HomeMy WebLinkAboutMN-ILPC-2022-05-17Approved on: June 21, 2022
Ithaca Landmarks Preservation Commission (ILPC)
Minutes – May 17, 2022
Commission Member Present: Ed Finegan, Chair
David Kramer, Vice Chair
Stephen Gibian, Member
Susan Stein, Member
Katelin Olson, Member
Avi Smith, Member
Absent: None
Common Council Members Present: Robert Gearhardt, Liaison
City Staff Present: Bryan McCracken, Hist. Pres. and Neighborhood
Planner & Secretary
Megan Wilson, Zoning Administrator
_______________________________________________________________________
Pursuant to the Governor’s Executive Order 202.1, this meeting was conducted remotely via the
online meeting platform Zoom. Chair E. Finegan called the meeting to order at 6:03 p.m. and read
the Public Notice.
I. PUBLIC HEARINGS
A. 209 WEST GREEN STREET, HENRY ST. JOHN HISTORIC DISTRICT –
PROPOSAL TO REMOVE A NON-HISTORIC RAMP AND CONSTRUCT A NEW
BARRIER-FREE ACCESS RAMP IN AN ALTERNATE LOCATION ON THE PRIMARY
(NORTH) FAÇADE.
Brian Buttner, RA appeared on behalf of property owner KHK Associates to present the changes
to the proposed project, which was originally presented to the Commission at the regular April
2022 ILPC meeting. 209 West Green Street is contributing resources in the locally designated
Henry St. John Historic District.
Mr. Buttner presented more information on the proposed materials as well as the design of the
handrails. The proposed handrails will be approximately 10” higher than the existing 32” tall
railing. The skirting under the ramp will be a solid panel. The property owners plan to screen the
proposed ramp with landscaping.
PUBLIC HEARING
On a motion by S. Stein, seconded by D. Kramer, Chair E. Finegan opened the Public Hearing.
Approved on: June 21, 2022
There being no members of the public appearing and wishing to speak, and no written comments
submitted to be read aloud, Chair E. Finegan closed the Public Hearing on a motion by D.
Kramer, seconded by S. Stein.
Commission members noted that Option B is a preferrable over Option A. The goal in this type
of situation is equal to or better than the current condition and members agreed that the ramp
proposed in Option B is better than the existing conditions. The handrail height is required by NYS
Building Code so the Commission has limited ability to require reduced height. The proposed
ramp will be located in an appropriate location.
RESOLUTION: 209 West Green Street, Henry St. John Historic District
Moved by D. Kramer, seconded by Olson.
WHEREAS, 209 West Green Street is located within the Henry St. John Historic District, as
designated under Section 228-3 of the City of Ithaca Municipal Code in 2013, and
WHEREAS, as set forth in Section 228-4 of the Municipal Code, an Application for a
Certificate of Appropriateness, dated March 21, 2022, was submitted for review
to the Ithaca Landmarks Preservation Commission (ILPC) by Brian Buttner on
behalf of property owner KHK Associates, including the following: (1) two
narratives respectively titled Description of Proposed Change(s) and Reasons for
Changes(s); (2) two photograph documenting existing conditions; (3) two
renderings of the proposed alterations, titled “Concept A: ADA Access Ramp to
Front Entrance” and Concept B: ADA Access Ramp to Front Entrance;” and (4)
two site plans titled “Concept A: West Green Street Proposed Access Ramp” and
“Concept B: South Albany Street Proposed Access Ramps,” and
WHEREAS, the ILPC has reviewed the entry in the annotated list of properties included within
the Henry St. John Historic District for 209 West Green Street, and the City of
Ithaca’s Henry St. John Historic District Summary Statement, and
WHEREAS, as stated in the narrative Description of Proposed Change(s), the project involves
the removal of a non-historic barrier-free access ramp and the construction of a
new barrier-free access ramp in a different location and with a different
configuration, 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 opened at the regularly scheduled ILPC
Approved on: June 21, 2022
meeting on April 19, 2022 and closed at the regularly scheduled ILPC meeting on
May 17, 2022, 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 Henry St. John Historic District Summary
Statement, the period of significance for the area now known as the Henry St.
John Historic District is 1830-1932.
As indicated in the individual property entry in the annotated list of properties
included within the Henry St. John Historic District, the Greek-Revival residence
at 209 West Green Street was constructed c. 1835.
Constructed within the period of significance of the Henry St. John Historic
District and possessing a high level of integrity, the property is a contributing
element of the Henry St. John 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 #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.
Approved on: June 21, 2022
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 #2, Standard #2, and Standard #9, the removal of the
existing ramp and the construction of the ramp proposed in “Concept B” 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 ramp is
compatible with the massing, size, scale, and architectural features of the property
and its environment.
With respect to Standard #10, the ramp 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
Henry St. John Historic District, as set forth in Section 228-6, and be it further,
RESOLVED, that the Ithaca Landmarks Preservation Commission determines that the proposal
meets criteria for approval under Section 228-6 of the Municipal Code, and be it
further
RESOLVED, that the ILPC approves the Application for a Certificate of Appropriateness.
RECORD OF VOTE:
Moved by: D. Kramer
Seconded by: K. Olsen
In Favor: S. Gibian, K. Olson, D. Kramer, E. Finegan, S. Stein
Against: 0
Abstain: 0
Absent: A. Smith
Vacancies: 1
B. 204 NORTH CAYUGA STREET, DEWITT PARK HISTORIC DISTRICT –
PROPOSAL TO REPLACE WOOD SHINGLE WALL CLADDING AND REPAIR OR
REPLACE ARCHITECTURAL ELEMENTS AND TRIM.
Mr. McCracken noted that this type of project would typically be reviewed at the staff level but
due to the amount of historic material being removed, the Commission will review the project.
Approved on: June 21, 2022
Claudia Brenner, RA, appeared on behalf of property owner Heather Campbell of the Advocacy
Center, also in attendance, to present the proposed project. 204 North Cayuga Street is a
contributing resource in the National Register-listed and locally designated DeWitt Park Historic
District. The project focuses on replacing deteriorated materials on the building, which has had
deferred maintenance for a long time. Commission members asked about how the work will be
completed, given the tight site, and the applicant noted that much of the work may need to be done
from a ladder and/or from adjacent properties, with permission. Commission members stated that
this is a great project. The Commission appreciates the replacement in-kind of materials, the
sensitivity to the historic nature of the building, and the much-needed restoration of the building.
PUBLIC HEARING
On a motion by S. Stein, seconded by D. Kramer, Chair E. Finegan opened the Public Hearing.
There being no members of the public appearing and wishing to speak, and no written comments
submitted to be read aloud, Chair E. Finegan closed the Public Hearing on a motion by D. Kramer,
seconded by S. Stein.
The Board had no further comment on the proposed project.
RESOLUTION: 204 North Cayuga Street, DeWitt Park Historic District
Moved by S. Stein, seconded by D. Kramer.
WHEREAS, 204 North Cayuga 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 May 5, 2022, was submitted for review to
the Ithaca Landmarks Preservation Commission (ILPC) by Claudia Brenner, RA
on behalf of property owner Heather Campbell, including the following: (1) two
narratives respectively titled Description of Proposed Change(s) and Reasons for
Changes(s); (2) four (4) sheets of architectural drawings prepared by the
applicant, dated April 7, 2022, and titled “Elevations” (A1), (A2), (A3) and (A4);
(3) a document titled “204 N. Cayuga St.: Notes on Exterior Work;” and (4) nine
(9) photographs documenting existing conditions, and
WHEREAS, the ILPC has also reviewed the New York State Building-Structure Inventory
Form for 204 North Cayuga Street, and the City of Ithaca’s DeWitt Park Historic
District Summary Statement, and
WHEREAS, the proposed project involves the rehabilitation of the exterior of the property,
including extensive in-kind wood shingle siding replacement, localized trim repair
and replacement, porch column repair, stucco replacement, and masonry
repointing, and
Approved on: June 21, 2022
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 May 17, 2022, 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, the
Queen-Ann-Style double house at 204 North Cayuga Street was designed by John
M. Wilgus, a locally known architect, and constructed in 1893.
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.
The project under consideration involves the repair or in-kind replacement of
many exterior elements, a type of work that is routinely approved by Secretary of
the Commission. As the project involves the replacement of more that 50% of the
original wood shingle siding, the project requires review by the Ithaca Landmarks
Preservation Commission at a Public Hearing per the City of Ithaca Historic
District and Landmark Design Guidelines.
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
Approved on: June 21, 2022
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.
With respect to Principle #2, Standard #2, and Standard #9, the exterior
rehabilitation project will not remove distinctive materials and will not alter
features and spaces that characterize the property.
With respect to Principle #2 and Standard #6, as shown in the submitted
photographs and observed by the Secretary of the Commission and members of the
Commission, the severity of the deterioration of the wood shingles requires their
replacement. The proposed work will match the old in design, color, texture,
material and other visual qualities.
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 204
North Cayuga Street 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.
RECORD OF VOTE:
Moved by: S. Stein
Seconded by: D. Kramer
In Favor: S. Gibian, K. Olson, D. Kramer, A. Smith, E. Finegan, S. Stein
Against: 0
Approved on: June 21, 2022
Abstain: 0
Absent: 0
Vacancies: 1
C. 411 THURSTON AVENUE, CORNELL HEIGHTS HISTORIC DISTRICT –
PROPOSAL TO REPLACE NON-HISTORIC WINDOWS WITH CHANGES IN
CONFIGURATION AND OPERABILITY
Scott Pederson appeared on behalf of property owner Delta Chapter of Alpha Phi Inc. to present
the proposed project. 411 Thurston Avenue is a contributing resource within the National Register-
listed and locally designated Cornell Heights Historic District. The addition at the rear of the
property has large slider-style windows, and the applicant is proposing to replace these windows
with double-hung wood windows that will reflect the historic double-hung windows used in the
original house. Commission members questioned the applicant on the installation of the proposed
windows, the selected replacement windows, and the date of the rear addition. The Commission
expressed their appreciation for this project, which has been part of a larger restoration of the
property.
PUBLIC HEARING
On a motion by D. Kramer, seconded by K. Olsen, Chair E. Finegan opened the Public Hearing.
There being no members of the public appearing and wishing to speak, and no written comments
submitted to be read aloud, Chair E. Finegan closed the Public Hearing on a motion by S. Stein,
seconded by K. Olsen.
Commission members stated this is a great project that will improve the appearance of the building,
particularly from the Fall Creek Drive side of the property.
RESOLUTION: 411 Thurston Avenue, Cornell Heights Historic District
Moved by XXX, seconded by XXX.
WHEREAS, 411 Thurston Avenue 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 , was submitted for review to the Ithaca
Landmarks Preservation Commission (ILPC) by Scott Pederson of property
owner Delta Chapter of Alpha Phi, Inc., including the following: (1) two
narratives respectively titled Description of Proposed Change(s) and Reasons for
Changes(s); (2) six (6) photographs documenting existing conditions; and (3)
product literature for Marvin Signature® Ultimate Wood Double Hung Windows,
and
Approved on: June 21, 2022
WHEREAS, the ILPC has reviewed the New York State Building-Structure Inventory Form
for 411 Thurston Avenue, 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 five non-historic slider-style windows on the north and south
elevations of the non-historic two-story addition, which is located on the west
elevation of the historic residence, 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 May 17, 2022, 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, The
Georgian-Revival residence at 411 Thurston Avenue was constructed between
1905 and 1907.
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.
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
Approved on: June 21, 2022
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
windows 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 windows are
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
RESOLVED, that the ILPC approves the Application for a Certificate of Appropriateness.
RECORD OF VOTE:
Moved by: A. Smith
Seconded by: S. Stein
In Favor: S. Gibian, K. Olson, D. Kramer, A. Smith, E. Finegan, S. Stein
Against: 0
Abstain: 0
Approved on: June 21, 2022
Absent: 0
Vacancies: 1
II. PUBLIC COMMENT ON MATTERS OF INTEREST
Chair E. Finegan opened Public Comment.
There being no members of the public appearing and wishing to speak, and no written comments
submitted to be read aloud, Chair E. Finegan closed Public Comment.
III. OLD BUSINESS
105 Westbourne Lane was removed from the agenda. The applicants intend to revise their project
and tentatively plan to return to the June ILPC meeting.
IV. NEW BUSINESS
V. APPROVAL OF MINUTES
VI. ADMINISTRATIVE MATTERS
VII. ADJOURNMENT
On a motion by D. Kramer, seconded by A. Smith, the meeting was adjourned unanimously at
7:06 p.m.
Respectfully submitted,
Bryan McCracken, Historic Preservation Planner