HomeMy WebLinkAboutMN-ILPC-2016-12-13Approved by ILPC: January 10, 2017
Ithaca Landmarks Preservation Commission (ILPC)
Minutes — December 13, 2016
Present:
Ed Finegan, Chair
David Kramer, Vice Chair
Stephen Gibian
Susan Stein
Katelin Olson
Jennifer Minner
Michael McGandy
Seph Murtagh (Common Council Liaison)
Bryan McCracken, Staff
Charles Pyott, Staff
Chair Finegan called the meeting to order at 5:30 p.m.
I. PUBLIC HEARING
A. 421 N. Albany St., Individual Local Landmark – Proposal to Construct a Rear Porch
Applicants Brian Buttner, AIA and property owners Steven Centeno and Ann Schehr described
the details of the proposal, noting the original rear porch was severely deteriorated and was
demolished earlier in the year. The design of the new porch reflects the characteristics of the
front porch, including the turned posts, spindled frieze and wood-shingled skirting. The porch
will be slightly larger than the original, and a walkway along the south side of the residence
would be extended to approach the new porch stairs. A patio would also be added in this area.
Due to financial considerations, the applicant would like to use concrete for the walkway and
patio but is willing to install stone if the Commissions prefers this material.
D. Kramer commended the property owner for the historically sensitive work that is be done on
the residence.
S. Gibian noted the proposed trash storage shed in the design and commented on its visual
impact on the residence’s watertable. B. Buttner stated that the small shed was not permanently
affixed to the residence or the porch, and could be easily removed.
Public Hearing
On a motion by M. McGandy, seconded by S. Stein, Chair Finegan opened the Public Hearing.
There being no public comments, the Public Hearing was closed on a motion by D. Kramer,
seconded by J. Minner.
B. McCracken asked for clarity on the materials that will be used to construct the various
components of the porch, specifically the ceiling and decking. B. Buttner reported that the roof
rafters and tongue-and-groove roof sheathing might be left exposed or tongue-and-groove
beadboard would be installed. The decking would be 5/4”, tongue-and-groove fir.
RESOLUTION: Moved by J. Minner, seconded by S. Stein.
WHEREAS, 421 N. Albany St, the Dennis-Newton House, is an individual local landmark, as
designated under Section 228-3 of the City of Ithaca Municipal Code in 2015, and
Approved by ILPC: January 10, 2017
as listed on the New York State and National Registers of Historic Places in 2016,
and
WHEREAS, as set forth in Section 228-4 of the Municipal Code, an Application for a
Certificate of Appropriateness, dated November 28, 2016, was submitted for
review to the Ithaca Landmarks Preservation Commission (ILPC) by Brian
Buttner, R.A. on behalf of property owner Steven Centeno, including the
following: (1) two narratives respectively titled Description of Proposed
Change(s) and Reasons for Changes(s); (2) a sheet of architectural drawings titled
“Proposed Rear Porch” and dated October 4, 2016; and (3) a sheet of photographs
documenting existing conditions, and
WHEREAS, the ILPC has reviewed the New York State Building-Structure Inventory Form
for 421 N Albany St, and
WHEREAS, as stated in the narrative Description of Proposed Change(s), the project involves
the construction of a 8’X12’ rear porch with turned wood posts, a simple wood
balustrade, tongue-and-groove wood decking and a wood-shingle-clad skirting,
the extension of an existing stone walkway with concrete, and the installation of
a 8’ 4” by 8’ concrete patio 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 December 13, 2016, now therefore be it
RESOLVED, that the ILPC has made the following findings of fact concerning the property and
the proposal:
As indicated in the New York State Building-Structure Inventory Form, the
modest Italianate-Style residence at 421 N Albany St was constructed between
1868 and 1869 for Norman Dennis (1833-1908), an early African-American
resident of Ithaca who was born in New York State and worked as a laborer and
mason. In 1905, Dennis’ son-in-law, Edward Newton, hosted the first meeting of
an all African-American male social study group that would later organize as
Alpha Phi Alpha, the first nationally recognized African-American fraternity.
In consideration of this and all approvals of proposals for alterations, new
construction, or demolition in historic districts, the ILPC must determine
Approved by ILPC: January 10, 2017
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 #1 The historic features of an individual landmark shall be altered
as little as possible and any alterations made shall be compatible with the
historic character of the landmark.
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.
With respect to Principle #1, Standard #2, and Standard #9, the construction of a
new rear porch will not remove distinctive materials and will not alter features
and spaces that characterize the property.
Also with respect to Principle #1 and Standard #9, the proposed porch is
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 421 N Albany St, the Dennis-Newton House, 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.
Approved by ILPC: January 10, 2017
RECORD OF VOTE:
Moved by: J. Minner
Seconded by: S.Stein
In Favor: M. McGandy, S. Stein, D. Kramer, E. Finegan, K. Olson, S. Gibian, J. Minner
Against: 0
Abstain: 0
Absent: 0
Vacancies: 0
B. 115-117 N. Cayuga St., The Ithaca Masonic Temple, Individual Local Landmark –
Proposal to Construct an Elevator Shaft and a Ramp, and Replace Wood Windows and
Doors.
Applicants Kacie Alaga and David Anderson from Johnson-Schmidt, Architect, PC and Nathan
Lyman, a representative for the property owner, described the details of the project, noting very
few alterations are planned for the exterior of the building. The new elevator shaft and ramp will
be constructed within an alcove on the south elevation and only the windows in the east and west
sides of the auditorium projection will be replaced. No alterations will be made to the north and
west facades.
S. Gibian questioned whether the new windows would have the same rail and stile dimensions as
the existing windows, noting the bottom rail of the existing windows are 5” and the top rails are
3 ½”. These are not standard window dimension and specified in the window order.
D. Anderson responded that it is not standard practice for his firm to match the rail and stile
dimensions of existing windows when selecting replacements for historic buildings. This has not
been an issue for the New York State Historic Preservation Office and the National Park Service
in the past. He stated the property owner is pursuing Historic Tax Credits for the rehabilitation of
the building, so the plans will receive the highest level review by the New York State Historic
Preservation Office (SHPO) and the Nationals Parks Service.
S. Gibian reiterated his concern about replacing the windows with units that do not replicate all
of the historic features of the existing windows. J. Minner agreed, referencing the Secretary of
the Interior’s Standard #6, which states that deteriorated features should be replaced with new
features that match design, color, texture and other visual qualities of the original.
Public Hearing
On a motion by M. McGandy, seconded by D. Kramer, Chair Finegan open the Public Hearing.
There being no public comments, the Public Hearing was closed on a motion by J. Minner,
seconded by S. Stein.
S. Gibian inquired about the materials that will be used to construct the ramp. D. Anderson said
the ramp will be concrete and the railing metal.
E. Finegan commented that the plans do not include the removal of the sign above the west,
principal, entrance, which covers the embossed “Masonic Temple” sign above the door. D.
Approved by ILPC: January 10, 2017
Kramer also registered his objections to the retention of the sign that obscures an important
character defining feature. N. Lyman stated that the sign is for advertisement purposes only and
would be removed once a tenant for the space is secured. D. Kramer suggested including
language in the resolution addressing the inappropriateness of the sign and clearly noting its
location is not considered “grandfathered.”
B. McCracken noted the in-kind repairs that are proposed as part of this project, including the
minor masonry and roof repairs, window well reconstructions, and window, and asked the
Commission if there were any concerns about the work that is proposed. No concerns were
expressed about these components of the project.
RESOLUTION: Moved by K. Olson, seconded by J. Minner.
WHEREAS, 115-117 N Cayuga St, the Masonic Temple, is an individual local landmark, as
designated under Section 228-3 of the City of Ithaca Municipal Code in 1994, and
WHEREAS, as set forth in Section 228-4 of the Municipal Code, an Application for a
Certificate of Appropriateness, dated November 28, 2016, was submitted for
review to the Ithaca Landmarks Preservation Commission (ILPC) by Kacie Alaga
of Johnson Schmidt, Architect, PC on behalf of property owner Jason Fane,
including the following: (1) two narratives respectively titled Description of
Proposed Change(s) and Reasons for Changes(s); (2) thirteen sheets of
photographs documenting existing conditions; (3) a letter dated November 28,
2016 to Bryan McCracken from Kacie Alaga, Preservation Specialist, regarding
the “Ithaca Masonic Temple at 115-117 North Cayuga Street;” (4) five sheets of
architectural drawings titled “Demolition Floor Plans,” “Floor Plans,” “Exterior
Elevations,” “Exterior Elevations,” and “Section;” and (5) five sheets of
renderings titled “View from Corner of N. Cayuga St & E. Seneca St,” “View
from West,” “View from South West 1,” “View from South West 2,” and “Birds
Eye View,” and
WHEREAS, revised materials were submitted at the ILPC meeting on December 13, 2016,
including three sheets of architectural drawings dated December 13, 2016 and
titled “Paint Color & Preservation Elevations,” and
WHEREAS, the ILPC has reviewed the New York State Building-Structure Inventory Form
for 115-117 N Cayuga St, and
WHEREAS, as stated in the narrative Description of Proposed Change(s), the project involves
the construction of an elevator shaft and a ramp on the south elevation, restoring
the steel and wood windows and wood doors within the limestone and brick clad
portion of the building, replacing the wood windows and one pair of doors within
the stucco-clad, single-story south projection, replacing portions of the roof on the
south projection, chemically cleaning the building’s Indiana limestone cladding,
repairing localized areas of deteriorated brick and concrete, restoring deteriorated
Approved by ILPC: January 10, 2017
concrete light wells, and installing a canvas awning above the new elevator door,
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 December 13, 2016, now therefore be it
RESOLVED, that the ILPC has made the following findings of fact concerning the property and
the proposal:
As indicated in the New York State Building-Structure Inventory Form,
construction of the former Masonic Temple at 115-117 N Cayuga St was
completed in 1926. An excellent example of the Egyptian-Revival Style, this
former fraternal lodge features an impressively large size, limited fenestration,
smooth surfaces and shear walls, and battered decorative elements. The former
Masonic Temple is one of only two examples of this architectural style in the City
of Ithaca. It is also significant as one of the last and most ambitious works of the
locally prominent architectural firm of Gibb and Waltz.
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 #1 The historic features of an individual landmark shall be altered as
little as possible and any alterations made shall be compatible with the historic
character of the landmark.
Approved by ILPC: January 10, 2017
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 #7 Chemical or physical treatments, such as sandblasting, that cause
damage to historic materials shall not be used. The surface cleaning of structures,
if appropriate, shall be undertaken using the gentlest means possible.
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 #1, Standard #2, and Standard #9, the construction of an
elevator shaft and ramp on the south elevation will not remove distinctive
materials and will not alter features and spaces that characterize the property. As
noted in the New York State Building-Structure Inventory Form, the south
elevation of the 115-117 N Cayuga St was utilitarian in design and was not
intended to be viewed by the public. The addition of a new ramp on this
elevation, therefore, will not change the historic function or appearance of the
area. The brick used to clad the exterior of the elevator shaft shall match as
closely as possible the yellow brick used on the building’s secondary elevations.
The ramp will have a poured concrete base and black metal railings.
With respect to Principle #1, Standard #2 and Standard #9, the restoration of the
steel windows, wood windows and doors, and the concrete light wells; repairs to
localized areas of deteriorated brick and stucco, and the concrete stairs at the
primary entrance; and the replacement of portions of the roof will not remove
distinctive materials will not alter features and spaces that characterize the
property.
With respect to Principle #1 and Standard #6, as noted in the letter submitted by
the applicant in the application, documented in the submitted photographs, and
observed by ILPC staff and Commission members the severity of the
deterioration of the wood windows within stucco-clad south wing requires their
Approved by ILPC: January 10, 2017
replacement. The proposed new work will match the old in design, color, and
other visual qualities.
Also with respect to Principle #1 and Standard #9, the proposed elevator shaft and
ramp are compatible with the massing, size, scale, and architectural features of the
property and its environment.
Also with respect to Principle #1 and Standard #9, the proposed replacement
windows are compatible with the massing, size, scale, and architectural features
of the property and its environment.
With respect to Standard #10, the elevator shaft and ramp can be removed in the
future without impairment of the essential form and integrity of the historic
property and its environment.
With respect to Standard #7, the use of “Proscoco Sure Klean 766 Limestone and
Masonry Prewash & Afterwash,” a strong, alkaline-based cleaning compound, to
clean the Indiana limestone cladding will not cause damage to the historic
material and is considered an appropriated cleaning technique.
The ILPC notes the existing signage on the building seems to have been installed
without a building permit or Certificate of Appropriateness. The Commission
also notes that one of these signs covers an architecturally and historically
significant feature of the building. As these real estate signs are used for real
estate marketing purposes only and are not intended to be permanent, the ILPC
does not require their removal at this time. However, these signs cannot be
replaced in-kind without review by the ILPC, any new sign on the building in the
future must undergo full review by the ILPC and the existing sign locations do not
have “grandfathered” status.
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 115-117 N Cayuga St 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 conditions:
• The final design of the auditorium window replacements, including the
specific window replacement product and mullion, rail and stile
proportions, shall be reviewed and approved by ILPC staff.
• Photographs of the interior and exterior of the auditorium doors scheduled
for replacement shall be submitted to ILPC staff prior to their removal.
Approved by ILPC: January 10, 2017
ILPC staff shall determine at that time if the doors possess any historic
value and specify the appropriate treatment.
• All final material and fixture selections, including bricks used on the
elevator shaft and used for repairs, railings, replacement doors, and lights,
shall be reviewed and approved by ILPC staff.
RECORD OF VOTE:
Moved by: K. Olson
Seconded by: J. Minner
In Favor: M. McGandy, S. Stein, D. Kramer, E. Finegan, K. Olson, S. Gibian, J. Minner
Against: 0
Abstain: 0
Absent: 0
Vacancies: 0
II. PUBLIC COMMENT ON MATTERS OF INTEREST
• None
III. OLD BUSINESS
• None
IV. NEW BUSINESS
• Collegetown Historic Resources – Discussion
As requested at the November ILPC meeting, B. McCracken provided copies of an intensive
level survey of several residential, commercial and institutional buildings along College and Oak
Avenues, and Cascadilla Place, completed in 2012. The Commission discussed the value of these
recourses and the merits of designating some as individual local landmarks or establishing a
historic district that encompassed them all. A clear preference for the designation of a district
was expressed by all. B. McCracken noted that additional research was needed for the properties
within the proposed district boundaries that were not included intensive level survey. This work
would need to be completed before any possible district designation could be presented to the
Planning Board and Common Council. He noted concerns about the continuity of the district
and the historic integrity of some of the properties not include in the survey.
• Collegetown and Downtown Design Guidelines – Review and Discussion
S. Gibian commented that some of the suggested dimensions of setbacks and stepbacks in both
guidelines seem inadequate, particularly in areas where larger new buildings will interface with
smaller residential scale buildings. K. Olson suggested incorporating a range of appropriate
setbacks and stepbacks rather than single measurement. As an example, she stated that a setback
that would be appropriate in the Cornell Heights Historic District would not be appropriate in the
Approved by ILPC: January 10, 2017
DeWitt Park Historic District. Flexibility in the setback and setback requirements would better
allow a new development to respond to the design intent of the area.
VII. ADJOURNMENT
There being no further business, the meeting was adjourned by consensus at 8:05 p.m. by Chair
Finegan.
Respectfully Submitted,
Bryan McCracken, Historic Preservation Planner
Ithaca Landmarks Preservation Commission