HomeMy WebLinkAboutMN-ILPC-2023-10-17Approved on: 19, December 2023
Ithaca Landmarks Preservation Commission (ILPC)
Minutes –October 17, 2023
Commission Member Present: Ed Finegan, Chair
Stephen Gibian, Member
Susan Stein, Member
Katelin Olson, Member
Avi Smith, Member
Absent: David Kramer
Janet Smith
Common Council Members Present: Kris Haines-Sharp, Liaison via Zoom
City Staff Present:
Bryan McCracken, Hist. Pres. and Neighborhood
Planner & Secretary, ILPC
Marjorie McLain, Administrative Assistant
_______________________________________________________________________
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 5:35 p.m. and read the Public Notice
I. PUBLIC COMMENT ON MATTERS OF INTEREST
Chair E. Finegan opened Public Comment.
Leslie Sandman, 310 Fall Creek Drive, appeared before the board to comment on the sidewalk
project currently under construction in the 300 block of Fall Creek Dr.
L. Sandman stated that he was upset with the guardrail that was installed on Fall Creek Dr and
has filed a lawsuit against the city for breach of contract. L. Sandman stated that it has not been
posted as a one-way street and is dangerous for those that live there. He believes the City should
complete the sidewalk project as originally proposed and approved by the Commission.
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 Public Comment.
Approved on: 19, December 2023
II. NEW BUSINESS
A. Presentation: Alterations to the Picnic and Dance Pavilions at Stewart Park
Jennifer Ahrer from Bero Architecture and Daine Riesman, representing the Wharton Studio
Project and the Friends of Stewart Park, appeared before the Commission to summarize the
proposed alterations to the Large Pavilion at Stewart Park. Stewart Park is not a locally
designated historic resource; however, it is listed on the State and National Registers of Historic
Places. The presenters submitted the materials to the ILPC for a courtesy, advisory review.
D. Riesman presented an overview of the history of Stewart Park, efforts by the Friends of
Stewart Park and the Wharton Studio Museum to improve the park facilities and amenities over
the past 10 years, and the proposal to construct an addition on the large “picnic” pavilion. The
addition will act as storage for the Youth Bureau equipment, which is currently housed in the
DPW building, alternately known as the Dance Pavilion and/or the Wharton Studio Building. In
terms of design, the addition will replicate the details and materials of the original building. The
windows and doors will be wood, the exterior walls will be clad in wood shingles and eaves of
the hipped roof will be open with exposed rafter tails.
The Commission expressed support for the project. S. Gibian noted the proportions of the
windows lights and encouraged the project team to redesign the window openings to reflect the
proportion of the originals.
III. OLD BUSINESS
A. 300 Fall Creek Drive, Cornell Heights Historic District –Review Modifications to the
Sidewalk Project Approved on May 18, 2021, For Which Work is Already Complete.
John Licitra from the City of Ithaca’s Engineering Department appeared before the Commission
to provide an overview of the status of the sidewalk project in the 300 block of Fall Creek Drive.
J. Licitra explained that a “W” guard rail was installed instead of a box guard rail because there
was not enough room for the Commission-preferred and -approved rail. The guard rail is
required due to the proximity of the street to the gorge. J. Licitra stated that the “W” guard rail
could be painted green as originally approved by the Commission, but it would cost over
$30,000. This extra expense would be reviewed by Common Council. B. McCracken explained
that for City projects, if the ILPC-approved solution costs 20% more than the City preferred
alternative, the Common Council has the authority to review and determine the approach.
The Commission expressed concerns about the aesthetics of the “W” guard rail and its
compatibleness with the historic district. They also expressed disappointment over the lack of
process for getting this rail reviewed before it was installed. They discussed alternatives to
Approved on: 19, December 2023
improve the current situation, including relocating the pedestrian fence to in-front of the guard
rail and adding vegetation to screen it.
On a motion by A. Smith, seconded by K. Olson, the Commission recommended replacing the
“W” guide rail with a green painted box guide rail, and if this alterative is not engineeringly
possible, the existing “W” guide rail should be painted green.
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: J. Smith, D. Kramer
Vacancies: 0
B. 601 East State Street, East Hill Historic District – Proposal to construct a Two-
Story, Wood Framed, Multi-Family Residence in the Rear Yard of the Property.
Mike Barnoski from Trade Design Build appeared on behalf of property owner Charlie
O’Connor Owner of Modern Living Rentals to present the proposed project. 601 E State St is a
contributing resource in the locally designated East Hill Historic District.
M. Barnoski summarized the changes to the proposal since the last meeting. They noted the
relatively minor changes to the design of the new residence, including the style of the windows
and the removal of the green porch roof. He also outlined the plan for the corner of Ferris Pl and
E State Street, which will become a semi-public parklet in this proposal. A portion of the steep
slope will be removed, and a retaining wall and stone dust patio will be installed to create a
seating area.
The Commission expressed support for the proposed parklet and encouraged the applicant to
increase its size, if possible. They also requested additional information on the proposed
building, proposed building materials, the existing parking area along Ferris Pl, the window
wells on the north elevation and the articulation of the south elevation. The applicant responded
that the siding, trim, and porch elements will be wood; they are still researching products for the
windows and doors but learning toward an aluminum clad and fiberglass product, respectively.
The existing parking area will remain. Finally, the applicant stated that he will evaluate
opportunities to revise the window wells and the south elevation’s articulation to address the
Commission comments and questions.
PUBLIC HEARING
Approved on: 19, December 2023
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 A. Smith.
RESOLUTION: 601 East State Street, East Hill Historic District
WHEREAS, 601 East State 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 August 30, 2023, was submitted for review
to the Ithaca Landmarks Preservation Commission (ILPC) by Michael Barnoski
on behalf of property owner Modern Living Rental, including the following: (1)
two narratives respectively titled Description of Proposed Change(s) and Reasons
for Changes(s); and (2) a 29-page presentation containing a zoning analysis, a
district plan, photographs of neighborhood conditions and site context, an existing
site plan, proposed site plan, proposed floor plans, 3D views of the proposed
residence, and elevations and
WHEREAS, revised application materials, including a 16-page presentation containing
renderings of the proposed new residence and associated site improvements, were
submitted by the applicant on October 10, 2023, and
WHEREAS, the ILPC has also reviewed the New York State Building-Structure Inventory
Form for 601 East State 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 construction of a two-story, wood-framed, multi-family residence in the
southeast corner of the rear yard of the subject property, and as indicated in the
revised application materials, the construction of the patio area, retaining walls,
and walkways in the northeast corner 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 opened at the regularly scheduled ILPC
meeting on September 19, 2023, and closed at the regularly scheduled ILPC
meeting on October 17, 2023, now therefore be it
Approved on: 19, December 2023
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, 601 East
State Street was constructed before 1873.
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 #3 New construction located within an historic district shall be
compatible with the historic character of the district within which it is located.
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 #3 and Standard #9, the proposed two-story, multi-
family residence and associated site improvements is compatible with the historic
character of the East Hill Historic District, and more specifically, with the
massing, size, scale, and architectural features of the property and its
environment. The two-story height and massing of the proposed new building is
consistent with the height and massing of larger contributing resources within the
district. Its placement close to the sidewalk and its orientation toward Ferris Place
reflects the characteristics of adjacent residences along this minor street. The
Approved on: 19, December 2023
building’s articulated wall surfaces, projections and recesses, and low roof slope
allow it to maintain a human scale consistent with other properties in the
neighborhood. Furthermore, its detailing reflects the quality and characteristics of
the neighborhood’s architectural vocabulary.
Also with respect to Standard #9, the proposed two-story, single-family residence
and associated site improvements will be differentiated from surrounding historic
structures through the use of contemporary construction techniques and materials.
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 601
East State 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 condition(s):
• The applicant shall submit to the ILPC the following for consideration and
approval: north, south, east and west elevation drawings; a detailed site
plan; detail drawings (including both elevations and sections) for all
architectural and hardscape details); a materials schedule and product
specifications for all building materials, products and elements, including,
but not limited to, doors windows, railings, lighting, and siding; and
samples for all building and hardscape materials.
• The applicant shall submit for staff consideration and approval any
proposed changes to the articulation of the south elevation.
• Any alterations to the exterior of the building resulting from forthcoming
review processes shall be submitted to the ILPC for consideration and
approval.
RECORD OF VOTE:
Moved by: A. Smith
Seconded by: S. Stein
In Favor: A. Smith, S. Stein, E. Finegan, S. Gibian, K. Olson
Against: 0
Abstain: 0
Absent: J. Smith, D. Kramer
Vacancies: 0
C. 711 East Seneca Street, East Hill Historic District –Proposal to Replace Replacement
Windows Installed Without a Certificate of Appropriateness, Approved on May 30, 2023.
Approved on: 19, December 2023
Charlie O’Connor, Greg Tumbarello, and John Wood appeared before the Commission to
provide an update on the window replacement project, noting that an appropriate window
replacement unit could not be identified. As an alternative to replacing the window, the applicant
proposed removing the fire escape and repairing the wood shingle cladding on the second and
third floors. C. O’Connor outlined the extensive search for a suitable replacement unit and how
the project team arrived at the decision to bring forward the proposed alternative.
The Commission acknowledged the uniqueness of the situation and offered support for the
proposal. The existing replacement units were installed by the previous property owner and the
violation was inherited with the property. The removal of the fire escape and the shingle repairs
qualify for a staff level review.
V. APPROVAL OF MINUTES
The May 16, 2023 meeting minutes were approved unanimously with modifications.
VI. ADMINISTRATIVE MATTERS
522-534 Thurston Avenue, Cornell Heights Historic District - Request for an Extension of
Certificate of Appropriateness Approval.
WHEREAS, Zeta Psi at 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
listed on the New York State and National Registers of Historic Places in 1989, and
WHEREAS, Certificates of Appropriateness were issued by the Ithaca Landmarks Preservation
Commission (ILPC) for the full in-kind replacement of the graduated slate roof, rehabilitation of
steel casement dormer windows, and removal of two historic steel-framed skylights on the north
roof slope on April 19, 2022, and June 21, 2022, and
WHEREAS, as set forth in Section 228-7 of the Municipal Code, “if the construction of a
project approved for a Certificate of Appropriateness has not commenced within twenty-four
(24) months of the date of approval, such approval shall expire, unless an extension has been
granted by the Landmarks Preservation Commission following a written request by the
applicant,” and
WHEREAS, the roof replacement project at Zeta Psi will not commence within the twenty-four
(24) month period following the issuance of the Certificates of Appropriateness, and
WHEREAS, a written request for an extension of Certificate of Appropriateness approval for
this project was submitted for review by the ILPC by J. Shermeta, Associate University
Architect, Cornell University on behalf of property owner Cornell University on September 20,
2023, including a lettered addressed to the Commission and its Secretary and the original
Certificate of Appropriateness application materials, and documentation of the projects prior
approval by the Commission, now therefore be it
RESOLVED, that the scope and design of the project has not changed since the Certificate of
Appropriateness was issued on April 19, 2022 and June 21, 2022, and be it further
Approved on: 19, December 2023
RESOLVED, that the ILPC approves the request for a two-year extension of the Certificate of
Appropriateness approval.
RECORD OF VOTE:
Moved by: S. Stein
Seconded by: K. Olson
In favor: S. Stein, K. Olson, E. Finegan, A. Smith, S.Gibian.
Against: 0
Abstain: 0
Absent: J. Smith, D. Kramer
Vacancies: 0
VII. ADJOURNMENT
On a motion by S. Gibian, seconded by S. Stein, the meeting was adjourned unanimously at 8:30
p.m.
Respectfully submitted,
Bryan McCracken, Historic Preservation Planner