ITHACA LANDMARKS PRESERVATION COMMISSION (ILPC)

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1 CITY OF ITHACA 108 E. Green St. Third Floor Ithaca, NY DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT Division of Planning & Economic Development Telephone: Planning & Development Community Development/IURA ITHACA LANDMARKS PRESERVATION COMMISSION (ILPC) NOTICE OF MEETING & AGENDA The regular monthly meeting of the ITHACA LANDMARKS PRESERVATION COMMISSION will be held at 5:30 p.m., Tuesday, July 10, 2018, in Common Council Chambers, Third Floor, City Hall, 108 E. Green Street, Ithaca, NY. I. PUBLIC HEARINGS A Fall Creek Drive, Cornell Heights Historic District Retroactive Request for Approval for a Modified Metal Railing. 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 II. III. IV. PUBLIC COMMENT ON MATTERS OF INTEREST OLD BUSINESS Update: DeWitt Park Tree Lawn Project Update: University Avenue Street Reconstruction Project Update: Cornell Arts Quad Fire Apparatus Access Project NEW BUSINESS Works Progress Administration Retaining Wall Along Stewart Avenue, Cornell Heights Historic District Recommendation to the Board of Public Works V. APPROVAL OF MINUTES 06/12/18 VI. VII. ADMINISTRATIVE MATTERS [if any] ADJOURNMENT ACCESSING ONLINE MEETING MATERIALS: Online meeting materials, like applications for a Certificate of Appropriateness and supporting materials, are available electronically via the Document Center on the City web site ( under "Ithaca Landmarks Preservation Commission" > "Applications for Certificates of Appropriateness and in the relevant year/month folder. Please do not hesitate to contact our office if you have any questions or you need any assistance accessing the meeting materials. You are also always welcome to visit the Planning Division at any time during regular office hours (8:30-4:30, Mond.-Frid.) to view original hardcopy materials. If you have a disability and would like specific accommodation in order to participate, please contact the City Clerk s Office at by 12:00 p.m., no later than 2 days (not including weekends and holidays) before the meeting.

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3 ILPC Meeting 07/10/18 Resolution RA RESOLUTION: Moved by XXX, seconded by XXX Fall Creek Drive is located within the Cornell Heights Historic District, as designated under Section 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 as set forth in Section 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 the ILPC has reviewed the New York State Building-Structure Inventory Form for Fall Creek Drive, and the City of Ithaca s Cornell Heights Historic District Summary Statement, and 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 northwest porch of the property, and 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 the applicant (has/has not) provided sufficient documentation and information to evaluate impacts of the proposal on the subject property and surrounding properties, and 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: 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

4 ILPC Meeting 07/10/18 Resolution RA As indicated in the New York State Building-Structure Inventory Form, the Colonial Revival Style apartment building at Fall Creek Drive was constructed between 1906 and 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 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 form and integrity of the historic property and its environment would be unimpaired. 2

5 ILPC Meeting 07/10/18 Resolution RA With respect to Principle #2, Standard #2, and Standard #9, the modifications to the railing, for which work has be completed, (will/will not) remove distinctive materials (but will/and will not) alter features and spaces that characterize the property. [If will describe feature or space and how it will be inappropriately altered] Also with respect to Principle #2, and Standard #9, the proposed metal rails (are/are not) compatible with the massing, size, scale, and architectural features of the property and its environment. [if not, describe qualities of the project that are not compatible and in what ways they are not ] With respect to Standard #10, the rails (can/cannot) be removed in the future without impairment of the essential form and integrity of the historic property and its environment. [if cannot, describe why it cannot] RESOLVED, that, based on the findings set forth above, the proposal (will/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/does not meet) criteria for approval under Section of the Municipal Code, and be it further RESOLVED, that the ILPC (approves/denies) the Application for a Certificate of Appropriateness. RECORD OF VOTE: Moved by: 0 Seconded by: 0 In Favor: 0 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. 3

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17 ILPC Meeting 07/10/18 Resolution RB RESOLUTION: Moved by XXX, seconded by XXX. 402 North Tioga Street, Temple Beth-El, is located in the DeWitt Park Historic District, as designated under Section 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 as set forth in Section 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 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 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 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 the applicant (has/has not) provided sufficient documentation and information to evaluate impacts of the proposal on the subject property and surrounding properties, and 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 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 1

18 ILPC Meeting 07/10/18 Resolution RB the Byzantine-Revival Style and was constructed between 1928 and 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 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/will not) remove distinctive materials (and will/but will not) alter features and spaces that characterize the property. [If will describe feature or space and how it will be inappropriately altered] 2

19 ILPC Meeting 07/10/18 Resolution RB 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/will not) match the old in design, color, texture, and other visual qualities. [if material will not match, explain why not and why that s acceptable]. Also with respect to Principle #2 and Standard #9, the proposed steps, piers and benches (are/are not) compatible with the massing, size, scale, and architectural features of the property and its environment. [if not, describe qualities of the project that are not compatible and in what ways they are not ] RESOLVED, that, based on findings set forth above, the proposal (will/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/does not meet) the criteria for approval under Section of the Municipal Code, and be it further RESOLVED, that the ILPC (approves/denies) the Application for a Certificate of Appropriateness with the following condition(s): [if any] RECORD OF VOTE: Moved by: 0 Seconded by: 0 In Favor: 0 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. 3

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24 Temple Beth El - Main Entrance Stair Reconstruction SK - 1 Architectura PC, 17 Pitkin St., Suite 100 Rochester NY

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33 ILPC Meeting 07/10/18 Resolution RC RESOLUTION: Moved by XXX, seconded by XXX. the Cornell Heights Historic District was designated under Section 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 as set forth in Section 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 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 the retaining wall falls within the Stewart Avenue street right-of-way and is owned by the City of Ithaca, and the retaining wall is exhibiting signs of deterioration resulting from deferred maintenance, including open mortar joints, vegetation growth within the mortar joints and on top of the wall cap, and missing, dislodged and cracked stones, and 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 repair of any conditions noted in the aforementioned evaluation to ensure the preservation of the historic value and aesthetic quality of this historic resources, and be it further RESOLVED, as a City-owned improvement within the locally designated Cornell Heights Historic District 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 these plans shall be submitted to the ILPC for consideration and approval. 1

34 ILPC Meeting 07/10/18 Resolution RC RECORD OF VOTE: Moved by: 0 Seconded by: 0 In Favor: 0 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. 2

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