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HomeMy WebLinkAboutMN-ILPC-2022-02-15Approved by ILPC: 15, March 2022 1 Ithaca Landmarks Preservation Commission (ILPC) Regular Monthly Meeting Minutes — February 15, 2022 Present: Ed Finegan, Chair David Kramer, Vice Chair Stephen Gibian, Member Katelin Olson, Member Susan Stein, Member Rob Gearhart, Common Council Liaison Bryan McCracken, Historic Preservation Planner and ILPC Secretary Anya Harris, City of Ithaca staff Absent: Katelin Olson, Member Avi Smith, Member Chair E. Finegan called the meeting to order at 6:04 p.m. I. PUBLIC HEARINGS A. 625 University Avenue, University Hill Historic District – Proposal to Rehabilitate the West Porch, Including the In-kind Replacement of the Columns, Pilasters, and Balustrades, Repair of Deteriorated Entablature Elements, Repointing Stone Masonry, and Installation of Metal Guardrails. appeared in front of the Commission to present a proposal to Public Hearing On a motion 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 D. Kramer and seconded by S. Stein. RESOLUTION: Moved by K. Olson, seconded by S. Stein. WHEREAS, B. 309 North Tioga Street, DeWitt Park Historic District- Proposal to Replace 25 Aluminum Sash Windows on the North and South Elevations with Vinyl, Double-Hung Insert Units. appeared in front of the Commission to present a proposal to Approved by ILPC: 15, March 2022 2 Public Hearing On a motion 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 D. Kramer and seconded by S. Stein. RESOLUTION: Moved by K. Olson, seconded by S. Stein. WHEREAS, II. PUBLIC COMMENT ON MATTERS OF INTEREST Chair E. Finegan opened the meeting to public comments. 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 comment period. III. NEW BUSINESS • Downtown West Historic District – Lighting Discussion [Anisa Mendizabal, Community Development Planner, Ithaca Urban Renewal Agency, to attend.] IV. OLD BUSINESS • 223 South Albany Street, Henry St. John Historic District – Retroactive Requests for Approval: Removal of 1-Over-1 Wood Sash in Six Windows on the South Elevation and Installation of Six, 1-Over-1 Vinyl Insert Units in the Same Location; and Removal of a Wood Entrance Door on the West Elevation and the Installation of a Fiberglass Entrance in the Same Location Approved by ILPC: 15, March 2022 3 Homeowner Liam O’Kane appeared in front of the Commission seeking retroactive approval of window replacement done without ILPC approval. RESOLUTION: Moved by S. Gibian, seconded by S. Stein. WHEREAS, 223 South Albany 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 December 3, 2021, was submitted for review to the Ithaca Landmarks Preservation Commission (ILPC) by Liam F. O’Kane, property owner, including the following: (1) two narratives respectively titled Description of Proposed Change(s) and Reasons for Changes(s); and (2) seven photographs documenting existing conditions as well as the proposed products in situ, and WHEREAS, the ILPC has reviewed the New York State Building-Structure Inventory Form for 223 South Albany 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 a retroactive request for approval for the removal of one-over-one, double-hung, wood window sash in six window openings (five on the south elevation and one on the north) and the installation one-over-one vinyl window inserts within those openings, 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 December 21, 2021, 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 Craftsman Style residence at 223 South Albany Street was constructed in 1928. Approved by ILPC: 15, March 2022 4 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 their review of the project, the ILPC noted the following existing conditions at the property: 1. apart from the subject windows, all the window openings in the residence have non-historic replacement units that were installed prior to the designation of the local historic district in 2013; 2. the variety of replacement unit types observed at the property are unified and disguised by the presence of metal storm windows at each opening; and (3) the extant storm windows replicate the appearance of wood storm windows found on historic properties. 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 #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 Approved by ILPC: 15, March 2022 5 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 removal of the wood window sash removed distinctive materials and altered features and spaces that characterize the property. With respect to Principle #2 and Standard #6, it is the opinion of the property owner that the severity of the deterioration of the wood window sash was such that replacement was required. Since most of the original materials were discarded, contractors specializing in the repair of wood windows and the members of the ILPC were unable to make an independent conditions assessment. As observed by the Secretary of the Commission and represented in the submitted photograph, the one remaining wood sash appears to be in fair to good condition, exhibiting relatively minor signs of deferred maintenance, and could have been repaired rather than replaced. Also with respect to Standard #6, the insert window units do not match the old in design, color, texture, materials, and other visual qualities. The installed window inserts alter the historic planar relationship between the window sashes and wall surface and reduce the size of exposed exterior sills. In addition to the change in material, window inserts themselves do not replicate the characteristic molding profiles or the glazed-to-solid proportions found in the original sashes. Also with respect to Principle #2, and Standard #9, the proposed vinyl insert windows are not compatible with the massing, size, and scale of the historic property or its historic environment. Although the sizes of the original window openings were unaltered and most original exterior trim was retained, the ILPC found the installed windows changed the scale and detailing of the original openings. Their construction and installation technique established a frame- within-a-frame condition that reduced the size of the glazed openings. Additionally, the visual complexity created by the window units’ numerous seams, joints, gaskets, and operable components does not replicate the simple lines of the historic windows and is incompatible with the historic character of the property and district. RESOLVED, that, based on the findings set forth above, the replacement of historic wood window sash with vinyl replacement units has had a substantial adverse effect on the aesthetic, historical, or architectural significance of the 223 South Albany Street and the Henry St. John Historic District, and be it further, RESOLVED, that the Ithaca Landmarks Preservation Commission determines that the removal of the historic wood windows does not meet criteria for approval under Section 228-6 of the Municipal Code, and be it further Approved by ILPC: 15, March 2022 6 RESOLVED, that the ILPC denies the Application for a Certificate of Appropriateness and refers the matter to the City Attorney’s Office for resolution, and be it further RESOLVED, that the ILPC recommends the following to mitigate the loss of the historic fabric and visual impact of the incompatible alteration: • The installation of metal or wood screens matching all the visual properties of those installed on the primary (west) façade in front of the six new vinyl windows. The proposed window screens should be considered and approved by the Secretary of the Commission prior to installation. • The replacement of the deteriorated front (west) entrance stairs and railings. The design for the stairs and railing should be architecturally compatible with the Craftsman Style of the residence and reviewed following the Certificate of Appropriateness process outlined in the Landmarks Ordinance. RECORD OF VOTE: Moved by: S. Gibian Seconded by: S. Stein In Favor: S. Gibian, S. Stein, D. Kramer, E. Finegan Against: 0 Abstain: 0 Absent: 2 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. V. APPROVAL OF MINUTES On a motion by S. Stein, seconded by D. Kramer, the November 16, 2021 and December 21, 2021 meeting minutes were approved unanimously VI. ADMINISTRATIVE MATTERS B. McCracken • 2021 Staff Approval Report Approved by ILPC: 15, March 2022 7 • 2021 Annual Report to the Mayor and Common Council [under separate electronic cover] VII. ADJOURNMENT The meeting was adjourned by unanimous consent at 8:49 p.m. Respectfully submitted, Bryan McCracken Secretary Ithaca Landmarks Preservation Commission