HomeMy WebLinkAboutMN-ILPC-2022-06-21 Approved on: July 19, 2022
Ithaca Landmarks Preservation Commission (ILPC)
Minutes – June 21, 2022
Commission Member Present: Ed Finegan, Chair
Stephen Gibian, Member
Susan Stein, Member
Katelin Olson, Member
Avi Smith, Member
Absent: David Kramer, Vice Chair
Common Council Members Present: Robert Gearhardt, Liaison
City Staff Present:
Bryan McCracken, Hist. Pres. and Neighborhood
Planner & Secretary, ILPC
Stella Frank, City of Ithaca Intern
_______________________________________________________________________
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 6:07 p.m. and
read the Public Notice.
I. PUBLIC HEARINGS
A. 522-34 Thurston Avenue, Cornell Heights Historic District – Proposal to Remove
Two Historic Steel-Frame Skylights on the North Roof Slope.
Nicholas Fanelli, Project Manager, Student and Campus Life, Cornell University appeared on
behalf of Cornell University - Zeta Psi to present the proposed project. 522-34 Thurston Avenue
is a contributing resource in the locally designated Cornell Heights Historic District.
N. Fanelli summarized the proposal, which included the removal of two historic steel-framed
utility skylights on the rear (north) elevation, which are leaking. The skylights are illustrated in
the original design drawings for the Chapter House, which were prepared by C. Hobart
Sherwood in 1930. The existing skylights began to fail long before the slate roof started to
deteriorate, and ownership fears that the same will happen if skylights of any kind remain a
feature of the roofscape after the roof replacement. According to N. Fanelli, these skylights are
no longer required to illuminate the rear stairwells and could potentially leak in the future,
shorting the life of the slate roof.
PUBLIC HEARING
Approved on: July 19, 2022
On a motion by S. Stein, seconded by K. Olson, 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 Sue Stein.
Commission members discussed the location and visibility of the skylights and impact of the
removal of these historic features on the integrity of the property. They determined that skylights
are not highly visible from the public way. Additionally, they noted that the skylights are located
on the rear elevation and are only visible due the the unique siting of the residence. Finally, as a
utilitarian feature of the property, the skylights are not a critical character defining feature of the
property or district and their removal would not have a significant impact on the architectural
integrity of the property.
RESOLUTION: 534 Thurston Avenue, Cornell Heights Historic District
WHEREAS, 522-534 Thurston Avenue 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 May 18, 2022, was submitted for review to the Ithaca
Landmarks Preservation Commission (ILPC) by property owner Nicholas Fanelli on
behalf of property owner Cornell University – Zeta Psi, including the following: (1)
two narratives respectively titled Description of Proposed Change(s) and Reasons for
Changes(s); (2) 22 sheets of architectural drawings prepared by LaBella Associates,
dated May 12, 2022, and titled “Architectural Cover Sheet” (G001), “Notes,
Symbols, & Abbreviations” (G002), “Site Plan” (SD101), “Roof Demolition Plan”
(AD101), “Third Floor Plan” (A101), “Existing Roof Plan” (A102), “Existing
Conditions Photos” (A103), “Existing Conditions Photos” (A104), “Roof Plan –
Reroofing Plan” (A105), “Exterior Elevations” (A201), “Exterior Elevations”
(A202), “Exterior Elevations” (A203), “Exterior Elevations” (A204), “Building
Sections” (A301), “Building Sections” (A302), “Building Sections” (A303), “Detail”
(A501), “Details” (A502), “Details” (A503), and “Details” (A504), and
WHEREAS, the ILPC has reviewed the New York State Building-Structure Inventory Form for
522-534 Thurston Avenue, and the City of Ithaca’s Cornell Heights Historic District
Summary Statement, and
WHEREAS, a Certificate of Appropriateness was approved by the Commission on April 19, 2022,
for the full in-kind replacement of the multi-tonal, graduated slate roof, copper
dormer claddings, flashings, and half-round gutters and downspouts, the installation
of a roof hatch, and the rehabilitation of steel casement windows in the dormers, and
Approved on: July 19, 2022
WHEREAS, as stated in the narrative Description of Proposed Change(s), the proposal currently
under consideration involve the removal of two historic, steel-frame utility skylights
on the rear (north) Wyckoff-Avenue-facing 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 June 21, 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 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, the Tudor
Revival fraternity house at 522-534 Thurston Avenue was designed by G. Hobart
Sherwood and built in 1930.
Constructed within the period of significance of the Cornell Heights Historic District
and possessing a high level of integrity, the property is a 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:
Principle #2 The historic features of a property located within, and
contributing to the significance of, an historic district shall be altered as little
Approved on: July 19, 2022
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 proposed removal
of the skylights will remove distinctive materials but will 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 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:
• The historic skylights shall be clearly labeled with the property address, their original
locations, and the date of their removal, and stored in a clean, dry and secure location at
the property for potential future reinstallation.
RECORD OF VOTE:
Moved by: K. Olson
Seconded by: S. Stein
In Favor: S. Gibian, K. Olson, A. Smith, E. Finegan, S. Stein
Against: 0
Abstain: 0
Absent: D. Kramer
Vacancies: 1
B. 210 Eddy Street, East Hill Historic District – Proposal to Reconfigure Parking
Spaces along the South Property Line, and Construct Additional Parking Spaces and a
Approved on: July 19, 2022
Bioswale. (Application Submitted in lieu of a Retroactive Request for Approval for the
Construction of a Five Car Parking Area in the Rear Yard.)
John Barradas, architect, appeared on behalf of property owner Gregory Halkiopoulos, to present
the proposed project. 210 Eddy Street is a contributing resource in the locally designated East
Hill Historic District.
J. Barradas described the current parking conditions at the property and summarized his proposal
to modify and improve existing conditions. He proposed moving the three permitted spaces
along the south elevation of the residence westward, adding two additional parking spaces to
create a five-car parking area in the southwest corner of the rear yard, installing landscape
screening to block views of the cars from the public way, and removing the remaining
unpermitted rear-yard paving. He emphasized the tenants’ needs for parking and the benefits of
screening the cars from public view, which would improve the character of the streetscape along
Eddy Street.
PUBLIC HEARING
On a motion by S. Stein, seconded by S. Gibian, Chair E. Finegan opened the Public Hearing.
The following individuals appeared before the Commission to comment on the proposal:
Theresa Alt, 206 Eddy St – Neighbors objected to the plan, noting the deteriorating landscape
over time. Theresa expressed concern over the environmental impact as well as the lack of a
need for additional parking due to the walkability of the neighborhood.
There being no further 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 S. Gibian.
Commission members expressed concerns about the unpermitted rear-yard parking area and
noted several previous Certificate of Appropriateness applications from 2014 in which the matter
of rear-yard parking was considered at this property. These applications were denied. In the
review of these earlier applications, the Commission determined that rear-yard green space is an
important character defining feature of the East Hill Historic District and its replacement with
parking is not an appropriate treatment this historic feature. All Commission members affirmed
this determination with respect to the current parking proposal.
RESOLUTION: 210 Eddy Street, East Hill Historic District
WHEREAS, 210 Eddy 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 June 2, 2022, was submitted for review to the
Ithaca Landmarks Preservation Commission (ILPC) by John Barradas, agent, on
Approved on: July 19, 2022
behalf of property owners Gregory Halkiopoulos, including the following: (1) two
narratives respectively titled Description of Proposed Change(s) and Reasons for
Changes(s); and (2) three (3) sheets of architectural drawing prepared by the
applicant, dated June 1, 2022, and tilted “Existing Conditions Photos” (S-100),
“Parking Proposal A” (S-101), and “Parking Proposal B” (S-102), and
WHEREAS, the ILPC has also reviewed the New York State Building-Structure Inventory
Form for 210 Eddy 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 existing and addition of new parking spaces at the property
as presented in “Parking Proposal A” or Parking Proposal B; the construction of a
natural stone gabion retaining wall; and the installation of landscape screening, and
WHEREAS, the application under consideration was submitted in response to “Order Letter –
Cease and Desist Prohibited Use of unauthorized new parking area added to the
rear yard of 210 Eddy Street (East Hill Historic District),” dated May 23, 2022,
received by the property owner from Robert Fell-DeWalt, Supervisor of Building
and Code Enforcement at the City of Ithaca, and
WHEREAS, the Order Letter identifies the following condition: “a new parking area was added
to the rear yard of 210 Eddy Street… without the required Building Permit,
Certificate of Appropriateness, Site Plan Approval or Zoning Variance;” the Order
Letter also orders the following and “cease desist us of the unauthorized parking
area… [and] return the rear yard to its original condition…,” and
WHEREAS, a copy of this Order Letter was also reviewed by the Commission, and
WHEREAS, the proposal under consider was submitted as an alternative to returning the rear
yard to its previous condition, 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 June 21, 2022, now therefore be it
Approved on: July 19, 2022
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, 210 Eddy
Street was constructed between 1872 and 1874. It is a modest mid-19th century
house, extensively remodeled in 1912.
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.
Approved on: July 19, 2022
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 reconfiguration and
addition of parking spaces, and the construction of gabion retaining wall will
remove distinctive materials and will alter features and spaces that characterize the
property. As noted in earlier decisions related to the expansion of parking at this
property, the topography, landscaping, and yard areas of the East Hill Historic
District are character-defining features of the district. The subject property is
located at a pivotal juncture between areas to the north where alterations to the
historic environment have occurred and areas to the south where they have not,
essentially serving as a buffer between those two areas. The construction of
surface parking in formerly landscaped yard areas to accommodate increased
occupancy as formerly single-family homes are converted to student housing is not
compatible with the historic character of the district.
Also with respect to Principle #2, Principle #3, and Standard #9, with the addition
of the proposed spaces, the parking area is not compatible with the massing, size,
scale, and architectural features of the property and its environment.
With respect to Standard #10, the proposed parking space 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 have a substantial
adverse effect on the aesthetic, historical, or architectural significance of the
property 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
does not meet criteria for approval under Section 228-6 of the Municipal Code,
and be it further
RESOLVED, that the ILPC denies the Application for a Certificate of Appropriateness, and be
it further resolved
Approved on: July 19, 2022
RESOLVED, that the ILPC requires the property and site to be restored to its appearance prior
to the construction of the rear-yard parking area.
RECORD OF VOTE:
Moved by: S. Stein
Seconded by: K. Olson
In Favor: S. Stein, K. Olson, E. Finegan, S. Gibian, A. Smith
Against: 0
Abstain: 0
Absent: D. Kramer
Vacancies: 1
C. 314 West State Street, Downtown West Historic District – Proposal to Enclose the
Front Yard with a Black Metal Fence.
John Barry, Executive Director, Southern Tier AIDS Program, appeared on behalf of property
owner Southern Tier AIDS Program to present the proposed project. 314 West State Street is a
contributing resource in the locally designated Downtown West Historic District.
J. Barry explained that the property has become an after-hours congregation spot for many in the
community. This use has been disruptive to the block and the broader neighborhood and has
resulted in damage to the property, including the most recent fire damage on the front porch. To
restrict access to the property while staff is not in the building and to prevent further damage to
historic features and finishes, the owner wants to enclose the front yard with a black metal fence
that matches the gate installed across the driveway last year.
PUBLIC HEARING
On a motion by S. Stein, seconded by K. Olson, 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 K. Olson.
Board members acknowledged the immediacy of the situation and agreed a fence enclosing the
front yard was the most appropriate course of action. The openness of the metal fence would
not significantly obstruct views of the historic house and no historic materials would be altered
or removed as part of the installation. Finally, the Commission found that the fence could easily
be removed without damaging the historic resource. To ensure the new fence matched the
existing one across the driveway, the members discussed the importance of including an arched
top on the new gate.
RESOLUTION: 314 West State Street, Downtown West Historic District
Approved on: July 19, 2022
WHEREAS, 314 West State Street is located within the Downtown West Historic District, as
designated under Section 228-3 of the City of Ithaca Municipal Code in 2015, and
WHEREAS, as set forth in Section 228-4 of the Municipal Code, an Application for a
Certificate of Appropriateness, dated June 10, 2022, was submitted for review to
the Ithaca Landmarks Preservation Commission (ILPC) by John Barry on behalf
of property owner Southern Tier AIDS Program (STAP), including the following:
(1) two narratives respectively titled Description of Proposed Change(s) and
Reasons for Changes(s); (2) a proposal from Whitmore Fence; (3) three (3)
photographs documenting the existing conditions; and (4) product literature for
AMERISTAR FENCE PRODUCTS, Montage Plus® - Steel Ornamental Fence
System, and
WHEREAS, the ILPC has reviewed the entry in the annotated list of properties included within
the Downtown West Historic District for 314 West State Street, and the City of
Ithaca’s Downtown West Historic District Summary Statement, and
WHEREAS, as stated in the narrative Description of Proposed Change(s), the project involves
the installation of sections 6’ high, black metal fencing and a gate to enclose the
front yard of the property, 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 June 21, 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 Downtown West Historic District Summary
Statement, the period of significance for the area now known as the Downtown
West Historic District is 1880 - c.1922.
As indicated in the individual property entry in the annotated list of properties
included within the Downtown West Historic District, the Queen Ann-Style
residence at 314 West State Street was designed by locally significant architect
Alvah B. Wood and constructed between 1885 and 1886.
Approved on: July 19, 2022
Constructed within the period of significance of the Downtown West Historic
District and possessing a high level of integrity, the property is a contributing
element of the Downtown West Historic District.
The intent of proposal under consideration is to secure the property and restrict
access to the front porch after regular business hours to prevent further damage to
the historic resource.
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 on: July 19, 2022
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 installation of a
gate and sections of black metal fencing 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
gate and sections of fence are compatible with the massing, size, scale, and
architectural features of the property and its environment.
With respect to Standard #10, the gate and fence sections 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 Downtown West 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:
• The precise location of the fence posts shall be reviewed and approved by staff to
ensure that none of the property’s significant architectural features are obscured by
their placement.
• The gate shall have an arched top to match the design of the gate across the driveway.
• The gate shall swing inward.
RECORD OF VOTE:
Moved by: A. Smith
Seconded by: K. Olson
In Favor: S. Gibian, K. Olson, A. Smith, E. Finegan, S. Stein
Against: 0
Abstain: 0
Absent: D. Kramer
Vacancies: 1
Approved on: July 19, 2022
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
IV. NEW BUSINESS
V. APPROVAL OF MINUTES
On a motion by K. Olson, seconded by Sue Stein, the May 19, 2022, meeting minutes were
approved unanimously with no modifications.
VI. ADMINISTRATIVE MATTERS
VII. ADJOURNMENT
On a motion by S. Gibian, seconded by A. Smith, the meeting was adjourned unanimously at
7:41 p.m.
Respectfully submitted,
Bryan McCracken, Historic Preservation Planner