HomeMy WebLinkAboutMN-ILPC-2017-02-14Approved by ILPC: 04/11/17
Ithaca Landmarks Preservation Commission (ILPC)
Minutes — February 14, 2017
Present:
Ed Finegan, Chair
David Kramer, Vice Chair
Stephen Gibian
Katelin Olson
Jennifer Minner
Michael McGandy
Susan Stein
Bryan McCracken, Staff
Chair Finegan called the meeting to order at 8:30 p.m.
I. PUBLIC HEARING
A. 204 East Ave. Stimson Hall, Cornell Arts Quad Historic District – Proposal to Replace
Stone Treads and Platform with Cast Stone & Install a Metal Handrail and Guardrail
Applicant Randall Nesbitt from Cornell University summarized the details of the proposal to
replace the deteriorated Medina sandstone steps at the basement entrance on the east façade of
Stimson Hall, noting the steps in question had been condemned by the Cornell Facilities office
due to their unsafe condition in 2016. He explained his failed efforts to source a natural stone
material that adequately replicates the characteristics of the historic sandstone, and the process
by which he concluded that the most appropriate replacement material was cast stone. R. Nesbitt
distributed a revised rendering of a proposed guardrail (attached), which would have a simple
design and would be located within the landscaped area adjacent to the steps.
B. McCracken elaborated on the events that lead to this application, noting the original sandstone
steps were parged with a red-tinted concrete material when an staff-approved repair was made in
2016. The parging was not part of the approved scope of work and this application represents an
effort to correct the inappropriate and incompatible alteration.
S. Gibian asked if the cast stone treads would be monolithic. R. Nesbitt replied, yes.
K. Olson commented that this seems to be a good test location for the proposed cast stone
material, as it is not highly visible from East Ave or the Arts Quad and is not the primary
entrance to the building.
Public Hearing
On a motion by M. McGandy, seconded by S. Gibian, Chair Finegan opened the Public Hearing.
There being no public comments, the Public Hearing was closed on a motion by K. Olson,
seconded by S. Stein.
D. Kramer expressed a concern that the approval of cast stone in this location would set a
precedent for the replacement of other historic stone stairs on the Arts Quad with the same
material. The Commission agreed this was a trial installation and all other applications would
be reviewed on a case by case basis.
Approved by ILPC: 04/11/17
RESOLUTION: Moved by K. Olsen, seconded by J. Minner.
WHEREAS, Stimson Hall, 204 East 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 January 31, 2017, was submitted for review
to the Ithaca Landmarks Preservation Commission (ILPC) by Randall Nesbitt, on
behalf of property owner Cornell University, including the following: (1) two
narratives respectively titled Description of Proposed Change(s) and Reasons for
Change(s); (2) a 14 page packet of information documenting existing conditions
and the materials and design of the proposed alteration, and
WHEREAS, the ILPC has reviewed the New York State Building-Structure Inventory Form
for 204 East 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 replacement of deteriorated red, Medina sandstone stair treads and platform
with cast stone that approximates the color and texture of the original, and the
installation of metal guardrails and handrails, and
WHEREAS, Cornell University applied for a Certificate of Appropriateness to replace these
stair treads with tinted concrete in May 2015, and the application was tabled at the
regular ILPC meeting on June 9, 2015 to allow the applicant to explore
opportunities for the in-kind repair or replacement of the deteriorated treads, and
WHEREAS, a revised Certificate of Appropriateness application was submitted in July 2015,
which proposed repairing the treads by inserting a flowable concrete fill in the
void behind them; this work was approved by ILPC staff, and
WHEREAS, at the time the approved work was conducted, the stone treads were also parged
with a red-tinted concrete-like material without the required approval from the
ILPC or its staff, and
WHEREAS, the parging cannot be removed without causing irreparable damage to the already
deteriorated stone treads, 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
Approved by ILPC: 04/11/17
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 February 14, 2017, 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, Stimson
Hall, 204 East Avenue, was designed by Cornell University’s first student of
architecture and locally prominent architect, William Henry Miller. An example
of the Renaissance Revival Style, Stimson Hall was constructed to house the
Ithaca division of the Cornell Medical College in 1903.
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.
The proposal under consideration involves replacing a set of red sandstone steps
leading to a basement-level entrance at the subject property. As noted in the
drawings provided with the application, the stone steps were an original feature of
William Henry Miller’s design.
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
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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.
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
form and integrity of the historic property and its environment would be
unimpaired.
With respect to Principle #2, Standard #2, and Standard #9, the replacement of
stone stair treads and a platform with cast stone will remove distinctive materials
but will not alter features and spaces that characterize the property.
With respect to Principle #2 and Standard #6, as shown in the photographs
submitted with the application, the severity of the deterioration of stair treads
prior to the application of red tinted parging required their replacement. The
proposed new work will match the old in design, color, texture, and other visual
qualities. The ILPC notes that the original Medina sandstone stair treads and
platform were irreparably damaged when a red-tinted concrete parge material was
applied to them without the required approval from the ILPC or its staff in 2015.
This incompatible and inappropriate work resulted in the irreversible loss of
historic fabric. In-kind replacement of the Medina sandstone is not possible
because this once readily available building material is no longer quarried. While
the retention of the original historic material is preferred, the use of an alternate
material is required in this case. The ILPC finds that the proposed cast stone
adequately replicates the historic characteristics of the Medina sandstone,
including color, texture and tooling, as evidenced by the physical sample
presented at the Public Hearing and photographs of a project at Bucknell
University submitted with the application. The ILPC also considered the location
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of the stairs, which is below grade and not highly visible from the public way, and
the potential of this project to act as an experiment to test the visual compatibility
and durability of the proposed cast stone material.
Also with respect to Principle #2 and Standard #9, the proposed cast stone treads
and platform are compatible with the massing, size, scale, and architectural
features of the property and its environment.
With respect to Standard #10, the proposed detailing of monolithic cast stone stair
tread allows them to be removed in the future without causing additional damage
to the historic stone foundation or stair side wall.
With respect to Principle #2, Standard #2 and Standard #9, the installation of a
metal railing and landscape guardrail will not remove distinctive materials and
will not alter features and spaces that characterize the property.
Also with respect to Principle #2 and Standard #9, the railing and landscape
guardrail are compatible with the massing, size, scale, and architectural features
of the 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.
RECORD OF VOTE:
Moved by: K. Olsen
Seconded by: J. Minner
In Favor: K. Olsen, J. Minner, E. Finegan, D. Kramer, S. Stein, S. Gibian, M. McGandy
Against: 0
Abstain: 0
Absent: 0
Vacancies: 0
B. 408-410 E State St, East Hill Historic District – Proposal to Construct a Fire Stair
Applicant John Snyder and property owner Avi Smith appeared before the Commission and
summarized the details of the proposal, noting a second means of egress from the third story of
the Argos Inn is now required because of the completion of three additional guest rooms on that
Approved by ILPC: 04/11/17
floor. J. Snyder presented two alternatives, one being a fire escape and the other a fire stair. The
fire escape would have the smallest impact on the exterior of the building but may not be
allowed by the International Building and Fire Code. He also mentioned a third option that
involved a detailed code analysis using the performance compliance method, which could
eliminate the need for an exterior stair.
Public Hearing
On a motion by J. Minner, seconded by S. Gibian, Chair Finegan opened the Public Hearing.
There being no public comments, the Public Hearing was closed on a motion by K. Olson,
seconded by M. McGandy.
D. Kramer proposed postponing the decision on the fire escape/fire stair until the performance
compliance code review was completed. The other Commission members, the applicant, and the
property agreed.
– The application was TABLED. –
II. PUBLIC COMMENTS ON MATTERS OF INTEREST
None
III. OLD BUSINESS
Collegetown Historic Resources – Continued Discussion
For the benefit of the members that were not at the last meeting, B. McCracken reiterated the
findings of the additional research he did on the feasibility of establishing a historic district in
Collegetown and his recommendation to pursue the individual designation of two properties in
the 400 block of College Ave, 411-415 College Ave (the Chacona Block) and 403 College Ave
(the Larkin Building). Commission members agreed this was the best approach and proposed
starting the designation process at the March meeting.
IV. NEW BUSINESS
None
V. APPROVAL OF MINUTES
As moved by J. Minner, seconded by D. Kramer, Commission members approved the following
meeting minutes were approved:
November 15, 2016 (Regular Meeting)
January 10, 2017 (Regular Meeting)
VI. ADMINISTRATIVE MATTERS
Approved by ILPC: 04/11/17
Review: 2015/16 Staff Approvals
B. McCracken summarized the staff approvals report. The Commission had not questions or
concerns.
Certified Local Government (CLG) Audit – March 14, 2017
B. McCracken reminded the Commission that a representative from the State Historic
Preservation Office would be attending the March meeting as part of a routine CLG audit.
2017 NY Statewide Preservation Conference – April 6-8 in Rochester, NY
B. McCracken reported that this year’s statewide historic preservation conference, hosted by
the Landmark Society of Western NY, would be held in Rochester, NY on April 6th through
8th. Registration begins on March 15th and scholarships are available for Landmark
Commission members of CLG communities.
VII. ADJOURNMENT
There being no further business, the meeting was adjourned at 9:50 p.m. by Chair Finegan.
Respectfully Submitted,
Bryan McCracken, Historic Preservation Planner
Ithaca Landmarks Preservation Commission