HomeMy WebLinkAboutMN-ILPC-2017-03-28Approved by ILPC: May 9, 2017
Ithaca Landmarks Preservation Commission (ILPC)
Minutes — March 28, 2017
Present:
Ed Finegan, Chair
David Kramer, Vice Chair
Stephen Gibian
Katelin Olson
Susan Stein
Bryan McCracken, Staff
Chair Finegan called the meeting to order at 5:35 p.m.
I. PUBLIC HEARINGS
A. 514 Edgewood Pl, East Hill Historic District – Proposal to Replace Slate Roof with
Asphalt Shingles.
Applicant and property owner Francis Araeno appeared before the commission to summarize the
proposal, noting the residence is located on a private street off of Osmun Pl. and is only
seasonally visible from the public right-of-way on Stewart Ave. He explained that the roof is at
the end of its useful life; some of the second floor ceilings are starting to show signs of water
damage, broken slate tiles appear around the foundation of the building every spring, and the
metal flashing is rusted. He reported that it has been difficult to find contractors willing to work
on slate roofs. The cost to replace the roof in-kind is considerably more than the cost to replace
with asphalt shingles, resulting in the proposal before the Commission.
S. Stein inquired about the number of quotes the applicant had received for the in-kind
replacement. F. Araeno replied, two. S. Stein suggested contacting F.W. Dennis, who did the
slate-roof repairs on Fall Creek Drive in the Cornell Heights Historic District.
Public Hearing
On a motion by S. Stein, seconded by D. Kramer, Chair Finegan opened the Public Hearing.
There being no public comments, the Public Hearing was closed on a motion by S. Stein,
seconded by D. Kramer.
S. Gibian requested additional details on the proposed scope of work, specifically the plans for
the copper ridge caps and other details. F. Araeno said the copper caps and other details would
be kept and reinstalled.
K. Olson asked how previous application like this had been reviewed. B. McCracken reported
that previous applications to replace slate tiles with asphalt shingles had been denied, as
proposals like this do not meet criteria for approval. In all cases reviewed, the ILPC determined
that the proposal would result in the loss of a significant character defining feature. Once the
application for a Certificate of Appropriateness has been denied, the applicant has the
opportunity to present an economic hardship case.
Approved by ILPC: May 9, 2017
RESOLUTION: Moved by K. Olson, seconded by S. Stein.
WHEREAS, 514 Edgewood Pl is located in the East Hill Historic District, as designated under
Section 228-3 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 of the Municipal Code, an Application for a
Certificate of Appropriateness, dated February 14, 2017, was submitted for
review to the Ithaca Landmarks Preservation Commission (ILPC) by property
owner Francis Araneo, including the following: (1) two narratives respectively
titled Description of Proposed Change(s) and Reasons for Changes(s); (2)
photographs documenting existing conditions, and
WHEREAS, the ILPC has also reviewed the New York State Building-Structure Inventory
Form for 514 Edgewood Pl, and the City of Ithaca’s East Hill Historic District
Summary Statement, and
WHEREAS, as stated in the narrative Description of Proposed Change(s), the project involves
replacing slate roof tiles with architectural-style, asphalt shingles, and
WHEREAS, the issuance of a Certificate of Appropriateness is a Type II Action under the New
York State Environmental Quality Review Act and the City Environmental
Quality Review Ordinance for which no further environmental review is required,
and
WHEREAS, the applicant has provided sufficient documentation and information to evaluate
impacts of the proposal on the subject property and surrounding properties, and
WHEREAS, a Public Hearing for the purpose of considering approval of the Application for a
Certificate of Appropriateness was conducted at the regularly scheduled ILPC
meeting on March 28, 2017, 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 New York State Building-Structure Inventory Form, the
Craftsman Style residence at 514 Edgewood Pl was designed by the locally
prominent architect Clinton L. Vivian and was constructed for Frank L Morse, a
co-founder of Morse Chain Company, in 1905.
Approved by ILPC: May 9, 2017
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.
In consideration of this and all approvals of proposals for alterations, new
construction, or demolition in historic districts, the ILPC must determine
that the proposed exterior work will not have a substantial adverse effect on
the aesthetic, historical, or architectural significance and value of either the
landmark or, if the improvement is within a district, of the neighboring
improvements in such district. In considering architectural and cultural
value, the Commission shall consider whether the proposed change is
consistent with the historic value and the spirit of the architectural style of
the landmark or district in accordance with Section 228-6 of the Municipal
Code. In making this determination, the Commission is guided by the
principles set forth in Section 228-6B of the Municipal Code, as further
elaborated in Section 228-6C, and by the Secretary of the Interior’s
Standards for Rehabilitation, and in this case specifically the following
principles and Standards:
Principle #2 The historic features of a property located within, and
contributing to the significance of, an historic district shall be altered as little
as possible and any alterations made shall be compatible with both the
historic character of the individual property and the character of the district
as a whole.
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.
With respect to Principle #2, Standard #2, and Standard #9, the replacement of
slate roof tiles with asphalt shingles will remove distinctive materials and will
alter features and spaces that characterize the property.
Approved by ILPC: May 9, 2017
With respect to Principle #2 and Standard #6, as shown in the submitted
photographs and observed by ILPC members, the severity of the deterioration of
the slate roof requires its replacement. The proposed new work will not match the
old in design, color, texture, material and other visual qualities. The ILPC notes
that the rough texture and uniform coloring of the proposed architectural-style
asphalt shingles does not replicate the smooth texture and varied tone of the
natural stone material.
Also with respect to Principle #2, and Standard #9, the proposed asphalt shingles
are not 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 have a substantial
adverse effect on the aesthetic, historical, or architectural significance of the 514
Edgewood Pl and the East Hill Historic District, as set forth in Section 228-6, and
be it further,
RESOLVED, that the Ithaca Landmarks Preservation Commission determines that the proposal
does not meet criteria for approval under Section 228-6 of the Municipal Code,
and be it further
RESOLVED, that the ILPC denies the Application for a Certificate of Appropriateness.
RECORD OF VOTE:
Moved by: K. Olson
Seconded by: S. Stein
In Favor: S. Stein, D. Kramer, E. Finegan, K. Olson, S. Gibian
Against: 0
Abstain: 0
Absent: J. Minner, M. McGandy
Vacancies: 0
B. 115-117 N Cayuga St, Ithaca Masonic Temple, Individual Local Landmark – Proposal
to Replace Three Bluestone Entrance Steps with Granite-Veneered Concrete Steps
Applicants David Anderson from Johnson-Schmidt, Architect, PC and Nathan Lyman on behalf
of property owner Jason Fane d/b/a Ithaca Renting Company appeared before the Commission to
summarize the proposal, noting the poor condition of the existing stone treads and the relatively
short life expectancy of “bluestone” when exposed to routine salting and heavy pedestrian and
delivery traffic. The replacement of the existing stone treads with a new concrete treads
veneered with 1 ½” granite slabs would result in a more durable finished product that would not
be as susceptible to mechanical and chemical damage as the existing material.
Approved by ILPC: May 9, 2017
N. Lyman also mentioned the replacement of the windows within the southeast (auditorium)
projection, noting the significant difference in price between the standard window replacement
product proposed in December and the custom option required by the Commission in the
Certificate of Appropriateness. Based on this information, he asked the Commission to review
their decision on the window. B. McCracken reported that this proposal would need to be
submitted in a separate Certificate of Appropriateness application as the custom replacement
windows had already been approved by ILPC staff. He also stated that since this item was not
included in the application submitted for this meeting and was not included in the Public Notice,
the commission should not review or discuss this proposal this evening.
Public Hearing
On a motion by S. Stein, seconded by D. Kramer, 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.
In response to the stone tread replacement proposal, S. Gibian asked if the new steps would have
projecting treads. He also noted that the condition of the existing treads based on his obsevations
was not that bad. N. Lyman responded that he would like the Commission’s guidance on the
appearance of the granite veneer.
D. Kramer commented that he could not remember approving a single application to replace
monolithic stone steps that involved a change in design. B. McCracken responded that most
applications like this proposed a change in material and not design, and referenced the stair
replacement projects on the Cornell Arts Quad Historic District and at 119-121 E Buffalo St in
the DeWitt Park Historic District. In these cases, the Commission approved the replacement of
monolithic bluestone treads with monolithic granite treads.
D. Anderson remarked that if the Commission is opposed to the design of the proposed
replacement, the existing treads could repaired using Jahn Bluestone Masonry Repair Mortar;
however, he was unclear about the long-term durability of these repairs.
The Commission determined there was not enough information to evaluate either proposal and
requested additional information.
– The application was TABLED. –
II. PUBLIC COMMENTS ON MATTERS OF INTEREST
None
III. OLD BUSINESS
161 Ho Plaza, Olin Library, Cornell Arts Quad Historic District – Proposal to Replace
Principle Entrance Doors
Approved by ILPC: May 9, 2017
Applicant Brad New House on behalf of Cornell University appeared before the Commission,
summarizing the discussion had at the Site Visit on February 27, 2017, noting the Commission
examined the condition of the existing doors and identified an anodized finish that would be
most appropriate in this particular location. The Commission did not vote at that time because
all the members present were not in agreement on the treatment of the doors.
D. Kramer polled the Commission members that were able to attend the Site Visit to get their
feedback on the proposal. E. Finegan remarked that he was in favor of the proposal but would
not have been if the building was a contributing resource within the district. S. Gibian
commented that he was swayed b y the improved functionality of the new system.
K. Olson observed that the materials used to construct Olin Library were selected by the architect
to respond to the building’s historic environment, noting the rusticated stone first floor, lead
coated copper mansard roof and bronze doors. She argued the architects were considering issues
of compatibility long before the Arts Quad was designated a historic district. The anodized
aluminum storefront does not have the same material quality as the bronze doors and is,
therefore, less compatible with the historic environment.
RESOLUTION: Moved by D. Kramer, seconded by S. Stein.
WHEREAS, Olin Library, 161 Ho Plaza 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 December 22, 2016, was submitted for
review to the Ithaca Landmarks Preservation Commission (ILPC) by Brad
Newhouse, AIA on behalf of property owner Cornell University, including the
following: (1) two narratives respectively titled Description of Proposed
Change(s) and Reasons for Changes(s); (2) a First Floor Plan of Olin Library
locating the site of the proposed alteration; (3) four sheets of photographs
documenting existing conditions and the visual properties of the proposed
material; (4) a spreadsheet comparing the properties of the original and proposed
materials, and
WHEREAS, the ILPC has reviewed the New York State Building-Structure Inventory Form
for Olin Library, 161 Ho Plaza, 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
replacing the bronze storefront entry system and light fixture at the west,
principal, entrance with a bronze anodized aluminum storefront system, 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
Approved by ILPC: May 9, 2017
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 January 10, 2017, now therefore be it
WHEREAS, the ILPC conducted a special site visit on February 27, 2017 to examine the
condition of the existing doors and evaluate the proposed replacement material
samples in context, and
WHEREAS, the ILPC members in attendance at that meeting determined that the condition of
the doors warranted their replacement and selected an anodized finish, identified
by multiple manufacturers as “Champagne,” that complements the architecture of
the building and that was compatible with the historic character of the district, and
WHEREAS, it was also observed during this site visit that the proposed configuration of the
doors and surrounding glazing did not match the existing condition, and based on
this observation, the applicant revised the proposed configuration to replicate the
existing and submitted drawings titled “Cornell University – Olin Library:
Proposed Storefront Replacement” and dated 2/27/17 at the meeting, and
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, Olin
Library, 161 Ho Plaza, was constructed to replace Boardman Hall in 1960 and is
considered a non-contributing resource within the Cornell Arts Quad Historic
District.
Although it was constructed outside of the period of significance and is
considered a non-contributing resource, the architect-designed Olin Library is
now over fifty years old and is likely eligible for individual listing on the State
and National Registers of Historic Places. Designed by the architecture firm of
Warner, Burns, Toan, and Lunde, the building reflects the high visual and
material quality of the contributing buildings within the Cornell Arts Quad
Historic District. The rusticated, random ashlar base replicates the wall treatment
of Boardman Hall (demolished, 1958) and complements the stonework of
Stimson Hall and Uris Library; the design of the lead-coated copper, mansard roof
Approved by ILPC: May 9, 2017
echoes the roof cladding of McGraw Tower; and the regularized and vertically
oriented fenestration reflects the traditional configuration and proportions of
surrounding historic buildings. The bronze doors of the west entrance further
reflect the architect’s efforts to assimilate the contemporary building into its
historic environment through the use of high quality and visually compatible
materials. The door’s sold bronze construction, warm metallic tone and hand-
rubbed finish reflect the solidity and detailing of the historic doors within the
Historic District. Of further note, similar doors were installed in the east entrance
of Uris Library when it was renovated in 1962; Warner, Burns, Toan, and Lunde
also drafted the plans for this renovation. The east entrance of Uris Library is
visible from the west entrance of Olin Library.
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:
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.
As a non-contributing structure, Olin Library, 161 Ho Plaza, by definition, does
not possess historic materials or features that are subject to protection under the
Principles enumerated in Section 228-5 of the Municipal Code or the Secretary of
the Interior’s Standards. The ILPC’s evaluation of the proposed work is therefore
limited to the assessment of the impact of the proposed work on adjacent historic
structures in the district and on the Cornell Arts Quad Historic District as a whole,
with the guiding principle being that the proposed work must not further reduce
the compatibility of the non-contributing structure with its historic environment.
With respect to Standard #9, the proposed replacement of the bronze doors and
light fixture with a bronze anodized aluminum storefront system and light fixture
is be compatible with the massing, size, scale and architectural features of the
historic environment.
Approved by ILPC: May 9, 2017
The ILPC notes that the existing doors are severely deteriorated and complete
replacement is required. While not the same materials as the existing, the
proposed bronze anodized aluminum storefront system is considered a modern
interpretation of the existing entrance system and the proposed color
approximates the medium brown patina of aged bronze. The proposed storefront
system possesses sufficient visual and material quality to maintain, and not
reduce, this architectural feature’s compatibility with its historic environment.
Furthermore, the doors are also not highly visible from most of the Arts Quad.
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: D. Kramer
Seconded by: S. Stein
In Favor: D. Kramer, S. Stein, E. Finegan, S. Gibian
Against: K. Olson
Abstain: 0
Absent: J. Minner, M. McGandy
Vacanies:
IV. NEW BUSINESS
111 The Knoll, Cornell Heights Historic District – Proposal to Demolish a Garage and
Construct a Two-Story Addition.
Noah Demarest, RA, appeared before the Commission to summarize the proposal, noting the
existing garage and the breezeway that connects it to the main house were constructed in the
1950s and do not architecturally relate to the primary structure. The new addition will be built
on the foundation of the existing garage and its design draws inspiration from the Craftsman
Style of the residence.
S. Gibian inquired about reason for the asymmetrical roofline on the gable ends of the addition.
N. Demarest reported that the roofline was required to allow the building to fall under the
maximum height restrictions imposed by zoning while still provide the needed space on the
interior.
Approved by ILPC: May 9, 2017
B. McCracken asked if the stucco on the first story would be true three-coat stucco or synthetic
stucco. N. Demarest said it would be three-coat stucco.
123 Eddy St, East Hill Historic District – Early Design Guidance
Dylan Scott on behalf of applicant Jagat Sharma and property owner Nick Lambrou appeared
before the commission to discuss plans to construct a duplex at 123 Eddy St, a vacant parcel
formerly a part of 125 Eddy St. N. Lambrou explained the design of the proposed duplex was
developed to minimize the impacts of the development on the property’s neighbors. D. Scott
noted the proposed duplex is smaller than many of the adjacent residential building due to the
requirements of current zoning. He also outlined the principal design elements and exterior
cladding materials. The front-gabled Eddy St façade will have a full width porch along the first
story. A second-story porch will project from the west elevation. The exterior will be clad in
cementitious siding and trim, windows will be an aluminum-clad wood, and roof will be clad in
architectural-style asphalt shingles.
S. Stein asked if there would be any landscaping in the rear yard. N. Lambrou replied, yes.
Evergreen hedges and other landscape materials will be planted in the rear yard to screen the new
development and student activities from the neighbors on Orchard Pl.
K. Olson noted the side entrance to the west porch, commenting that other duplexes on the same
block of Eddy St have front steps that face the street. She also noted the side-by-side primary
entrance doors on the other duplexes and asked if a similar configuration could be incorporated
into the design.
S. Gibian commented on the detailing of the second-story porch, specifically the cross-gable roof
overhang that does not cover the entire deck and the metal support brackets that do not relate to
the brackets used elsewhere on the building. He also encouraged the architect to consider a
consistent architectural vocabulary, noting the current design seems to be a combination of both
the Italianate and Craftsman Styles.
B. McCracken remarked that greater articulation on the Eddy St façade would improve the
duplex’s ability to harmoniously exist within its historic environment, specifically suggesting the
addition of more details around the windows and doors.
Fall Creek Drive Fence – Request from Cornell University to Extend Certificate of
Appropriateness Approval for One(1) Year
B. McCracken reported that he received a request from Cornell University to extend the approval
for the metal picket-style fence they proposed to install on top of a stone wall on Fall Creek
Drive. The Commission approved the project in April 2015 but the University was unable to
complete the work within the 2 year period stipulated in the Certificate of Appropriateness. No
changes were made to the proposed design and the extension would give the university one more
year to complete the work.
Approved by ILPC: May 9, 2017
There were no objections from the Commission.
RESOLUTION: Moved by K. Olson, seconded by D. Kramer.
WHEREAS, a Certificate of Appropriateness for the installation of a black metal fence along a
portion of Fall Creek Drive by Cornell University was issued by the Ithaca
Landmarks Preservation Commission (ILPC) on April 15, 2015, and
WHEREAS, Cornell University was unable to complete the proposed alteration within the 2
year period stipulated by the Certificate of Appropriateness due to the necessity to
research and clarify the property ownership of the land on which the alteration
was to occur, and
WHEREAS, as required by Section 228-8 of the Municipal Code, Todd Bittner on behalf of
Cornell University submitted a written request dated March 21, 2017 for the
extension of the Certificate of Appropriateness for one (1) year, and therefore be
it
RESOLVED, that the Ithaca Landmarks Preservation Commission finds the request to be fair
and reasonable, and
RESOLVED, that the ILPC grants the request for the extension of the Certificate of
Appropriateness.
RECORD OF VOTE:
Moved by: K. Olson
Seconded by: D. Kramer
In Favor: K. Olson, D. Kramer, E. Finegan, S. Stein, S. Gibian
Against: 0
Abstain: 0
Absent: J. Minner, M. McGandy
V. APPROVAL OF MINUTES
As moved by S. Gibian, seconded by D. Kramer, Commission members approved the following
meeting minutes:
November 15, 2016 (Regular Meeting)
January 10, 2017 (Regular Meeting)
VI. ADMINISTRATIVE MATTERS
Review: 2015/16 Staff Approvals
B. McCracken summarized the staff approvals report. The Commission had no substantive
questions or concerns.
Approved by ILPC: May 9, 2017
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