Impact Statements for Milstein Hall and the Central Avenue Parking Garage; the Certificate of Appropriateness application for Milstein Hall and Appendices, the Certificate of Appropriateness application for the Central Avenue Parking Garage, written responses to Commission comment from Project Manager Andrew Magre dated May 3, 2008, John Bero of Bero Architecture PC dated October 31, 2008, Ziad Shehab, Associate, OMA, dated November 11, 20008, National Park Service publication Interpreting the Secretary of the Interior’s Standards for Rehabilitation case numbers 81-022, 87-095, 88-097, 88-103, City of Ithaca Historic District map of the Arts Quad Local Historic District, and. WHEREAS, the Commission has made the following findings of fact concerning the property and the proposal: The Certificate of Appropriateness application and Appendix C: Historic Resources Report prepared by Bero Architects P.C. adequately describes historic resources located adjacent to or within view of the proposed site. Significance of Resources Campus buildings Sibley Hall, Rand Hall, Tjaden Hall, and The Foundry are in close proximity to the proposed Milstein Hall, and therefore most likely to be affected by the project. Of these, Sibley and Tjaden Halls are components of the Arts Quad Local Historic District and the Milstein project site is within the district boundaries. The Arts ILPC Minutes January 14, 2009 -6- Quad Historic District meets all criteria for historic district designation stipulated in Section 228-3, Chapter 228: Landmarks Preservation, Municipal Code, City of Ithaca as follows: Historic District – An area which contains improvements which: A. Have special character of special historical or aesthetical interest or value; B. Represent on or more periods of styles of architecture typical of one or more eras in the history of the city; and C. Cause such area by reason of such factors, to constitute a visibly perceptible section of the city. The Foundry, a designated local landmark, meets criteria B for landmark designation stipulated in section 228-3 Chapter 228 of the Municipal Code as follows: “A structure, memorial or site or a group of structures or memorials, including the adjacent area necessary for the proper appreciation of the landmarks, deemed worthy of preservation, by reason of its value to the city as: B. One of few remaining examples of a past architectural style or combination of style. Sibley Hall Sibley Hall was constructed during several building campaigns, the first resulting in the construction of West Sibley in 1870. East Sibley was constructed as a freestanding building in the 1890s and employed the same design vocabulary as West Sibley. The dome was built in 1902 joining the two earlier structures. Its design reflects the period’s interest in neo-classical style and specifically the Beaux Art mode. As stated above, Sibley Hall is architecturally significant as a contributing element of Cornell’s Arts Quad Local Historic District. Sibley Hall is additionally significant through its association with three important local architects, Archimedes Russell, Charles Osborne and Arthur Gibb. Further historic significance is derived through its association with Cornell’s first engineering program, reflecting a core objective of founder Ezra Cornell to provide hands-on training in the practical arts and sciences. Rand Hall Constructed in 1923 in association with the Sibley College of Engineering, Rand Hall continues as a support structure providing studio space associated with Cornell’s present day architecture program. The building combines aspects of utilitarian industrial design with neo-classical design details and includes a monumental arched entrance facing the Arts Quad. Rand Hall is not included in the Arts Quad Local Historic District but nonetheless lends a strong presence to the ensemble of buildings in this area of the quad. The Foundry The Foundry was constructed in 1890 and, as noted, is the last vestige of a changing complex of 19th and early 20th century one- and two-story buildings located behind Sibley and Tjaden Halls intended to support the Sibley College of Mechanical Arts (later the College of Engineering). The complex housed laboratories, workshops and a sizeable boiler plant directly behind Sibley as shown on a photocopied illustration from the 1890 Scientific American. Upon relocation of the College of Engineering to another area of the campus in the 1950s, these support buildings were demolished to construct surface level parking. Located across University Avenue, the Foundry survived the demolition and in the early 1960s was adapted for use as a sculpture studio associated with the Cornell Fine Arts program. ILPC Minutes January 14, 2009 -7- The Foundry is historically significant as the last surviving building associated with the earliest uses of Sibley, Franklin and Rand Halls. The building’s exterior retains a high level of integrity and although modest it exhibits several distinctive characteristics of the building type including the tall, narrow multi-paned windows, ordered, repetitive fenestration pattern and hipped roof with a full-length clearstory monitor. Despite the introduction of utilitarian sheds in the rear, and removal of the earlier complex of support buildings, the building’s appearance is relatively unique on the campus and the distinctive design features noted above convey a strong sense of its historic time. Olive Tjaden Hall Constructed in 1881-83, Tjaden Hall, originally Franklin Hall, is a contributing element of the Arts Quad Local Historic District. The building derives historic and architectural significance through its association with Charles Babcock, Cornell’s first professor of architecture and Dean of the School of Architecture from its inception in 1871 until 1896. Although a 1990s upgrade of the facility has completely altered the interior, the exterior of Tjaden Hall retains a high level of integrity. Proposed Milstein Hall As described in detail on p. 3 in the Certificate of Appropriateness Application for Milstein Hall, the project is a 59,000 square foot building for the College of Architecture, Art and Planning (AAP). The building consists of two stories above grade and one below. The most prominent visible feature is the rectilinear form of the second story which “floats” above the smaller ground story. The building physically connects two AAP buildings, Sibley and Rand halls, and includes a second story cantilevered portion extending the second story northward into the airspace above University Avenue terminating 16’ 2” from the south façade of the Foundry. The building is constructed primarily of glass and steel with stone spandrel panels. As described on p. 13 of the Certificate of Appropriateness application there have been several design changes based on feedback from the ILPC, including the following: a) Increasing the distance from the north façade of Milstein Hall to the Foundry from 10’ to 16.2’, b) Moving the stair tower 11’ south to align with the north face of Rand Hall c) Replacing the pier supported extension of the second story with a cantilever structure d) Changing the stone cladding to a more subtle white and grey marble e) Pulling the south wall of Milstein Hall back 3’ from the south face of Sibley Hall. Of the design changes listed, it is a), c), and e) that respond directly to comment from ILPC members. 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 ILPC Minutes January 14, 2009 -8- 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, as follows: Standard #1: A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building, and its site and environment. The site of Milstein Hall, behind Sibley Hall’s northeast exterior wall, is an area most recently used for surface parking and additional classroom space for AAP housed in temporary trailers on the site. Historically the site was the location of a series of one- and two-story utilitarian laboratory and workshop buildings associated with the College of Mechanical Arts, housed in Sibley from 1870, the date of Sibley’s first construction phase that resulted in what is now the west wing, and throughout the subsequent building campaigns of the nineteenth and early twentieth centuries. While the visual character of the earlier, generally one or two-story utilitarian buildings on the site was different than the character of the proposed Milstein Hall, the buildings on the site have served uses related to the University’s educational purposes. The project is substantially in keeping with Standard #1. 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. The contrast in scale between the Milstein cantilever and the Foundry and its placement in the airspace immediately adjacent to the Foundry impairs one’s view of the Foundry from almost any direction and diminishes one’s appreciation of the Foundry as a distinct entity. The Milstein Hall project will not require demolition of any historic buildings, a great benefit when compared with proposed impacts of earlier alternatives that called for demolitions of Rand Hall. Removal of significant historic features visible from the exterior is minimal, limited to those required to accommodate the addition of Milstein Hall and include the following: Site • Lowering the grade of University Avenue south of the Foundry to change direction of surface run-off away from the Foundry. This alteration will have a positive impact on the Foundry. ILPC Minutes January 14, 2009 -9- • Removal of historic vehicular circulation path to remedy long-standing pedestrian/vehicle conflict at this location. This alteration will improve pedestrian access on the site. East Sibley north wall • Removal of the metal cornice and gutter at the junction at the north wall to accommodate a watertight expansion joint. • Removal of third floor wood sash in the dormer adjacent to dome to accommodate an air intake louver. • Removal of masonry at the second floor below four windowsills to permit conversion of windows to doors. East Sibley east wall • Removal of two masonry second-floor window openings and the masonry beneath and between them to accommodate the introduction of doors connecting Sibley and Milstein. Rand north wall • Removal of steel windows at the third floor mechanical room to accommodate air intake louvers • Removal of small potions of the concrete cornice separating the second-story from the third to accommodate ducts and expansion joints. Rand west wall • Removal of bottom portions of third-floor steel windows between the roof of Milstein and the window sill for installation of water tight expansion joint • Removal of steel windows and masonry wall between piers at the second- floor bays to accommodate pedestrian, visual and air interchange Based on the impact listed first above, the project is not completely in keeping with Standard #2. Standard #3: Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken. The design of Milstein Hall is uncluttered, sophisticated and unmistakably modern in character and is a product of its own time. The introduction of Milstein Hall will result in minimal change to Sibley and Rand Halls and these buildings will retain a distinctly historic character. The project is substantially in keeping with Standard #3. ILPC Minutes January 14, 2009 -10- Standard #4: Most properties change over time: those changes that have acquired historic significance in their own right shall be retained and preserved. Changes to Rand and Sibley that have occurred over time have been largely functional and have not acquired significance in their own right. The project is substantially in keeping with Standard # 4. Standard #5: Distinctive features, finishes and construction techniques or examples of craftsmanship that characterize a property shall be preserved. Milstein Hall provides a physical connection between Sibley and Rand, and as described above requires some change to features and finishes that characterize the property. Such changes are limited to those required to permit passage, install new mechanical ventilation systems, and install weatherproof connections where Milstein touches the existing buildings. These changes will require modifications to the Sibley cornice and limited removal/alteration of window sash and openings (listed under Standard #2). Despite these alterations the project largely preserves distinctive features, finishes and construction techniques of both Sibley and Rand Halls and will allow views of historic construction techniques and craftsmanship from both inside and outside of Milstein. The project is substantially in keeping with Standard 5. Standard #6: Deteriorated historic features shall be repaired rather than replaced. Where 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. As presented in the Certificate of Appropriateness Application and Appendices, no deteriorated or missing features will be replaced. The project is substantially in keeping with Standard #6. Standard #7: Chemical or physical treatments, such a sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structure, if appropriate shall be undertaken using the gentlest means possible. The project will involve cleaning of accumulated dirt and atmospheric pollutants on the north, (back) wall of Sibley Hall. Appendix D of the Certificate of Appropriateness Application specifies the gentlest effective means for conducting this cleaning. The project is substantially in keeping with Standard #7. ILPC Minutes January 14, 2009 -11- Standard #8: Significant archeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken. The site for Milstein hall has been previously disturbed with the construction of the evolving 19th and early 20th century complex of one and two-story buildings associated with the College of Engineering and Mechanical Arts. Phase IA Archeological Assessment, as described in Appendix D and Section 2.6.5 of the DEIS, did not result in identification of potential archeological resources. No archeological resources are expected to be discovered or disturbed. The project is substantially in keeping with Standard #8. Standard #9: New addition, 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. From the first presentation of the Milstein Hall project, the ILPC has raised concerns about the incompatibility of the massing, size, and scale of the cantilever extension of Milstein’s second story floor plate into the airspace above University Avenue with the massing, size, scale and architectural features of the Foundry. (Memo from Ithaca Landmarks Preservation Commission to Andrew Magre dated May 3, 2008, Letter from ILPC member Lynn Truame dated August 15, 2008 and resubmitted with an endorsement by six ILPC members on November 11, 2008, second letter from ILPC member Lynn Truame dated November 11, 2008.) Despite design changes, including reducing the length of the cantilever by 5’10” and removing supporting piers on the north side of University Avenue, some ILPC members feel that the changes are not adequate to bring the project into conformance with Standard #9 of the Secretary of the Interior’s Standards for Rehabilitation. The design of Milstein Hall, specifically the cantilever, is not completely in keeping with Standard #9. 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. Both Rand and Sibley remain independent structures and care has been taken to limit intrusions to the historic fabric of both. Alterations necessary to accommodate the addition of Milstein and its function to join Sibley and Rand have generally been proposed to be undertaken in a manner that will leave sufficient evidence of the altered feature to guide restoration. The principal means of connection is the watertight expansion joint designed to be completely removable. The project is substantially in keeping with Standard # 10, and ILPC Minutes January 14, 2009 -12- WHEREAS, since first being informed of the pending Milstein Hall project, ILPC members have consistently raised concern about the impact of the Milstein cantilever (in its previous iterations and as currently designed) on the Foundry, which impact would be permanent and significant, and WHEREAS, the ILPC has considered the educational interest involved with the proposed Milstein Hall, and the needs and purposes the project would serve, as articulated by the applicant, and has weighed the same against the public interest involved with preservation of the historical values of the District, and, in particular, of the Foundry; now, therefore, be it RESOLVED, that the ILPC finds that approval of the Milstein Hall project as currently proposed will compromise the integrity of the Foundry as an historical landmark, and be it further RESOLVED, the ILPC finds that approval without any mitigating conditions will have a negative impact on the combined public interests in historic preservation and educational need, while approval with conditions that retain the distinctness of the Foundry will result in a net positive impact on said combined public interest, and be it further RESOLVED, that the ILPC approves the application for a Certificate of Appropriateness with the following condition: A commitment by Cornell University, evidenced in writing by an authorized representative of the University, to ensure the longevity and stability of the Foundry through good-faith efforts and the preparation of an historic structure report that will provide the basis for both practical preservation measures such as structural improvements, roof maintenance, and sprinklering, and the interpretation of the building’s architectural history and the site’s academic history. RECORD OF VOTE: Carried 6-0-1 Yes A. Pieper, Chair N. Brcak K. Brennan G. Holets S. Jones L. Truame No 0 Abstain S. Stein ILPC Minutes January 14, 2009 -13- B. Central Avenue Parking Garage, Central Avenue/Cornell Campus, Arts Quad Historic District – proposal for new construction – action Central Avenue Parking Garage, Arts Quad Historic District RESOLUTION: Moved by K. Brennan, seconded by N. Brack WHEREAS, the proposed new construction that is the Central Avenue Parking garage (hereafter referred to as the CAPG or the project) is located in the designated Arts Quad Local Historic District on the Cornell University campus, and WHEREAS, as set forth in Section 228-4(E) of the Municipal Code, Landmarks Preservation, all proposals for material change/alteration must be reviewed and granted a Certificate of Appropriateness by the Ithaca Landmarks Preservation Commission prior to the issuance of a Building Permit, and WHEREAS, on November 25, 2008, an application for a Certificate of Appropriateness was submitted by Trowbridge & Wolf, Landscape Architects LLP on behalf of Cornell University to construct an underground parking garage immediately north of Sibley Hall and Tjaden Hall, and WHEREAS, the CAPG, coupled with Milstein Hall, was subject to environmental review as a Type I Action pursuant to the New York State Environmental Quality Review Act and the City Environmental Quality Review Ordinance, for which the City of Ithaca Board of Planning & Development served as the lead agency, and WHEREAS, the environmental review commenced with the positive Declaration of Environmental Significance on October 30, 2007 directing Cornell University to prepare a Draft Environmental Impact Statement (dEIS) to evaluate potential impacts of the proposed CAPG, and WHEREAS, the environmental review was concluded with the Planning and Development Board’s issuing of a findings statement on January 6, 2009, and WHEREAS, following the adoption of the findings statement on January 6 2009, the Planning and Development Board granted Preliminary Site Plan Approval for the CPAG, and WHEREAS, the CAPG has been discussed at ILPC meetings held on: March 8, 2007- presentation of the preliminary design; April 12 2007 – discussion and drafting of comments for May 3, 2007 memo to A. Magre; October 4, 2007 – K. Michaels attended to discuss environmental impact statement scoping. Presentation of design changes; August 14, 2008 – ILPC staff announcement of availability of the draft EIS for Commission review; ILPC Minutes January 14, 2009 -14- October 9, 2008 – K. Michaels updated ILPC on EIS process; November 13, 2008 – K. Michaels and A. Magre updated ILPC on EIS process and distribution of the Certificate of Appropriateness application for Milstein Hall. The application for the CAPG was submitted on November 25, 2008, and WHEREAS, on December 11, 2008 the Ithaca Landmarks Preservation Commission conducted a duly advertised public hearing for the purpose of receiving public comment on the applications for Paul Milstein Hall and the Central Avenue Parking Garage, and WHEREAS, pursuant to the consideration of a Certificate of Appropriateness the Ithaca Landmarks Preservation Commission has reviewed the Draft Environmental Impact Statement and the Final Environmental Impact Statements for Milstein Hall and the Central Avenue Parking Garage; the Certificate of Appropriateness application for Milstein Hall and Appendices, the Certificate of Appropriateness application materials for the Central Avenue Parking Garage, and WHEREAS, the Commission has made the following findings of fact concerning the property and the proposal: The Certificate of Appropriateness application and Appendix C: Historic Resources Report prepared by Bero Architects P.C. adequately describes historic resources located adjacent to or within view of the proposed site. Significance of Resources Campus buildings Sibley Hall, Rand Hall, and Tjaden Hall are in closes proximity to the proposed CAPG, and therefore most likely to be affected by the project, Of these, Sibley and Tjaden Halls are components of the Arts Quad Local Historic District and the CAPG site is within the district boundaries. Sibley Hall Sibley Hall, constructed during several building campaigns beginning the first resulting in the construction of West Sibley in 1870. East Sibley was constructed as a freestanding building in the 1890s and employed the same design vocabulary ling as West Sibley. The dome was built in 1902 joining the two earlier structures. Its design reflects the period’s interest in neo-classical style and specifically the Beaux Art mode. As stated above, Sibley Hall is architecturally significant as a contributing element of Cornell’s Arts Quad Local Historic District. Sibley Hall is additionally significant through its association with three important local architects, Archimedes Russell, Charles Osborne and Arthur Gibb. Further historic significance is derived through its association with Cornell’s first engineering program, first engineering program, reflecting a core objective of founder Ezra Cornell to objective to provide hands-on training in the practical arts and sciences. ILPC Minutes January 14, 2009 -15- Rand Hall Constructed in 1923 in association with the Sibley College of Engineering, Rand Hall continues as a support structure providing studio space associated with Cornell’s present day architecture program. The building combines aspects of utilitarian industrial design with neo-classical design details and includes a monumental arched entrance facing the Arts Quad. Rand Hall is not included in the Arts Quad Local Historic District but nonetheless lends a strong presence to the ensemble of buildings in this area of the quad. Olive Tjaden Hall Constructed in 1881-83 Tjaden Hall, originally Franklin Hall is a contributing element of the Arts Quad Local Historic District. The building derives historic and architectural significance through its association with Charles Babcock, Cornell’s first professor of architecture, Dean of the School of Architecture from its inception in 1871 until 1896. Although a 1990s upgrade of the facility has completely altered the interior, the exterior of Tjaden Hall retains a high level of integrity. Proposed Central Avenue Parking Garage As described in detail on p. 3 in the Certificate of Appropriateness Application for the Central Avenue Parking Garage, the proposal involves the construction of a new parking structure located on an existing surface parking lot north of Tjaden Hall and the west wing of Sibley Hall. The site is approximately 450 feet by 75 feet and is adjacent to the site of the proposed Milstein Hall. The CAPG will provide approximately 199 parking spaces in three levels of parking: one surface level and two underground levels. The below-grade levels will incorporate an interior ramp and merge area which will be accessed from Central Avenue. Vehicular access to and from the surface parking level will be from University Avenue. The site will be landscaped and circulation will be enhanced and clarified for pedestrians, service, and deliveries. The purpose of the proposal is to increase the density of parking in a high-demand location on campus. 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, as follows: ILPC Minutes January 14, 2009 -16- 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. Standard #9: New addition, 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. As described in the Certificate of Appropriateness application, the proposed Central Avenue Parking Garage will be located on an existing surface parking lot and will not alter significant features of Rand, Sibley, or Tjaden Halls. The construction of the CAPG will not remove, alter, or destroy historic features or spaces that characterize the property, in keeping with Standards #2 and #9. As described in the Certificate of Appropriateness application and shown in the visual simulations, the design of the CAPG will differentiate the new work from the old and will be compatible with the massing, size, scale, and architectural features to protect the historic integrity of site’s environment in keeping with Standard #9. The construction of the CAPG will 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, in keeping with Standard #10. WHEREAS, the proposal will not have a substantial adverse effect on the aesthetic, historical, or architectural significance of the Arts Quad Historic District as set forth in Section 228-4E(1)(a), now, therefore be it 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. RECORD OF VOTE: Carried 7-0-0 Yes A. Pieper, Chair N. Brcak K. Brennan G. Holets S. Jones L. Truame S. Stein No 0 Abstain 0 ILPC Minutes January 14, 2009 -17- V. NEW BUSINESS A. Former Ithaca Gas Works, Individual Landmark – proposal for demolition – declaration of intent to be lead agency for environmental review; discussion of environmental review process. Robert Tyson, Ithaca City School District (ICSD) counsel from Bond, Schoeneck, & King, and Dr. Judith Pastel, Superintendent of the Ithaca City School District, were in attendance to present the application to the Commission. Prior to the vote on the resolution, the Commission discussed the role of the Planning and Development Board in the environmental review process. R. Tyson stated that ICSD is not subject to site plan review by the Planning Board. City Attorney D. Hoffman noted that while he does not dispute this claim, he needs more time to verify that it is true is this case. The Commission decided to change to the wording of the last WHEREAS to read “may require site plan review” to reflect this question. RESOLUTION: Moved by S. Stein, seconded by N. Brcak WHEREAS, the former Ithaca Gas Works located at West Court Street and North Plain Street is a designated local landmark as provided for in Section 228-3 and 228-4 of the Municipal Code, and WHEREAS, as set forth in Section 228-4(E) of the Municipal Code, an application for a Certificate of Appropriateness was submitted by the property owner, the Ithaca City School District, for review by the Ithaca Landmarks Preservation Commission, and WHEREAS, the action under consideration is the demolition of the former Ithaca Gas Works, and WHEREAS, the State Environmental Quality Review Act (“SEQRA”) and Chapter 176 of the City Code, Environmental Quality Review (“CEQRO”), require that a lead agency be established for conducting environmental review of any action subject to such review, in accordance with state and local environmental law, and WHEREAS, SEQRA specifies that the lead agency shall be that agency which has primary responsibility for approving, funding or carrying out the proposed action, and WHEREAS, the proposed demolition of the former Ithaca Gas Works at the northeast corner of West Court Street and North Plain Street is a Type I Action pursuant to the New York State Environmental Quality Review Act and is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, and ILPC Minutes January 14, 2009 -18- WHEREAS, while the Ithaca Landmarks Preservation Commission is the only involved agency for the proposed demolition of the former Ithaca Gas Works, the Ithaca City School District’s application for a Certificate of Appropriateness suggests the construction of a “pre-fab” office facility on the site following demolition which may require site plan review by the City’s Planning and Development Board; now, therefore, be it RESOLVED, that the Ithaca Landmarks Preservation Commission does hereby declare its intent to act as lead agency for the coordinated environmental review of the proposed demolition of the former Ithaca Gas Works, and be it further RESOLVED, that the City Clerk be and hereby is authorized and directed to notify the Planning and Development Board of the Ithaca Landmarks Preservation Commission’s intention with regard to these actions, and to ensure that when Part 1 of the FEAF for these actions has been completed it is transmitted to this board, together with notification that a lead agency must be designated within 30 days of such transmission. RECORD OF VOTE: Carried 7-0-0 Yes A. Pieper, Chair N. Brcak K. Brennan G. Holets S. Jones L. Truame S. Stein No 0 Abstain 0 Dr. J. Pastel reported that ICSD submitted an application to demolish the former Ithaca Gas Works on December 17, 2008. She noted that ICSD is a public entity that is subject to the legal requirements of New York State Education Law. Dr. J. Pastel noted that under this law, state aid cannot be used for the renovation or repair of a building that is not used for student purposes so the cost to renovate the former Ithaca Gas Works would be borne by ICSD tax payers. ICSD asserts that this is an excessive cost. The building is currently in a deteriorated state, and without significant investment, it will continue to deteriorate and become a safety concern. She noted that future plans for the site include the creation of green space for Beverly J. Martin Elementary students, and it is not in the best interest of the students to have them on the property if the building remains on the site and contamination remains beneath it. Elise Johnson-Schmidt of Johnson-Schmidt Architects, Peter Novelli of Novelli Engineering, and Charles Woodcock of Hunt Engineers, Architects, and Surveys presented their evaluations of the building’s condition and cost estimates for repairs required to bring the building up to code and to a usable condition. Cost estimates for repairs ranged from $2.3 million to $2.5 million. A demolition company provided ILPC Minutes January 14, 2009 -19- Johnson-Schmidt Architects with an estimate of $103,500 for the demolition of the building. The applicant and the Commission mutually agreed to extend the 45-day time limit for a decision on the application. The application will come back to the Commission in February, at which point a public hearing on the proposal will be held. VI. ADJOURNMENT There being no further business the meeting was adjourned at 11:38 p.m. by Chair A. Pieper. Respectfully Submitted, Leslie A. Chatterton, Secretary Ithaca Landmarks Preservation Commission