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HomeMy WebLinkAboutMN-ILPC-2017-01-10 Approved by ILPC: February 14, 2017 Ithaca Landmarks Preservation Commission (ILPC) Minutes — January 10, 2017 Present: Ed Finegan, Chair David Kramer, Vice Chair Stephen Gibian Jennifer Minner Michael McGandy Seph Murtagh (Common Council Liaison) Bryan McCracken, Staff Charles Pyott, Staff Chair Finegan called the meeting to order at 5:25 p.m. I. PUBLIC HEARING A. 115 Ridgewood Rd, Cornell Heights Historic District – Proposal to Replace Principal Entrance Door Applicant David Ruff of Ruff Maintenance and Jim Nagel, a local woodworker, described the details of the proposal, identifying the poor condition and aesthetic quality of the existing door as the primary reasons proposed replacement. The door is held together in several places with 3” screws and its six-panel design does not fit the style of the building. It is assumed the door is not original to the building and was a later addition. The new door would be solid white oak with a glazed upper third and a paneled lower two thirds; a decorative ledge will separate the glazed upper portion from the paneled lower portion. Ruff reported he was unable to find clear documentation of the original appearance of the door. S. Gibian inquired about the inspiration for door, commenting that its style seems to be more in keeping with the Arts and Crafts mode and not the Colonial-Revival Style of the house. J. Nagel responded that the design is based on other doors in the Cornell Heights neighborhood and the door on his own home, which was constructed around the same time as the subject property. Public Hearing On a motion by J. Minner, seconded by D. Kramer, 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. M. McGandy agreed with S. Gibian assessment of door design but did not feel the design needed to be changed. J. Minner commented on the unfortunate lack of information on the original door and stated that the proposed design seems compatible. RESOLUTION: Moved by M. McGandy, seconded by D. Kramer. WHEREAS, 115 Ridgewood Road is located within the Cornell Heights Historic District, as designated under Section 228-3 of the City of Ithaca Municipal Code in 1989, and Approved by ILPC: February 14, 2017 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 December 26, 2016, was submitted for review to the Ithaca Landmarks Preservation Commission (ILPC) by Ruff Maintenance, Inc. on behalf of property owner Sigma Delta Tau, including the following: (1) two narratives respectively titled Description of Proposed Change(s) and Reasons for Changes(s); (2) three sheets of photographs documenting the existing conditions; (3) a sketch showing the design of the proposed alteration, and WHEREAS, the ILPC has reviewed the New York State Building-Structure Inventory Form for 115 Ridgewood Road, 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 replacement of the existing solid wood, 6-panel door in the north elevation with a new, partially glazed, three-panel, solid wood 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 January 10, 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 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, 115 Ridgewood Road was constructed between 1916 and 1917. 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. Approved by ILPC: February 14, 2017 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. With respect to Principle #2, Standard #2, and Standard #9, the replacement of the principal entrance door 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 door 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 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 Approved by ILPC: February 14, 2017 RESOLVED, that the ILPC approves the Application for a Certificate of Appropriateness the following conditions: RECORD OF VOTE: Moved by: M. McGandy Seconded by: D. Kramer In Favor: M. McGandy, D. Kramer, E. Finegan, S. Gibian, J. Minner Against: 0 Abstain: 0 Absent: K. Olson, S. Stein Vacancies: 0 B. 161 Ho Plaza, Olin Library, Cornell Arts Quad Historic District – Proposal to Replace Principal Entrance Doors Applicant Brad Newhouse, AIA, representative of Cornell University, summarized the details of the proposal and reminded the Commission that Olin Library is considered a non-contributing resource in the Cornell Arts Quad Historic District. He stated the doors are not ADA compliant and noted their poor condition, the result of numerous modifications, intense use and deterioration. The University proposes to replace the deteriorated doors with anodized aluminum store front systems, which will have an aged bronze finish. The new doors will not have the same maintenance issues as the existing and will provide an ADA compliant entrance to the library. S. Gibian asked if both the interior and exterior sets of doors were being replaced. B. Newhouse responded, yes. To accommodate the required change in swing and to ensure a cohesive appearance of the entrance, both sets of doors would be replaced. Public Hearing On a motion by J. Minner, seconded by D. Kramer, 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. J. Minner commented on the aesthetic quality of the bronze doors and their unique contribution to the Uris Library Plaza. Further, she was disappointed that the existing doors were not maintained and they are not being replaced in-kind. She asked if an in-kind replacement had been considered. B. Newhouse responded, no. Anodized aluminum was selected by the University for numerous reasons, including its compatibility with different operating mechanisms, cost, and maintenance requirements. M. McGandy stated that it is difficult to evaluate the compatibleness of any proposed substitution material without examining a sample. D. Kramer agreed and suggested tabling the application and scheduling a site visit to compare several different samples to the existing bronze doors. B. Newhouse stated he would assemble additional material samples and work with B. McCracken to schedule a site visit. Approved by ILPC: February 14, 2017 —The application was TABLED.— II. PUBLIC COMMENT ON MATTERS OF INTEREST Joan Reuning, 315 N. Cayuga St, DeWitt Mall, spoke in favor of the proposed DeWitt House project at 310-314 N Cayuga St. She remarked that housing options for middle to upper income seniors wanting to live downtown are limited, and the proposed development project would provide more housing opportunities for this underserved population. III. OLD BUSINESS • 309 N. Tioga St., DeWitt Park Historic District – Proposal to Replace Landscape Sign Applicant Katrina Medeiros and Craig Christopher of Cayuga Signs, Inc. summarized the proposed changes to the sign design originally presented at the November 15, 2016. The sign will now be black and will have a similar shape to the existing sign. There will be eights spaces for removable placards, which will allow the sign to be easily changed as tenants change within the building. S. Gibian inquired about the material that will be used to construct the sign. C. Christopher responded that it will be constructed of two layers of Alumilite, a product that is comprised of two sheets of aluminum with a corrugated plastic core. It will have a factory applied black finish, and the names and company logo will be vinyl. The removable placards will be aluminum with vinyl lettering. C. Christophoer noted the sign post will be raised several inches to improve the sign’s visibility from the street. M. McGandy commented on the asymmetrical layout of the sign’s content and suggested reconfiguring the names so they are centered. RESOLUTION: Moved by D. Kramer, seconded by M. McGandy. WHEREAS, 309 N. Tioga St., 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 October 27, 2016 was submitted for review to the Ithaca Landmarks Preservation Commission (ILPC) by property owner TBA, Inc., including the following: (1) two narratives respectively titled Description of Proposed Change(s) and Reasons for Changes(s); (2) a photograph illustrating existing conditions; (3) a rendering of the proposed alteration, and Approved by ILPC: February 14, 2017 WHEREAS, revised application materials were submitted by the applicant’s sign contractor on December 21, 2016, and WHEREAS, the ILPC has also reviewed the New York State Building & Structure Inventory Form for 309 N. Tioga St., and the City of Ithaca’s DeWitt Park Historic District Summary Statement, and WHEREAS, the proposed project involves the replacement of a cast iron landscape sign with a larger metal sign, 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 November 15, 2016, 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, 309 N. Tioga St. was constructed in 1975 and is considered a non-contributing resource in 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 Approved by ILPC: February 14, 2017 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, 309 N. Tioga St., 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 DeWitt Park 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 replacement of the landscape sign will not remove distinctive materials and will not alter features and spaces that characterize the property. Also with respect to Standard #9, the proposed sign is compatible with the massing, size, scale, and architectural features of the property and its environment. The existing sign exhibits characteristics that reflect the historic aesthetic quality of the surrounding neighborhood, specifically its scrolled profile, turned side posts, and cascading placards, and make it highly compatible with its surrounding environment. The replication of some of these design elements in the new sign ensures a high level of compatibility with the historic 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 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. RECORD OF VOTE: Moved by: D. Kramer Seconded by: M. McGandy In Favor: M. McGandy, D. Kramer, E. Finegan, S. Gibian, J. Minner Against: 0 Approved by ILPC: February 14, 2017 Abstain: 0 Absent: S. Stein, K. Olson Vacancies: 0 • Collegetown Historic Resources – Continued Discussion B. McCracken reported that he conducted additional research on the feasibility of establishing a historic district in Collegetown that would encompass roughly the 400 block of College Ave, the 100 block of Oak Ave, 116 Summit Ave, Cascadilla Hall, and the College Ave Bridge. The proposed district would contain 17 properties but only 15 structures. Based on a cursory evaluation of these structures’ integrity and historic significance, only 8 of them would be considered contributing resources within the proposed district. Instead of pursuing a designation that might be difficult to justify, he recommended moving forward with 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, but suggested postponing action under the full Commission was able to discuss the merits of the individual designations at the next meeting. IV. OLD BUSINESS • None V. APPROVAL OF MINUTES As moved by J. Minner, seconded by M. McGandy, Commission members approved the following meeting minutes as amended. • December 13, 2016 (Regular Meeting) VI. ADMINISTRATIVE MATTERS • Election of Chair and Vice Chair D. Kramer nominated E. Finegan for another term as Chair. There were no objections. J. Minner nominated D. Kramer for another term as Vice Chair. There were no objections. • Request for Extension: 310-314 N. Cayuga St – Proposal to Demolish Non- Contributing Building & Associated Site Improvements, & Construct a Four-Story, Mixed-Use Building D. Kramer recused himself from the consideration of the extension. B. McCracken reminded the Commission of the mutual agreement between the HOLT/Travis development team and the ILPC to extend the review period for the project by 90 days Approved by ILPC: February 14, 2017 starting October 21, 2016. The 90 day period expires on January 18, 2017 and the development team has requested a 30 day extension to allow time for the completion of cost projections. A revised proposal will be submitted for the February 14, 2017 meeting. On a motion by J. Minner, second M. McGandy, the Commission members agreed to the 30 day extension. VII. ADJOURNMENT There being no further business, the meeting was adjourned by consensus at 8:04 p.m. by Chair Finegan. Respectfully Submitted, Bryan McCracken, Historic Preservation Planner Ithaca Landmarks Preservation Commission