HomeMy WebLinkAboutMN-ILPC-2023-04-18Approved on: May 16, 2023
Ithaca Landmarks Preservation Commission (ILPC)
Minutes – April 18, 2023
Commission Member Present: Ed Finegan, Chair
David Kramer, Vice Chair
Stephen Gibian, Member
Susan Stein, Member
Katelin Olson, Member
Avi Smith, Member
Janet Smith, Member
Absent:
A. Smith, S. Stein
Common Council Members Present: Kris Haines-Sharp, Alderperson Ward 5
Common Council Liaison
City Staff Present:
Bryan McCracken, Hist. Pres. and Neighborhood
Planner & Secretary, ILPC
Marjorie McLain-Administrative Assistant
_______________________________________________________________________
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 5:30 p.m. and
read the Public Notice.
I. PUBLIC HEARINGS
A. 319 North Tioga Street, DeWitt Park Historic District – Proposal to Replace Asphalt
Shingle Roofing with Standing Seam Metal Roofing. [Application Material Previously
Distributed.
Stephen Fisher from Little Beaver Roofing, appeared on behalf of property owner Anne Brous to
present the proposed project. 319 N Tioga St is a contributing resources in the locally designated
DeWitt Park Historic District.
Stephen Fisher was here to present on behalf of Anne Brous (Property Owner). S. Fisher spoke
to the board regarding placing gray metal roofing on all parts of the roof. He stated that they
would put flashing on the edges of the roof, loosen the siding at the top near the roof line placing
the flashing under the siding to prevent leaking, and re-fasting the siding down to insure a water -
tight fit. He also stated that they would use the flashing along the curves and dormers of the roof
Approved on: May 16, 2023
to acquire the curves in the roof, they will also use the flashing under the eaves to handle that
curvature also.
S. Gibian asked how they will attain the curves under the eaves. S. Fisher stated that, they bring a
roll of metal and cut it to fit on site, and then they will be able to attain the curves the best they
can. This will also apply to the dormers and roof line where there is a curvature. K. Olson asked
if the original roof was a wood shingle. It was also asked if there were other houses in the area
that have metal roofs. B. McCracken stated that he had surveyed the neighborhood and had
found several houses in the area that have metal roofs, not the slope that this house has, however
coincides with the Sanborn maps and Queen Anne style of house. B. McCracken asked what
type of edging would be used, is there a smaller edging hat can be used.
PUBLIC HEARING
On a motion J Smith, 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 K. Olson,
seconded by J. Smith.
The Commission stated they want a condition that the ridge edge remain similar to the way it is,
and that they want the curve around the dormers and other sections of roofing stay curved to
preserve the historic character of the building. It was also stated that the work will be coordinated
by Bryan, and he will also handle the staff review regarding the metal roofing and edging
materials.
RESOLUTION: 319 North Tioga Street, DeWitt Park Historic
RESOLUTION: Moved by K. Olson, seconded by D. Kramer.
WHEREAS, 319 North Tioga Street 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 February 28, 2023, was submitted for review to the Ithaca
Landmarks Preservation Commission (ILPC) by Stephen Fisher on behalf of property owner
Anne Brous, including the following: (1) two narratives respectively titled Description of
Proposed Change(s) and Reasons for Changes(s); and (2) a sample of the proposed material, and
Approved on: May 16, 2023
WHEREAS, the ILPC has also reviewed the New York State Building-Structure Inventory
Form for 319 North Tioga Street, and the City of Ithaca’s DeWitt Park Historic District
Summary Statement, and
WHEREAS, the proposed project involves replacing the existing asphalt shingle roofing with
standing seam metal roofing, with 16” pans and a light gray color, 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 April
18, 2023, 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 Free Classic Queen
Anne style residence at 319 North Tioga Street was constructed before 1888.
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 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:
Approved on: May 16, 2023
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 asphalt
shingle roofing with standing seam metal roofing 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 metal roofing is compatible with
the massing, size, scale, and architectural features of the property and its 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 319 North Tioga
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 with
the following condition(s):
• The proposed metal-roof detailing for the curved sections, ridge caps, drip
edges, rake trim, and wall flashings shall be reviewed and approved by staff
prior to the issuance of a Building Permit for the project.
RECORD OF VOTE:
Moved by: Ed Finnegan
Seconded by: D. Kramer
In Favor: S. Gibian, K. Olson, D. Kramer, E. Finegan, J. Smith
Against: 0
Approved on: May 16, 2023
Abstain: 0
Absent: A. Smith, S Stein
Vacancies: 0
B. 934 Stewart Avenue, Cornell Heights Historic District – Proposal Remove Two
Elevated Metal Walkways on the Primary (East) Façade and Construct a Metal Stairway
David Elwyn from Elwyn Palmer Engineers appeared on behalf of property owner Frost Travis,
Owner of Travis Hyde Apartments to present the proposed project. 934 Stewart Ave is a non-
contributing resource in the locally designated Cornell Heights Historic District
David Elwyn presented the project on behalf of the property owner Travis Hyde Apartments. D.
Elwyn stated that the current condition of the ramps are structurally unsound and in need of
repair. They connect to the second and third levels of the building and go to the sidewalk in two
different locations. D. Elwyn stated that they would take out the existing ramps and construct a
set of stairs, placing in a landing and a new ramp with a slight slope, with two locations to the
sidewalk. They will make sure that the window in proximity to the ramp will not be
compromised. All repairs will be governed and adhere to all building codes.
D. Kramer asked if there was any separation requirement near the window, and will they look to
make sure it is not an egress window, will that stay an egress window if needed. K. Olson asked
about the symmetry and detail of the railing, and can top rail diameter be increased. She also
asked if the top railing will be white, and can it be made to look more industrial. D. Elwyn stated
that it will be galvanized. S. Gibian asked if they were proposing changes to the grading. D.
Elwyn stated they will be using piers to minimize disturbance. S Gibian stated that the retaining
wall on the South side of the building, and the stairs are in need of repair.
PUBLIC HEARING
On a motion by D. Kramer seconded by J. Smith, 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 K. Olson,
seconded by D. Kramer.
S. Gibian stated that the retaining wall on the South side of the building in desperate need of
repair along with the stone stairs. He also commented that the Gabian Wall along Stewart Ave is
also in need of repair, however we were only asked about the ramps. S. Gibian stated he had
wished the owner was there to ask questions regarding the several repairs that are needed on the
property. The railing materials and final design will be done as a staff level review by Bryan.
RESOLUTION: 934 Stewart Avenue, Cornell Heights Historic District
RESOLUTION: Moved by D. Kramer, seconded by K. Olson.
Approved on: May 16, 2023
WHEREAS, 934 Stewart Ave. 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 March 30, 2023, was submitted for review to the Ithaca
Landmarks Preservation Commission (ILPC) by David Elwyn on behalf of property owner Frost
Travis, Travis Hyde, including the following: (1) two narratives respectively titled Description of
Proposed Change(s) and Reasons for Changes(s); and (2) two sheets of drawings prepared by
Elwyn Palmer, Consulting Engineers, PLLC, dated March 30, 2023, and titled “Existing
Conditions and Reconfigured” (S1) and “Proposed Reconstruction Plan and Section” (S2), and
WHEREAS, the ILPC has reviewed the New York State Building-Structure Inventory Form
for 934 Stewart Ave., 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 demolition of two elevated walkways on the east elevation and their replacement with a two-
story stairway, 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 April
18, 2023, 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, 934 Stewart Ave. was
constructed between 1946 and 1956.
Approved on: May 16, 2023
Constructed outside the period of significance of the Cornell Heights Historic District, the
property is a non-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 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:
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, 934 Stewart Ave., 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 project is therefore limited to the assessment of the impact of the proposed work
on adjacent historic structures and on the Cornell Heights 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 within its historic environment.
With respect to Standard #9, the demolition of the elevated walkways and the construction of a
metal staircase will remove distinctive materials and will not alter features and spaces that
characterize the Cornell Heights Historic District.
Also with respect to Standard #9, the proposed stairway 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
RESOLVED, that the ILPC approves the Application for a Certificate of Appropriateness with
the following condition:
Approved on: May 16, 2023
• Staff shall review and approve the final design for the metal railings prior to
the issuance of a Building Permit.
RECORD OF VOTE:
Moved by: D. Kramer
Seconded by: K. Olson
In Favor: D. Kramer, K. Olson, J. Smith, E. Finegan, S. Gibian
Against: 0
Abstain: 0
Absent: A. Smith, S. Stein
Vacancies: 0
C. 711 East Seneca Street, East Hill Historic District – Proposal to Replace Replacement
Windows Installed Without a Certificate of Appropriateness
Gregory Tumbarello from Modern Living Rentals appeared on behalf of property owner Modern
Living Rentals to present the proposed project.711 E Seneca Street is a contributing resource in
the locally designated East Hill Historic District
Gregory Tumbarello presented on behalf of Modern Living Rentals (Property Owner). G.
Tumbarello submitted additional material data sheets on the Anderson 100 series windows they
are looking to get approved for use in the property. He stated they just purchased the property
and with part of the negotiation we will be replacing the windows ourselves, due to a building
violation that the previous owner had gotten. There are 55 to 60 windows. All the windows are in
good operating condition but do not reflect the characteristics of a historic window. G.
Tumbarellos stated that the property owner would be willing to use a more expensive window,
that would be more consistent with the Historical Aesthetics, on the Quarry St and Seneca St side
of the building if required. The other two sides are blocked by the house on Stewart Ave and 707
W. Seneca St.
K. Olson stated that she was unsettled about taking out functioning windows and throwing them
away. S Gibian stated he did not like the Anderson 100 series windows as he feels they look
worse than the vinyl windows, and there is no SDR (which is no spacer bar). D. Kramer stated
that this is a difficult decision, and he would like to see a better window installed. The applicant
would be willing to install better windows on the two visible sides and use the remaining portion
of the ($40,000) to do other building repairs that are needed. B. McCracken suggested doing a
site visit would be a better way to see what a more authentic window would be appropriate and
better suited. K. Olson did state that she would be more willing to work with the new owners as
she feels they are not responsible for installing the wrong windows and have them do this as a
package approval process to include some of the other repairs needed. Greg stated they are
looking to get the new windows in and get the building ready for the new leasing year.
Approved on: May 16, 2023
The public hearing could not be held, as the Public Notice Signs were not posted on the property,
the Commission was unable to conduct the Public Hearing.
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
A. 702 East Buffalo Street, East Hill Historic District – Retroactive Request for Approval for the
Removal of Railroad Tie Retaining Walls and Landscape Stairs as well as Non-historic
Flagstone Walkways in the Front Yard, Regrading the Front Yard, and the Installation of a
Concrete Walkway [Application Material Previously Distributed.] The commission was unable
to discuss the retaining wall as the owner/ applicant was not in addendance.
IV. NEW BUSINESS-None
V. APPROVAL OF MINUTES
The commission approved the March 2023 Minutes with minor corrections.
VI. ADMINISTRATIVE MATTERS
A. Ithaca Gun Smokestack: Bryan McCracken stated that 91% of respondents are in favor
of keeping the smokestack, regarding the history and aesthetics, 87 % of respondents
were from Tompkins County and feel the city should contribute to condition survey,
and 80% were from the City wishing to have the smokestack preserved. What about the
building?
B. Historic Ithaca 2023 preservation award is now open and the nomination award
application is on the web site and open until July 24th.
VII. ADJOURNMENT
On a motion by J. Smith, seconded by S. Gibian, the meeting was adjourned unanimously at7:00
p.m.
Respectfully submitted,
Approved on: May 16, 2023
Bryan McCracken, Historic Preservation Planner