HomeMy WebLinkAboutMN-ILPC-2022-01-18Approved by ILPC: 15, March 2022
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Ithaca Landmarks Preservation Commission (ILPC)
Regular Monthly Meeting Minutes — January 18, 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:
Avi Smith, Member
Chair E. Finegan called the meeting to order at 6:05 p.m.
I. PUBLIC HEARINGS
A. 222 South Geneva Street, Henry St. John Historic District – Proposal to Modify the East Porch,
Construct an ADA Ramp Along the South Elevation, Remove Non-Historic Doors and Windows on
the West and South Elevations, Remove Two Historic Windows on the West Elevation, Install a
Door with an Associate Stoop and Stairs on the West Elevation
Rob Morache of Stream Collaborative appeared in front of the Commission to present a
proposal to modify a 10-bedroom home at 222 S. Geneva Street into a multiple residence
building (with individually lockable bedrooms, kitchenettes, and separate bathrooms for each).
To do so, they need to bring it up to code with alarms, sprinklers, etc. This proposal will require
exterior modifications to various doors and windows, addition of an ADA accessible ramp, and
modifications to the front porch.
Commission members discussed options to infill the unused door on the South elevations and
expressed support for the porch improvements. They also said they appreciated that most of
the changes to windows and doors are on the back and not highly visible from the public ROW.
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.
Approved by ILPC: 15, March 2022
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RESOLUTION: Moved by K. Olson, seconded by S. Stein.
WHEREAS, 222 South Geneva 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 January 05, 2022, was submitted for review to the Ithaca
Landmarks Preservation Commission (ILPC) by STREAM Collaborative on behalf
of property owner PPM Homes, including the following: (1) two narratives
respectively titled Description of Proposed Change(s) and Reasons for Changes(s);
and (2) two sheets of product specifications for Therma Tru® 6/8 Classic Craft
doors; (3) two sheets of product specifications for Marvin® Ultimate Double Hung
G2 windows; (4) nine sheets of photographs and architectural drawings by STREAM
Collaborative, titled “Photographs” (A001) [dated 11.30.21], “Photographs” (A002)
[dated 11.20.21], “Front Porch Photographs” (A003) [dated 01.05.22], “Existing
Floor Plans” (EC101) [dated 08.27.21], “Existing Floor Plans” (EC102) [dated
08.27.21], “Proposed Floor Plans” (A101) [12.29.21], “Proposed Floor Plans” (A102)
[dated 12.29.21], “Existing Conditions” (EC201) [12.29.21], “Proposed Elevations”
(A201) [12.29.21], and “Front Doorway Elevations” (A401) [01.05.22], and
WHEREAS, the ILPC has reviewed the entry in the annotated list of properties included within
the Henry St. John Historic District for 222 South Geneva 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
varied alterations to the primary façade and secondary elevations, including
modifications to the non-historic east porch’s columns, frieze, railing, flooring, and
skirting; replacement of the non-historic primary entrance door on the east elevation;
construction of a barrier free access ramp along the south elevation; removal of non-
historic doors and windows on the west and south elevations, removal of two
historic windows on the west elevation; installation of a door, stoop, and stairs on
the west elevation; and the installation of new windows on the west elevation, 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 January 18, 2022, now therefore be it
RESOLVED, that the ILPC has made the following findings of fact concerning the property and
the proposal:
Approved by ILPC: 15, March 2022
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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, 222 South Geneva Street was
constructed ca. 1865 and is an example of a substantial Italianate-style residence.
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.
The project impacts the non-historic east porch that was added between 1954-1975,
outside of the district’s period of significance, and the south and west elevations that
are not significantly visible from the public way.
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 by ILPC: 15, March 2022
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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 modifications to
the east porch, construction of an accessible ramp, replacement of the non-historic
primary entrance door, removal of non-historic windows, removal of two historic
windows and the installation of a door and stoop, and the installation of new
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 porch
modifications, ramp, and doors are 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 with the
following conditions:
• If the applicant pursues the removal of the abandoned door on the south
elevation, the applicant shall submit plans and materials samples to staff for
consideration and approval.
• The removed historic window sash shall be clearly and durably labeled with at
least the property address, date of removal, and original location in the residence,
and stored in a dry, secure location at the property for future potential reuse.
RECORD OF VOTE:
Moved by: K. Olson
Seconded by: S. Stein
In Favor: K. Olson, S. Stein, D. Kramer, S. Gibian, E. Finegan
Against: 0
Abstain: 0
Absent: 1
Vacancies: 1
Approved by ILPC: 15, March 2022
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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.
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
• Advisory Review and Comment: Catherine Commons Development Project,
Collegetown
Kathryn Wolf of Trowbridge, Wolf, Michaels Landscape Architects; Arvind Tikku of iKon5
Architects; and Phil Proujansky and Herman Sieverding of the development team appeared in
front of the Commission to give a presentation on the proposed development.
K. Olson asked why this project was coming in front of them for review.
B. Mc Cracken said that the Planning Board had requested the ILPC’s input as part of its
environmental review process due to the project’s proximity to the East Hill Historic District and
to two locally designated landmarks, the Snaith House and the Grand View House
The project team gave a presentation to provide an overview of the proposed mixed-use
development project, highlighting ways it will provide streetscape improvements and public
amenities in particular. Applicants emphasized the buildings will adhere to the Collegetown
Design Guidelines.
D. Kramer said he think the design team addressed some challenges admirably, and he likes the
principal façades, but he said he is concerned that the west facades, which will be highly visible
throughout the city, seem very blank compared to the College Avenue façade.
K. Wolf said she thinks they won’t actually be all that visible.
A. Tikku said the colors were used to create visual interest at a distance.
Approved by ILPC: 15, March 2022
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Chair E. Finegan said it seems like a well thought out attempt to increase density in the area,
something they had anticipated was coming for some time now. He said it’s better designed
than some of the other buildings that have gone up around Collegetown recently.
K. Olson said she likes the articulation of the main façades at the street level and the inclusion
of landscaping and patios. She said more generally the maximization of lotspace results in a
horrible feel for the neighborhood by diminishing the pedestrian experience and creating a
sterile environment. She also said she’s pleased by the inclusion of higher-end building
materials.
S. Stein said she’s concerned at the closing off of College Avenue. She also expressed concerns
about how the materials will wear over time and said she would prefer the developers to
adhere to existing zoning.
S. Gibian said that while the buildings are carved out at the street level, but stories two through
nine will be built to the as-of-right specifications, and will fill the buildable area fully.
B. McCracken asked if the Commission members think these buildings will have a negative
impact on the neighboring historic buildings.
Chair E. Finegan said he thinks the buildings will relate to historic buildings nearby and the
designs are thoughtful. He said he is also glad to see the wires being installed underground.
B. McCracken said he would draft a memo to the Planning Board and circulate it for review
before sending to the Board.
IV. OLD BUSINESS
• 310 East Court Street, East Hill Historic District – Proposal to Construct a 2-Story
Addition on the North Elevation. [Application TABLED – 12/20/21; Revised materials
under separate electronic cover.]
Architect John Snyder appeared in front of the Commission. He has assumed the project from a
previous applicant. He presented revisions to the proposed project. J. Snyder identified several
issues with the front porch replacement proposal, and said he would modify it to address some
safety issues
RESOLUTION: Moved by D. Kramer, seconded by S. Gibian.
Approved by ILPC: 15, March 2022
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WHEREAS, 310 East Court Street is located in the East Hill Historic District, as designated under
Section 228-3 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 November 28, 2021, was submitted for review to the
Ithaca Landmarks Preservation Commission (ILPC) by Mark Cushing for Rocco
Design Build, LLC on behalf of property owner Elizabeth Billiot, including the
following: (1) two narratives respectively titled Description of Proposed Change(s)
and Reasons for Changes(s); (2) seven photographs documenting existing conditions;
(3) ten sheets of Construction Drawings, prepared by Maser Engineering, dated
November 4, 2021, and titled “Title Page” (A001), “Existing Survey Map” (C101),
“Site Variance and Demolition Plan” (C102), “Site Plan and Details” (C103), “Phase
2 First Floor Plan” (A102), “Phase 2 Second Floor Plan” (A103), “Phase 2 Rear
Elevation” (A203), “Phase 2 Left Elevations” (A204), “Phase 2 Right Elevation”
(A205), and “Wall Sections” (A301), and
WHEREAS, the application was reviewed and tabled by the ILPC on December 20, 2021, and
WHEREAS, additional application materials were submitted by John Snyder, RA for review by
the ILPC on January 14, 2022, including an architectural drawing titled “Reference
Drawing” (A101), and
WHEREAS, the ILPC has also reviewed the New York State Building-Structure Inventory Form
for 310 East Court 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
removal of a non-historic two-story rear porch on the north elevation and the
construction of a two-story, gable-roof, cement clapboard-sided addition on the
footprint of the demolished structure, 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:
Approved by ILPC: 15, March 2022
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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, the gable-
fronted Italianate-Style residence at 310 East Court Street was constructed in 1869
and was the long-time home of Ogilvie Stanford, founder of the Ithaca Sign Works
Company.
Constructed 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.
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.
Principle #3 New construction located within an historic district shall be
compatible with the historic character of the district within which it is located.
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 by ILPC: 15, March 2022
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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 non-
historic porches and construction of a two-story addition will not remove distinctive
materials and will not alter features and spaces that characterize the property.
Also with respect to Principle #2, Principle #3, and Standard #9, the proposed
addition is compatible with the massing, size, scale, and architectural features of the
property and its environment.
With respect to Standard #10, the addition 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 310 East
Court 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 of the Municipal Code, and be it
further
RESOLVED, that the ILPC approves the Application for a Certificate of Appropriateness with the
following conditions:
• Cut sheets and detailed design drawings for the proposed windows and door
shall be submitted to staff for consideration and approval.
• All exterior finished materials shall be submitted to staff for consideration and
approval.
• Detailed design drawings for all exterior trim, including the windows, door,
fascia, and soffit shall be submitted to staff for consideration and approval.
RECORD OF VOTE:
Moved by: D. Kramer
Seconded by: S. Gibian
In Favor: D. Kramer, S. Gibian, K. Olson, S. Stein, E. Finegan
Against: 0
Abstain: 0
Absent: 1
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
Approved by ILPC: 15, March 2022
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construction progresses, may result in the issuance by the Building Department of a stop
work order or revocation of the building permit.
• 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
Homeowner Liam O’Kane appeared in front of the Commission seeking retroactive approval of
window replacement done without ILPC approval.
After some discussion, D. Kramer asked if there’s some way to move this project along without
actually approving the installation of the vinyl windows, as that puts the Commission in a
position they don’t want to be in.
B. McCracken asked if his understanding that the Commission doesn’t want to require the
applicant to remove the vinyl windows (although that is something they have authority to do),
but neither do they want to approve the windows is correct.
K. Olson says she’s not comfortable voting on a resolution regarding mitigation efforts without
seeing a more detailed application. She said they don’t have rubrics or metrics to guide their
evaluation of the proposed mitigations. She said she is more comfortable sending the case to
the City Attorney.
Alderperson R. Gearhart asked about the process to send it to the City Attorney.
B. McCracken said it’s in NYS Building Code that the homeowner is responsible for obtaining a
building permit, so it would be very hard for the City to put in place a mechanism by which they
could penalize contractors who fail to do so.
RESOLUTION ~TABLED~ Moved by S. Stein, seconded by D. Kramer, and passed
unanimously.
V. ADMINISTRATIVE MATTERS
B. McCracken introduced Alderperson Bob Gearhart as the new liaison to the ILPC from
Common Council.
Approved by ILPC: 15, March 2022
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Election of Chair
On a motion D. Kramer, seconded by K. Olson, E. Finegan was unanimously elected as ILPC
Chair.
Election of Vice-Chair
On a motion K. Olson, seconded by S. Stein, D. Kramer was unanimously elected as ILPC Vice-
Chair.
The ILPC briefly discussed new ownership of the Gun Hill site and progress on the Library Place
project. B. McCracken said the City Attorney’s office was looking into possible approaches to
take.
VI. ADJOURNMENT
The meeting was adjourned by unanimous consent at 9:22 p.m.
Respectfully submitted,
Bryan McCracken Secretary
Ithaca Landmarks Preservation Commission