HomeMy WebLinkAboutMN-ILPC-2022-10-18Approved on: November 15, 2022
Ithaca Landmarks Preservation Commission (ILPC)
Minutes –October 18, 2022
Commission Member Present: Ed Finegan, Chair
David Kramer, Vice Chair
Stephen Gibian, Member
Susan Stein, Member
Avi Smith, Member
Absent: Katelin Olson, Member
Common Council Members Present: Robert Gearhardt, Liaison
City Staff Present:
Bryan McCracken, Hist. Pres. and Neighborhood
Planner & Secretary, ILPC
Jennifer Kusznir, Senior Planner
_______________________________________________________________________
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 6:10 p.m. and read the Public Notice.
I. PUBLIC HEARINGS
A. 313 EAST BUFFALO STREET EAST HILL
HISTORIC/DISTRICT/INDIVIDUAL LANDMARK – CONSIDERATION OF AN
ECONOMIC HARDSHIP APPEAL FOR THE DEMOLITION OF A CONTRIBUTING
CARRIAGE BARN
Property owners Elissa Cogan and Barry Chester appeared before the Commission to present the
Economic Hardship Appeal application. 313 East Buffalo Street and its associated carriage barn
are contributing resources in the locally designated East Hill Historic District. A Certificate of
Appropriateness application for the demolition of the carriage barn was denied by the
Commission at the special Site Visit on September 30, 2022.
Chester introduced their request for economic hardship on the basis that any investment in the
property will yield no financial benefit.
McCracken summarized the requirements for economic hardship as outlined in the Landmarks
Ordinance. Unlike the consideration of a Certificate of Appropriateness applications, the
Commission is able to take into consideration the cost of an improvement and how that will or
will not impact the financial return on the property.
Approved on: November 15, 2022
McCracken explained that the cost of stabilizing this building was provided along with the cost
of demolition. An analysis of the return on investment of these two options was presented to the
Commission. The Commission was asked to consider whether they had the enough information
to make a determination and whether or not the information provided demonstrates an economic
hardship.
PUBLIC HEARING
On a motion by D. Kramer, seconded by S. Stein, 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 D. Kramer.
The Commission remarked on the architectural value of the carriage barn and lamented its
current deteriorated condition. However, the members agreed that the stabilization of the
structure without an independent means to economically support it did represent an economic
hardship. It was requested that there be documentation of the existing building and salvaging of
exterior elements.
The applicants agreed to photograph the building and to donate salvage materials and elements to
Historic Ithaca.
RESOLUTION: RA- Property Address, Historic District/Individual Landmark
(Insert finalized resolution post-meeting)
RECORD OF VOTE:
Moved by: S. Gibian
Seconded by: S. Stein
In Favor: S. Gibian, D. Kramer, A. Smith, E. Finegan, S. Stein
Against: 0
Abstain: 0
Absent: 0
Vacancies: 1
B. MCGRAW HALL, 141 CENTRAL AVENUE, CORNELL ARTS QUAD HISTORIC
DISTRICT – PROPOSAL TO REMOVE CAST AND WROUGHT IRON CRESTING
J. Shermeta, Associate University Architect, and Leslie Schill, University Planner, appeared on
behalf of property owner Cornell University to present the proposed project. McGraw Hall is a
contributing resource in the locally designated Cornell Arts Quad Historic District. Shermeta
presented the proposal to remove an unsafe condition by temporarily removing the decorative
Approved on: November 15, 2022
cresting from the McGraw Hall tower. The removed cresting would be stored in an off-site
facility until it could be repaired or replicated and reinstalled.
Members expressed concerns about the removal of this important architectural element and
questioned how they could ensure the cresting was restored or recreated in the future.
McCracken recommended adding a condition to the Certificate of Appropriateness requiring the
reinstallation of the cresting as part of the full exterior envelope restoration planned for the
building in the upcoming years.
PUBLIC HEARING
On a motion by S. Stein seconded by D. Kramer, Chair E. Finegan opened the Public Hearing.
No members of public were present and no comments were submitted.
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 expressed the need to approve because of the public safety concerns.
RESOLUTION:
(Insert finalized resolution post-meeting)
RECORD OF VOTE:
Moved by: S. Stein
Seconded by: S. Gibian
In Favor: S. Gibian, D. Kramer, A. Smith, E. Finegan, S. Stein
Against: 0
Abstain: 0
Absent: 0
Vacancies: 1
C. 202 EAST COURT STREET, DEWITT PARK HISTORIC DISTRICT –
PROPOSAL TO REPLACE A WINDOW IN THE THIRD STORY OF THE NORTH
ELEVATION TO MEET EGRESS REQUIREMENTS AND MODIFY A FIRE ESCAPE
Commission Member Stephen Gibian is the architect of record for the above referenced project
and recused himself from the consideration of the Certificate of Appropriateness application.
With the recusal of S. Gibian, Mary Raddant Tomlan stepped in to serve as an ILP Alternate
Member for the consideration of this Certificate of Appropriateness application.
Approved on: November 15, 2022
Stephen Gibian, architect, appeared on behalf of property owner Finger Lakes Land Trust, to
present the proposed project. Meghann Andrews-Whitaker, Director of Operation for the Finger
Lakes Land Trust, was also in attendance. 202 East Court Street is a contributing resource in the
locally designated DeWitt Park Historic District. Meghan Andrews-Whitaker-Fingerlakes Land
Trust was also present and explained that they are expanding their staff and need to expand their
office space into the third floor.
S. Gibian explained that apartment on the third floor of the former residences was being
converted into office space. This change requires that the existing fire escape and one window
needed for emergency rescue need to comply with current Building Codes. Gibian proposed the
replacement of the window with an Anderson 400 series wood casement window and a slight
widening of the 2nd floor fire escape landing.
PUBLIC HEARING
On a motion by D. Kramer, seconded by S. Stein, 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 A. Smith.
The board all felt that this was a good option and had no concerns.
RESOLUTION: Property Address, Historic District/Individual Landmark
(Insert finalized resolution post-meeting)
RECORD OF VOTE:
Moved by: D. Kramer
Seconded by: S. Stein
In Favor: D. Kramer, A. Smith, E. Finegan, S. Stein, M.R. Tomlan
Against: 0
Abstain: 0
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.
Approved on: November 15, 2022
III. OLD BUSINESS
IV. NEW BUSINESS
ADVISORY REVIEW: 445 EAST STATE STREET
Staff reported that the Commission had previously reviewed the development project at 445 East
State, then known as 401 East State, and drafted comments for the Planning and Development
Board in January 2021 and distributed those to comments to the members for review. Later that
year, the Planning and Development Board approved a development project for this site that was
one story shorter than the proposal reviewed by the Commission. This reduced height was the
result of numerous comments and feedback from the Planning and Development Board as well
as the Board of Zoning Appeals. The project sponsor is now seeking approval for the story that
was removed during the earlier approval processes. As the project site is immediately adjacent
to the East Hill Historic District, the Planning and Development Board has requested comments
on the proposed development project.
McCracken questioned whether the ILPC’s previously prepared comments on the project are still
relevant and if the Commission would like to resubmit them to the Planning Board and Board of
Zoning Appeals for review. He also asked if there were any additional comments the
Commission wished to submit to either board for consideration. McCracken explained that only
the western portion of the building will change, everything else will remain the same.
D. Kramer questioned why the additional story was being added to the most visible portion of
the building and expressed a preference for adding the additional story in a less visible location.
Concerns were raised about the impact from 6 stories on the viewshed from East State and
South hill. Impacts viewshed from 107 Giles on the national historic registry. 6 stories were
concerning, 7 stories is more concerning.
McCracken can change comments to say the Commission does not support the application to
add additional stories.
Questions were raised as to the number of units and how it might impact traffic.
The Commission expressed that the comments from 2021 are relevant, and added additional
comments that the Commission does not support adding an additional story. They noted that
they might support an additional story on the smaller portion, but additional information
would be needed.
V. APPROVAL OF MINUTES
The September 20, 2022, meeting minutes were approved unanimously with modifications.
Approved on: November 15, 2022
The minutes said that Gibian didn’t think they met the requirements, but that is not what I said. I
said they do meet the requirements.
Gibian stated that the minutes incorrectly said that he didn’t think the sidewalk requirements
were met, but that was opposite of what he said.
David moved to approve the minutes, sue 2nd
All in favor
VI. ADMINISTRATIVE MATTERS
• Andrus Block, Home Dairy, and Firebrand Books Building, 143 East State Street – ILPC
Recommendation to Locally Designate as an Individual Local Landmark.
Staff reported that the Ithaca Common Council unanimously approved the
recommendation at the October 5, 2022, Common Council meeting. The Andrus Block,
Home Dairy, and Firebrand Books Building is now a locally designated individual
landmark. The nomination materials prepared by Dr. Jeff Iovannone were submitted to
the State Historic Preservation Office for inclusion in CRIS, the State’s Cultural
Resource Inventory System.
• 313 Stewart Avenue, East Hill Historic District – Addressing Graffiti with a Mural
Staff reported receiving a request from the owner of 313 Stewart Avenue to paint a mural
on the non-historic retaining wall in front of the residence to cover over graffiti and
ideally prevent future taggings. Staff distributed a photograph of the retaining wall with
the graffiti. The Landmarks Ordinance requires Commission approval for painting
previously unpainted historic masonry surfaces; however, it does not address painting
non-historic surfaces.
-Bryan McCracken requested that Commission approve staff to approve/deny mural since it is
not a historic element. Property owner has commissioned an out of town artist that has time
to do it this week or next week, if commission allows staff to make the decision. McCracken
explained that the determination would be made based on content and make sure its not
offensive. Commission members thought this is a good solution
VII. ADJOURNMENT
On a motion by Susan Stein, seconded by David Kramer, the meeting was adjourned
unanimously at XX:XX p.m.
Respectfully submitted,
Bryan McCracken, Historic Preservation Planner