HomeMy WebLinkAboutMN-ILPC-2018-07-10Approved by ILPC: 14, August 2018
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Ithaca Landmarks Preservation Commission (ILPC)
Minutes — July 10, 2018
Present:
Ed Finegan, Chair
David Kramer, Vice Chair
Stephen Gibian, Member
Megan McDonald, Member
Katelin Olson, Member
Susan Stein, Member
Donna Fleming, Common Council
Liaison
Bryan McCracken, Historic
Preservation Planner
Anya Harris, Staff
Chair E. Finegan called the meeting to order at 5:33 p.m.
I. PUBLIC HEARINGS
A. 207-215 Fall Creek Drive, Cornell Heights Historic District ― Retroactive Request
for Approval for a Modified Metal Railing.
Applicant Leanne Field appeared on behalf of the property owner UTC Associates. She said that
during the Certificate of Compliance inspection, the City inspector noticed that the spacing on
the existing handrail was non-compliant, and asked that something be added to fill it in. Field
said they had AccuFab design and insert some pieces to the non-compliant rails.
S. Gibian noted that there are two sets of steps, and one set of rails was filled in but the other was
not. He asked if they intend to fill in the other.
L. Field said that the one that was not filled in was in compliance, so it was not something they
were required to do.
S. Gibian asked if they looked the same previously.
L. Field said yes.
Public Hearing
On a motion by K. Olson, seconded by M.M. McDonald, Chair E. Finegan opened the Public
Hearing.
Bill Brauninger, of 916 Stewart Avenue objected to the infill, saying that it doesn’t match the
style and that it looks like it would be more fitting on an Arts and Crafts building. He also said
he thinks it’s inappropriate for them to be seeking retroactive approval, that they should have
sought approval beforehand.
There being no further public comments, on a motion by K. Olson, seconded by M.M.
McDonald, Chair E. Finegan closed the Public Hearing.
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D. Kramer said he thinks it’s attractive, and that the pipe rail that was there wasn’t historically
significant. He said that the only thing he finds bothersome is the asymmetry of having one set of
rails with infill and the other without.
L. Field said it’s not out of the question that they could have AccuFab fill in the other rails, but
she was just doing what needed to be done to get the railing up to code.
K. Olson said that if they were installing a new railing, that this wouldn’t be her choice, but that
it seems like a minor change to an existing railing.
RESOLUTION: Moved by D. Kramer, seconded by S. Stein.
WHEREAS, 207-215 Fall Creek Drive is located within the Cornell Heights Historic District, as
designated under Section 228-3 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 of the Municipal Code, an Application for a Certificate
of Appropriateness, dated June 6, 2018, was submitted for review to the Ithaca
Landmarks Preservation Commission (ILPC) by Leanne Field on behalf of property
owner UTC Associates, LLC, including the following: (1) two narratives respectively
titled Description of Proposed Change(s) and Reasons for Changes(s); (2) a drawing
from AccuFab dated April 7, 2018; (3) three photographs showing the completed
project; and (4) a receipt from AccuFab for the completed work, and
WHEREAS, the ILPC has reviewed the New York State Building-Structure Inventory Form for
207-215 Fall Creek Drive, and the City of Ithaca’s Cornell Heights Historic District
Summary Statement, and
WHEREAS, as stated in the narrative Description of Proposed Change(s), the project involves the
retroactive request for approval for the installation of horizontal, metal rails on an
existing metal pipe railing on the steps to the northwest porch 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
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 July 10, 2018, now therefore be it
RESOLVED, that the ILPC has made the following findings of fact concerning the property and
the proposal:
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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, the Colonial
Revival Style apartment building at 207-215 Fall Creek Drive was constructed
between 1906 and 1911.
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 metal rails were installed to correct a Housing Code violation noted during a
2017 housing inspection.
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 #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
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form and integrity of the historic property and its environment would be
unimpaired.
With respect to Principle #2, Standard #2, and Standard #9, the modifications to
the railing, for which work has be completed, 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 proposed metal rails are
compatible with the massing, size, scale, and architectural features of the property
and its environment.
With respect to Standard #10, the rails can be removed in the future without
impairment of the essential form and integrity of the historic 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
Heights 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 with the
following condition:
The metal pipe railing shall be painted to match the historic wood railing,
and be it further
RESOLVED, the ILPC requests that the applicant modify the metal pipe rail on the steps to the
northeast porch to match the railing approved above, which will preserve the historic
architectural symmetry of the resource’s primary (north) façade.
RECORD OF VOTE:
Moved by: D. Kramer
Seconded by: S. Stein
In Favor: M.M. McDonald, S. Stein, D. Kramer, E. Finegan, K. Olson, S. Gibian
Against: 0
Abstain: 0
Absent: 0
Vacancies: 1
Notice: Failure on the part of the owner or the owner’s representative to bring to the attention
of the ILPC staff any deviation from the approved plans, including but not limited to changes
required by other involved agencies or that result from unforeseen circumstances as
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construction progresses, may result in the issuance by the Building Department of a stop
work order or revocation of the building permit.
B. 402 North Tioga Street, Temple Beth-El, DeWitt Park Historic District – Proposal to
Replace Concrete Steps with Granite and Install Masonry Piers and Benches
Ted Bronsnick, retired Cornell construction manager, presented the proposal to replace the
concrete steps with granite on behalf of Temple Beth-El. He explained that the concrete is
deteriorated and said that the brick cheek walls would also need replacing, adding that they had
originally hoped to reuse the existing brick, but they have since determined that that’s not
feasible. He said they also plan to correct the current code deficiency of the stairs (4-inch drop to
the landing out the door). He said that the current plan is to replace the steps and the capstones
on the cheek walls with granite.
Chair E. Finegan asked why the cheek walls need replacing.
T. Bronsnick answered that the weather and salt has deteriorated the brick and that because the
rise of the stairs would change, they will need to change the slope of the wall to match.
S. Gibian asked why they are widening the landing from its current width.
T. Bronsnick said that it was to allow for better ingress and egress of large crowds.
K. Olson asked if they were going to retain the current caps on the cheek walls.
T. Bronsnick said that it might not be feasible because the rise and run would be changing and
that they would like to use granite on the caps.
S. Gibian asked about the forecourts with granite planters, and brick piers and benches.
T. Bronsnick said he wasn’t sure if they were going to pursue that.
D. Fleming asked if there was a description of the handrail anywhere.
T. Bronsnick said that was not included, but it would probably be powder coated stainless steel.
Public Hearing
On a motion by M.M. McDonald, seconded by S. Stein, Chair E. Finegan opened the Public
Hearing.
There being no public comments, on a motion by D. Kramer, seconded by M.M. McDonald,
Chair E. Finegan closed the Public Hearing.
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D. Kramer asked if the applicant wants the forecourt, benches, and planters to be approved, even
though they are not sure if they will go ahead with those right now.
T. Bronsnick said yes.
K. Olson asked about the color of granite chosen, saying a red granite would be more
sympathetic to the reds tones in the brick on the building than the grey granite sample provided.
T. Bronsnick said they were looking at all granite options.
S. Gibian asked if the existing capstones are limestone or cast concrete.
T. Bronsnick said cast concrete.
K. Olson said she likes granite as a material choice but that the grey color might stand out in an
undesirable way.
Chair E. Finegan asked if red granite would be an option for them.
T. Bronsnick said they were open to that, but they are not sure of availability.
K. Olson said that when she first reviewed the project she thought it was just replacing the
existing concrete steps with grey granite, which she thought seemed fine, but now she knows that
they will also be replacing the capstones with the grey granite, she isn’t convinced it will look
cohesive with the rest of the building. She asked B. McCracken for his opinion.
B. McCracken said he thinks that the existing capstones have a tone similar to the brick, so he
suggested that if there’s a tan granite available, something closer to the color of the bricks, that
would be his preference. However, he said he doesn’t think the granite color will necessarily
make or break the compatibility of the alteration.
Chair E. Finegan said he would like something a little warmer than the grey granite sample
provided because the building has a lot of warm tones to it.
B. McCracken asked if the granite would have a polished finish.
T. Bronsnick said it would have a tooth.
The Commission agreed that the brick, granite, and handrail selections would be subject to staff
approval.
The Commission next discussed options for the capstone replacement and decided on a condition
of the resolution be that they be cast stone or sandstone instead of granite.
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RESOLUTION: Moved by S. Stein, seconded by D. Kramer.
WHEREAS, 402 North Tioga Street, Temple Beth-El, is located in the DeWitt Park Historic
District, as designated under Section 228-3 of the City of Ithaca Municipal Code in
1971, and as listed on the New York State and National Registers of Historic Places
in 1971, and
WHEREAS, as set forth in Section 228-4 of the Municipal Code, an Application for a Certificate
of Appropriateness dated June 27, 2018 was submitted for review to the Ithaca
Landmarks Preservation Commission (ILPC) by property owner Temple Beth-El,
including the following: (1) two narratives respectively titled Description of
Proposed Change(s) and Reasons for Changes(s); (2) two photographs showing
existing conditions; (3) a rendering of the proposed alteration by Architectura PC;
and (4) an architectural drawing depicting the proposed alteration by Architectura
PC, titled “Proposed Floor Plan and Elevations” (A-100) and dated June 26, 2018,
and
WHEREAS, the ILPC has also reviewed the New York State Building-Structure Inventory Form
for Temple Beth-El at 402 North Tioga Street, and the City of Ithaca’s DeWitt Park
Historic District Summary Statement, and
WHEREAS, the proposed project involves the replacement of the concrete entrance steps
and brick and cast stone cheek walls on the south elevation with granite steps
and brick and granite cheek walls, and the installation of four brick and
granite piers and two brick and granite benches flanking these steps, 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
Certificate of Appropriateness was conducted at the regularly scheduled ILPC
meeting on July 10, 2018, 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 DeWitt Park Historic District Summary
Statement, the period of significance for the area now known as the DeWitt Park
Historic District is 1820-1930.
As indicated in the New York State Building-Structure Inventory Form, Temple
Beth-El at 402 N. Tioga St was designed by Buffalo architect, Eli W. Goldstein, in
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the Byzantine-Revival Style and was constructed between 1928 and 1929. It is the
city’s only synagogue.
Constructed within the period of significance of the DeWitt Park Historic District
and possessing a high level of architectural integrity, the property is a contributing
element of the DeWitt Park 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 the
steps and cheek walls and the installation of masonry piers and benches will not
remove distinctive materials and will not alter features and spaces that characterize
the property.
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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 concrete steps
requires their replacement. The proposed new work will match the old in design,
color, texture, and other visual qualities. The ILPC notes the proposed granite does
not match the materiality of the concrete steps; however, members found that granite
can closely approximate the appearance of concrete and is a material used in similar
applications during the historic district’s period of significance. Granite’s durability
and longevity were also noted by the ILPC.
Also with respect to Principle #2 and Standard #9, the proposed steps, piers and
benches are compatible with the massing, size, scale, and architectural features of the
property and its environment.
RESOLVED, that, based on findings set forth above, the proposal will not have a substantial adverse
effect on the aesthetic, historical, or architectural significance of Temple Beth-El and
the DeWitt Park 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 the 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 with the
following condition(s):
The proposed brick for the cheek walls, specific granite material and the railing
design and material shall be reviewed and approved by ILPC staff.
Cast stone or sandstone caps matching the design, color, texture, and other visual
features of the existing cheek-wall cap stones shall be installed, preserving the
resource’s material continuity.
The cheek walls shall be deconstructed and all salvageable materials shall be
retained.
RECORD OF VOTE:
Moved by: S. Stein
Seconded by: D. Kramer
In Favor: M.M. McDonald, S. Stein, D. Kramer, E. Finegan, K. Olson, S. Gibian
Against: 0
Abstain: 0
Absent: 0
Vacancies: 1
Notice: Failure on the part of the owner or the owner’s representative to bring to the attention of the
ILPC staff, any deviation from the approved plans, including, but not limited to, changes required
by other involved agencies or that result from unforeseen circumstances as construction progresses
may result in the issuance by the building department of a stop work order or revocation of the
building permit.
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II. PUBLIC COMMENT ON MATTERS OF INTEREST
Chair E. Finegan opened the floor to public comments, but no members of the public appeared to
speak, so he closed the public comment period.
III. OLD BUSINESS
Update: DeWitt Park Tree Lawn Project
B. McCracken said the contractors have been working, and the concrete has been installed. He
said they tried to match the concrete as closely as possible to the red sandstone, and he invited
the Commission members to stop by to look at the progress.
S. Gibian asked about the curbs.
B. McCracken said that it’s his understanding that they reset many of the curbs that were there
and did not have to replace them, and that the few that were too damaged to re-use, they replaced
with sandstone curbs salvaged from other locations around the City.
Update: University Avenue Street Reconstruction Project
B. McCracken said that the project manager has withdrawn the application until he is able to
adequately address all the concerns raised by the Commission and by members of the public.
K. Olson asked for a site visit when the application moves forward.
Update: Cornell Arts Quad Fire Apparatus Access Project
B. McCracken said the applicant had resubmitted a new application proposing to replace the
concrete walkways with concrete and widen asphalt walkways with more asphalt. He said that
based upon the guidance the Commission gave, he was able to approve the proposal at the staff
level. Work has begun.
IV. NEW BUSINESS
Works Progress Administration Retaining Wall Along Stewart Avenue, Cornell Heights
Historic District – Recommendation to the Board of Public Works
B. McCracken explained that at the last meeting, concerns were raised by a member of the public
(Bill Brauninger) about the deteriorated condition of the wall and its threat to public safety and
impact on the historic fabric. As a result, B. McCracken has drafted a resolution asking the BPW
to evaluate the wall and make appropriate repairs.
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RESOLUTION: Moved by K. Olson, seconded by S. Stein.
WHEREAS, the Cornell Heights Historic District was designated under Section 228-3 of the City
of Ithaca Municipal Code in 1989, and was listed on the New York State and
National Registers of Historic Places in 1989, and
WHEREAS, as set forth in Section 228-2 of the Municipal Code, one of the purposes of the
Landmarks Ordinance is to “safeguard the city’s historic, aesthetic and cultural
heritage as reflected in such buildings, structures, landscape features, archeological
sites, and districts of historic or architectural significance,” and
WHEREAS, the stone retaining wall along Stewart Avenue north of the Fall Creek bridge was
installed by the Works Progress Administration (WPA) in 1937 and is considered a
contributing resource within the Cornell Heights Historic District, and
WHEREAS, the retaining wall falls within the Stewart Avenue street right-of-way and is owned by
the City of Ithaca, and
WHEREAS, the retaining wall is exhibiting signs of deterioration resulting from deferred
maintenance, including open mortar joints, vegetative growth within the mortar
joints and on top of the wall cap, and missing, dislodged and cracked stones, and
WHEREAS, large dislodged stones from the subject wall have fallen onto Stewart Avenue within
the last six months, creating hazardous conditions for vehicles on said street and
resulting in considerable damage to personal property at 916 Stewart Avenue, also a
contributing resource within the Cornell Heights Historic District, now, therefore, be
it
RESOLVED, that, the Ithaca Landmarks Preservation Commission (ILPC) recommends the
evaluation of the condition and structural integrity of the subject retaining wall by
the Ithaca Board of Public Works, and be it further
RESOLVED, that, ILPC recommends the in-kind and in-situ repair of any conditions noted in the
aforementioned evaluation to ensure the preservation of the historic value and
aesthetic quality of this historic resource, and be it further
RESOLVED, that, as a City-owned improvement within the locally designated Cornell Heights
Historic District that is subject to the provisions of the Landmarks Ordinance, the
plans to repair the subject retaining wall shall be made in accordance with the
Secretary of the Interior’s Standards for Rehabilitation and the guidance provided in
Preservation Brief 2: Repointing Mortar Joints in Historic Masonry Buildings; these
plans shall be submitted to the Ithaca Landmarks Preservation Commission for
consideration and approval.
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RECORD OF VOTE:
Moved by: K. Olson
Seconded by: S. Stein
In Favor: M.M. McDonald, S. Stein, D. Kramer, E. Finegan, K. Olson, S. Gibian
Against: 0
Abstain: 0
Absent: 0
Vacancies: 0
Notice: Failure on the part of the owner or the owner’s representative to bring to the attention
of the ILPC staff any deviation from the approved plans, including but not limited to changes
required by other involved agencies or that result from unforeseen circumstances as
construction progresses, may result in the issuance by the Building Department of a stop
work order or revocation of the building permit.
V. ADMINISTRATIVE MATTERS
D. Fleming asked about the former D&L train station.
B McCracken said that the issue was being reviewed by the Waterfront neighborhood planning
committee, and that the ILPC will move forward with making a recommendation on a landmark
designation once the committee makes its formal recommendation.
S. Gibian asked about the stained glass windows at St. John’s Episcopal Church, saying that his
wife had raised the question of whether the windows have been changed in design or location
from previously.
B. McCracken confirmed that they have been successfully reinstalled, and that they appear to be
the original windows and in the correct locations.
B. McCracken also reported that the stained glass windows at 306 N. Cayuga Street (the Adams
house) are being removed and repaired (and alerted the Commission members not to be alarmed
if they see the window openings covered in plywood temporarily).
B. McCracken also reported that the Masonic Temple renovation is making progress, and all
wooden windows in the auditorium are salvageable and will be restored, not replaced. All other
wooden windows have already been restored, and the metal windows are in progress. He said he
also approved the brick sample, so work can proceed on the elevator shaft. The ramp is being
installed, and they finally resolved some code issues and received approvals from the Building
Division to do interior work.
VI. APPROVAL OF MINUTES
The June 12, 2018 minutes were approved at 6:48 p.m. with the following modifications:
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K. Olson corrected page 5 to read: “she doesn’t think the Commission has ever voted to
approve vinyl windows on any project involving a designated or contributing building.”
S. Gibian corrected page 7 to read: “B. McCracken cited another case where they
approved replacing a standing seam metal roof with asphalt shingles,” not “wood
shingles” as minutes previously stated.
VII. ADJOURNMENT
There being no further business, on a motion by M.M. McDonald, seconded by S. Stein, Chair E.
Finegan adjourned the meeting at 6:50 p.m.
Respectfully submitted,
Bryan McCracken, Historic Preservation Planner
Ithaca Landmarks Preservation Commission