HomeMy WebLinkAboutMN-ILPC-2022-09-20 Approved on: October 18, 2022
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Ithaca Landmarks Preservation Commission (ILPC)
Regular Monthly Meeting Minutes – September 20, 2022
Commission Member Present: Ed Finegan, Chair
Stephen Gibian, Member
David Kramer, Vice Chair
Avi Smith, Member (arrived at 6:33)
Susan Stein, Member
Mary Raddant Tomlan, Alternate Member
(arrived at 7:20)
Absent: K. Olson (Attended remotely; approved extraordinary circumstance
pursuant to POL § 103-a(2)(c))
Common Council Members Present: Robert Gearhardt, Liaison
Vacancies: one
City Staff Present:
Bryan McCracken, Historic Preservation and
Neighborhood Planner & Secretary, ILPC
Anya Harris, City of Ithaca Staff
_______________________________________________________________________
This meeting was held in Common Council Chambers, Third Floor, City Hall, 108 East Green
Street and also conducted remotely using videoconferencing technology as permitted by Part
WW of Chapter 56 of the Laws of 2022 of New York State and Local Law 2022-05. Chair E.
Finegan called the meeting to order at 6:02 p.m. and read the Public Notice.
I. PUBLIC HEARINGS
A. 626 Stewart Avenue, University Hill Historic District – Proposal to Legalize a Parking Space
along the North Elevation and Install a New Door, Retaining Walls, and Railings in the
Ground Floor on the North Elevation.
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Applicant Ivana Isailovic appeared in front of the Commission via videoconferencing platform
Zoom to present a proposal to legalize a parking space and install a new door, retaining wall
and railings.
S. Gibian said the proposed parking space meets the minimum size requirements for the City.
He questioned if the stairwell would fill with snow.
Kramer said he didn’t think much of the proposed changes would be visible from the street.
Gibian said the railing would be visible.
The applicant shared a picture of a railing on a neighboring porch that would inspire the design.
Regarding the proposed door and sidelights, the applicant said she may prefer to replicate a
row of small windows as depicted in an historic photograph she shared with the Commission as
an alternative to the proposed sidelights.
B. McCracken said that that would be considered a restoration to an historic condition, so it
could be approved at the staff level.
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.
RESOLUTION: Moved by D. Kramer, seconded by S. Stein.
WHEREAS, 626-28 Stewart Avenue is located within the University Hill Historic District, as
designated under Section 228-3 of the City of Ithaca Municipal Code in 2003, and
WHEREAS, as set forth in Section 228-4 of the Municipal Code, a revised Application for a
Certificate of Appropriateness, dated May 30, 2022, was submitted for review to the
Ithaca Landmarks Preservation Commission (ILPC) by property owner Ivana
Isailovic, including the following new items: (1) two revised narratives respectively
titled Description of Proposed Change(s) and Reasons for Changes(s); (2) five
photographs documenting existing conditions and the locations of some of the
proposed changes; (3) twelve sheets of revised architectural drawings and renderings,
dated September 2, 2022 and titled “Cover Sheet” (A-000), “Existing Site Plan” (A-
001), “(E) Ground Floor Plan” (A-002), “(E) 1st Floor Plan” (A-003), “(N) Ground
Floor Plan” (A-004), “(N) First Floor Plan” (A-005), “(N) Northern View” (A-006),
“(N) Southern View” (A-007), “(N) Eastern View” (A-008), “(N) Western View” (A-
009), “3D Views” (A-0010), and “3D Views 2” (A-0011); (4) a email to the applicant
from Kristen E. Gutenberger Grossman regarding the subject property, dated
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August 18,2022; trim detailing; (5) production information for a door; and (6) a
marked-up survey map showing the location of one of the proposed changes, and
WHEREAS, the ILPC has reviewed the entry in the annotated list of properties included within
the University Hill Historic District for 626-28 Stewart Avenue, and the City of
Ithaca’s University Hill Historic District Summary Statement, and
WHEREAS, as stated in the revised narrative Description of Proposed Change(s), the project
involves the following new items: the legalization of a third parking space along the
north elevation; the installation of a wood, 15-lite door beneath the porch on the
north elevation; and the installation of retaining walls, railings, and walkways
necessary for access to the proposed door, and
WHEREAS, the proposal also includes the replacement of a non-historic window in the ground
floor of the south elevation with a wood, 15-lite door and sidelights, the
consideration of which was tabled at the regular August 16, 2022 Commission
meeting, 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 remaining components of the proposal on the subject property and
surrounding properties, and
WHEREAS, a Public Hearing for the purpose of considering approval of the revised Application
for a Certificate of Appropriateness was conducted at the regularly scheduled ILPC
meeting on September 20, 2022, now therefore be it
RESOLVED, that the ILPC has made the following findings of fact concerning the property and
the proposal:
The period of significance for the area now known as the University Hill Historic
District is identified in the City of Ithaca’s University Hill Historic District Summary
Significance Statement as 1867-1927.
As indicated in the entry in the annotated list of properties included within the
University Hill Historic District, the Tudor-Revival-Style residence at 626-28 Stewart
Avenue was constructed in 1910.
Constructed within the period of significance of the University Hill Historic District
and possessing a high level of integrity, the property is a contributing element of the
University Hill 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
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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 a
non-historic door on the south elevation and the installation of a door, retaining
walls, railings and a walkway on the north elevation 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 doors are
compatible with the massing, size, scale, and architectural features of the property
and its environment.
With respect to Principle #2, Standard #2, and Standard #9, the creation of a third
parking spaces did not remove distinctive materials and did not alter features and
spaces that characterize the property.
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
University Hill Historic District, as set forth in Section 228-6, and be it further,
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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(s):
• Staff shall review and approve the retaining wall and railing materials and
detailing.
• Staff shall review and approve fenestration changes on the south elevation
associated with the installation of the proposed door.
RECORD OF VOTE:
Moved by: D. Kramer
Seconded by: S. Stein
In Favor: E. Finegan, S. Gibian, D. Kramer, K. Olson, S. Stein
Against: 0
Abstain: 0
Absent: A. Smith
Vacancies: 1
A. Smith arrived at 6:33 p.m.
B. 313 East Buffalo Street, East Hill Historic District – Proposal to Demolish a Contributing
Carriage Barn
Applicants Elissa Cogan and Barry Chester appeared in front of the Commission via
videoconferencing platform Zoom to present a proposal to demolish a contributing carriage
barn.
They cited letters from several contractors stating the building is in an unsafe condition, and
explained that it would be financially infeasible.
K. Olson asked for S. Gibian’s opinion on the possibility of salvaging the structure.
S. Gibian said that access to the building is extremely limited.
K. Olson said if the Commission approves this proposal, they should very carefully craft the
language of the resolution to be sufficiently narrow, so as to not imply that demolishing historic
carriage barns is acceptable more broadly
Public Hearing
On a motion by S. Stein, seconded by D. Kramer, Chair E. Finegan opened the Public Hearing.
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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. Gibian, seconded by D. Kramer.
RESOLUTION: ~TABLED~
The Commission members agreed to schedule a site visit to better assess the building’s
condition.
C. 407 East Buffalo Street, East Hill Historic District – Proposal to Demolish a Non-Historic
Porch and Shed-Roof Addition on the South (Rear) Elevation and the Construct a New Porch
and Mudroom Addition in the Same Location
Applicant Leann Kanda appeared in front of the Commission via videoconferencing platform
Zoom to present a proposal to demolish a non-historic porch and construct a new porch and
mudroom addition in the same location.
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.
D. Kramer asked if they were going to move forward and approve the synthetic decking product
proposed across the board.
K. Olson said the times they have approved its use were generally in locations where it was not
highly visible, and also that this project is not replacing historic fabric, but rather a deteriorated
modern deck.
RESOLUTION: Moved by S. Stein, seconded by D. Kramer.
WHEREAS, 407 E. Buffalo Street is located in the East Hill Historic District, as designated under
Sections 228-3 and 228-4 of the City of Ithaca Municipal Code in 1988, and as listed
on the New York State and National Registers of Historic Places in 1986, and
WHEREAS, as set forth in Section 228-4 of the Municipal Code, an Application for a Certificate
of Appropriateness, dated August 15, 2022, was submitted for review to the Ithaca
Landmarks Preservation Commission (ILPC) by property owner Leann Kanda,
including the following: (1) two narratives respectively titled Description of
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Proposed Change(s) and Reasons for Changes(s); (2) a document prepared by the
applicant, titled “Mudroom Addition, Fix of Back Porch and Balcony for 407 E
Buffalo St,” that includes: photographs of existing conditions, a detailed workplan
and sketches of the proposed alteration prepared by contractor Sega and Sorenson,
an axonometric view of the proposed project, a proposed site plan and an existing
site plan, and
WHEREAS, the ILPC has also reviewed New York State Building-Structure Inventory Form for
407 E. Buffalo Street, and the City of Ithaca’s East Hill Historic District Summary
Statement, and
WHEREAS, as stated in the narrative Description of Proposed Change(s), the project involves the
reconfiguration of the rear (south) elevation of the rear wing of the house, including:
the removal of a non-historic (2012) porch and a seemingly non-historic shed-roof
addition; the removal of a wood door (which is likely original to this added wing); the
construction of an approximately 7’x11’ addition and two-story wood porch, detailed
to match the existing porch on the front of the house, 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 September 20, 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 East Hill Historic District Summary Statement,
the period of significance for the area now known as the East Hill Historic District is
1830-1932.
As indicated in the New York State Building-Structure Inventory Form, 407 E.
Buffalo Street was constructed between 1835 and 1838 in the Greek Revival style.
The front porch was added c. 1898, and the rear two-story addition was constructed
in two phases, c. 1893 and c. 1904. These sympathetic additions to the original
structure reflect its development over time and have gained historic significance in
their own right.
Constructed, and expanded, within the period of significance of the East Hill
Historic District and possessing a high level of integrity, the property is a
contributing element of the East Hill Historic District.
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The purpose of the proposal is to reconfigure the rear (south) elevation of the rear
wing to accommodate a mudroom addition and an enlarged two-story porch.
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
form and integrity of the historic property and its environment would be
unimpaired.
With respect to Principle #2, Standard #2, and Standard #9, the construction of the
new addition and rear porch, the removal of a seemingly original door will not
remove distinctive materials and will not alter features and spaces that characterize
the property. The door that is proposed for replacement is likely original to this
wing, which was added to the main house around the turn of the twentieth century.
Located at the rear of the house, the utilitarian wood door is not visible to the
general public. For this reason, this door is not considered a character-defining
feature.
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Also with respect to Principle #2 and Standard #9, the proposed new addition and
two-story porch, with detailing that echoes that of the existing front porch are
differentiated from the old and are compatible with the massing, size, scale, and
architectural features of the property and its environment. As noted by the ILPC,
the proposed addition and porch are principally differentiated from the historic
resource through their materiality and detailing, including the contemporary door
and windows, roofing material, decking material, and second-story railing height. In
their review, the ILPC found the use of a composite tongue-and-grove decking
appropriate for the proposed porch for the following reasons: (1) the material will be
used on a newly constructed porch; (2) it does not replace historic fabric; (3) it helps
differentiate the new porch as a 21st-century alteration; and (4) the proposed porch is
not visible from the public way.
With respect to Standard #10, the proposed alterations 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 407 East
Buffalo Street and the East Hill 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 the Municipal Code, and be it further
RESOLVED, that the ILPC approves the Application for a Certificate of Appropriateness with the
following conditions:
• Staff shall review and approve the proposed window and door products.
• Staff shall review and approve any small changes to the roof decking, including
material and detailing.
RECORD OF VOTE:
Moved by: S. Stein
Seconded by: D. Kramer
In Favor: S. Stein, D. Kramer, K. Olson, A. Smith, S. Gibian, E. Finegan
Opposed: 0
Abstain: 0
Vacancies: 1
Recusals: 0
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.
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III. OLD BUSINESS
• 105 Westbourne Lane, Cornell Heights Historic District – Early Design Guidance
Applicants Tony Ewing and Georges Clemont appeared in front of the Commission via
videoconferencing platform Zoom to present a proposal to make modifications to the front
entrance to make it ADA accessible, and to demolish and replace the 1970s-era rear addition.
D. Kramer expressed support for the proposal.
K. Olson asked if there would be any significant changes to the front entry.
Applicants said no.
K. Olson asked about the rear addition, and if the historic materials removed would be reused
in the rebuilt, larger rear addition.
Applicants said yes.
K. Olson expressed support for the revised proposal.
S. Gibian asked about the size of the dormers, the height of the eaves, and asked for some
clarifications on what the applicants are proposing.
Applicants said they would look more closely at the plans and explain their reasoning behind
some of their design choices.
K. Olson suggested screening for the parking out front, as they typically discourage front yard
parking.
B. McCracken said he would inquire with other City staff to see if any variances might be
required and if the front yard parking would be allowable by City code.
IV. NEW BUSINESS
A. Smith recused himself from the next item for consideration, as he is the owner of the
building.
M. Tomlan sat in as an alternate member of the Commission at approximately 8:30.
• 408 East State Street, East Hill Historic District – Early Design Guidance
Applicants Craig Modisher and Rob Morache of STREAM Collaborative appeared in front of the
Commission via videoconferencing platform Zoom to present a proposal to build a three-story
addition in the rear of the building, and other site improvements.
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Commission members expressed support for the proposal.
V. ADMINISTRATIVE MATTERS
• Andrus Block, Home Dairy and Firebrand Books Building, 143 East State Street – Planning
and Economic Development Committee Review Local Landmark Recommendation on
September 21, 2022
B. McCracken said the Planning and Economic Development Committee would be reviewing the
Landmark recommendation the following day, and reminded the Commission members that
they would have an opportunity to speak if they so desire.
He also reminded the Commission members that the State Historic Preservation Conference is
coming up soon.
VI. ADJOURNMENT
On a motion by S. Stein, seconded by A. Smith, the meeting was adjourned unanimously at
9:05 p.m.
Respectfully submitted,
Bryan McCracken, Historic Preservation Planner