HomeMy WebLinkAboutMN-ILPC-2024-07-16Approved on: September 17, 2024
Ithaca Landmarks Preservation Commission (ILPC)
Minutes –July 16, 2024
Commission Member Present: Ed Finegan, Chair
David Kramer, Vice Chair
Stephen Gibian
Susan Stein
Katelin Olson
Janet Smith
Absent: Avi Smith
Common Council Members Present: None
City Staff Present: Bryan McCracken, Hist. Pres. and Neighborhood
Planner & Secretary, ILPC
Marjorie McLain, Administrative Assistant
_______________________________________________________________________
The regular monthly meeting of the Ithaca Landmarks Preservation Commission was held in
Common Council Chambers, Third Floor, City Hall, 108 East Green Street, and also conducted
remotely using videoconferencing technology. Virtual participation in public meetings is
authorized by Part WW of Chapter 56 of the Laws of 2022 of New York State and Local Law
2022-05. The proceedings were livestreamed on the City of Ithaca Public Meetings channel on
YouTube and a recording is available here: https://www.youtube.com/watch?v=AoobBvX_5VE
Chair E. Finegan called the meeting to order at 5:36 p.m. and read the Public Notice.
I. PUBLIC HEARINGS
A. First Presbyterian Church, 315 North Cayuga Street, DeWitt Park Historic District-
Proposal to Construct a Barrier-Free Access Ramp on the West Elevation
Kirianne Weaver, Pastor of the First Presbyterian Church, appeared before the Commission to
present the proposed project. The First Presbyterian Church at 315 North Cayuga Street is a
contributing resource in the locally designated DeWitt Park Historic District.
K. Weaver explained the configuration of the existing accessible route into the church and the
desire to create new route that is more visible from the street and equitable for its users. The
proposed landscape ramp along North Cayuga Street will allow those with mobility challenges to
enter the church through the same entrance as other parishioners. The sloped walkway will start
at the public sidewalk on the south side of the apse and continue to the entrance on the north side
of the apse, rising approximately four feet from the south to the north.
Approved on: September 17, 2024
PUBLIC HEARING
On a motion by K. Olson, seconded by D. Kramer, 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, seconded by D. Kramer.
S. Gibian expressed concerns about changing the grade in front of the church apse to create the
ramp and the project’s impact on the historic red sandstone steps at the subject entrance. Several
commission members shared these concerns. The Commission inquired about the reuse of the
sandstone steps, and appropriate replacement materials if the steps are not salvageable. K. Olson
inquired about the development of the current design and any alternative locations considered
during the process, specifically the secondary elevation on East Court Street. She stated that
major alterations to primary façades or architecturally significant secondary elevations, like the
impacted apse elevation, should be avoided if a feasible alternative exists. The Commission also
inquired about bluestone curbing along the public sidewalk and the project’s potential impact on
this historic hardscape feature.
On a motion by D. Kramer, seconded by K. Olson, consideration of the application was tabled to
allow the applicant additional time to address the Commission’s questions and evaluate
alternatives to the current proposal.
RECORD OF VOTE:
Moved by: D. Kramer
Seconded by: K. Olson
In Favor: S. Gibian, D. Kramer, K. Olson, E. Finegan, S. Stein, J. Smith
Against: 0
Abstain: 0
Absent: Avi Smith
Vacancies: 0
B. Henry St. John School, 301 South Geneva Street, Henry St. John Historic District –
Proposal to Install a Bronze Statue
Lynn Truame, Director of Real Estate Development at Ithaca Neighborhood Housing Services
(INHS) appeared before the Commission to present the proposed project. The Henry St. John
School, 301 South Geneva Street, is a contributing resource in the locally designated Henry St
John Historic District.
L. Truame summarized the proposal to install a life-sized bronze statue of Lucy Brown, a local
activist and founding member of INHS, at the southeast corner of the intersection of South
Gevena and Clinton Streets. She noted a minor change to the proposed signage associated with
the statue and presented revised application materials, a copy of which is attached.
Approved on: September 17, 2024
PUBLIC HEARING
On a motion by S. Stein, seconded by J. Smith, Chair E. Finegan opened the Public Hearing.
The following written comment was received by the Commission in advance of the public
hearing and was read into the record:
My name is Daniel Hirtler. I live at 327 South Geneva Street.
I am writing with reference to the hearing for the statue which INHS is proposing
at the corner of West Clinton Street and South Geneva Street.
In the process of determining the appropriateness of the proposed statue, I would
like the Landmarks Preservation Commission to be sure to take into account the
provisions of a variance which was granted to this property to permit the use of
basement space in the Henry St. John Building for for-profit business use. The
terms for the variance stipulated that there be no signage permitted on the property
which advertises the for-profit business.
There does not seem to be any plan for this project to provide for any signage
advertising the for-profit business use of the property, however, I believe it would
be a promising idea to mention the signage prohibition in offering a Certificate of
Appropriateness for it.
I support the installation of the proposed statue at the location which is proposed.
Daniel R. Hirtler
327 South Geneva Street
There being no members of the public appearing and wishing to speak, and no further written
comments submitted to be read aloud, Chair E. Finegan closed the Public Hearing on a motion
by S. Stein, seconded by S. Gibian.
The Commission expressed support for the project.
RESOLUTION: Henry St. John School, 301 South Geneva Street, Henry St. John Historic
District – Proposal to Install a Bronze Statue
WHEREAS, Henry St. John School, 301 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
Approved on: September 17, 2024
WHEREAS, as set forth in Section 228-4 of the Municipal Code, an Application for a
Certificate of Appropriateness, dated June 17, 2024, was submitted for review to
the Ithaca Landmarks Preservation Commission (ILPC) by Lynn Truame on
behalf of property owner Ithaca Neighborhood Housing Services, Inc., including
the following: (1) two narratives respectively titled Description of Proposed
Change(s) and Reasons for Changes(s); (2) two drawings titled “Site Plan:
Concrete Pad Location and Size” and “Plans, Notes & Sections; (3) a photograph
documenting existing conditions; and (4) two photographs showing the proposed
statue, and
WHEREAS, the ILPC has reviewed the entry in the annotated list of properties included within
the Henry St. John Historic District for 301 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
the installation of a cast bronze statue of Lucy Brown, a bronze identification
plaque on a concrete pedestal, and a concrete pad at the southeast corner of the
intersection of South Geneva and West Clinton Streets, 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 July 16, 2024, 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 Collegiate Gothic school
building was designed by locally prominent architect Arthur Gibb and constructed
in 1925.
Approved on: September 17, 2024
Constructed within the period of significance of the Henry St. John Historic
District and possessing a prominent level of integrity, the property is a
contributing element of the Henry St. John 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.
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.
Approved on: September 17, 2024
With respect to Principle #2, Standard #2, and Standard #9, the proposed statue
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
statue is compatible with the massing, size, scale, and architectural features of the
property and its environment.
With respect to Standard #10, the statue 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 condition(s):
• The ILPC approves the substitution of the originally proposed bronze plaque
with the blue plaque presented at the meeting. Information on the blue plaque
is attached.
• ILPC staff shall consider and approve all changes to the proposal resulting
from subsequent City permitting reviews prior to the issuance of a Building
Permit.
RECORD OF VOTE:
Moved by: J. Smith
Seconded by: S. Stein
In Favor: S. Gibian, S. Stein, J. Smith, K. Olson, D. Kramer, E. Finegan
Against: 0
Abstain: 0
Absent: A. Smith
Vacancies: 0
C. 210 University Avenue, University Hill Historic District – Proposal to Install
Hardscape Improvements, Including Landscape Stairs, Walkways, and Patios on the
Primary (East) Façade.
Approved on: September 17, 2024
Property owners Raymond and Nada Carruthers appeared before the Commission to present the
proposed project. 210 University Avenue is a contributing resource in the locally designated
University Hill Historic District.
R Carruthers explained that the concrete landscape stair from the public sidewalk to the
residence, which runs across city property, is deteriorated, unsafe, and requires replacement.
These stairs provide the only access to the property from the public way. He explained that the
new stairs and hardscape features will provide a safe and aesthetically pleasing way to access the
home. It also sets the groundwork for the installation of a platform lift behind the raised parking
area in the future.
The Commission requested additional information on the proposed hardscape materials.
PUBLIC HEARING
On a motion by Sue Stein, seconded by A. Smith, Chair E. Finegan opened the Public Hearing.
There being no members of the public appearing and wishing to speak, and no written comments
submitted in advance of the meeting to be read aloud, Chair E. Finegan closed the Public
Hearing on a motion by D. Kramer seconded by A. Smith.
The Commission expressed support for the project, noting the proposed materials and design are
compatible with the historic character of the neighborhood.
RESOLUTION: 210 University Avenue, University Hill Historic District - Proposal to
Install Hardscape Improvements, Including Landscape Stairs, Walkways, and Patios on
the Primary (East) Facade
WHEREAS, 210 University Avenue is located within the University Hill Historic District, as
designated under Section 228-3 of the City of Ithaca Municipal Code in 2003, and
WHEREAS, as set forth in Section 228-4 of the Municipal Code, an Application for a
Certificate of Appropriateness dated June 19, 2024, was submitted for review to
the Ithaca Landmarks Preservation Commission (ILPC) by property owner
Raymond Carruthers, including the following: (1) two narratives respectively
titled Description of Proposed Change(s) and Reasons for Changes(s); (2) three
sheets of photographs documenting existing conditions; (3) a sheet showing the
proposed design elements; and (4) a site plan prepared by Kalie Northup at Green
Scene: Lawn and Garden, dated June 7, 2024, and titled “Landscape Plan”, and
WHEREAS, the ILPC has reviewed the entry for 210 University Avenue in the annotated list
of properties included within the University Hill Historic District, and the City of
Ithaca’s University Hill Historic District Summary Statement, and
Approved on: September 17, 2024
WHEREAS, as stated in the narrative Description of Proposed Change(s), the project involves
(1) the removal of existing concrete landscape stairs and walkways, (2) the
removal of a non-historic shed, (3) the construction of cast stone landscape stairs
from University Avenue to the residence, (4) the installation of a cast stone-paved
patio, (5) the installation of natural stone retaining walls, landscape stairs and
patio, (6) the installation of wood fencing, and (7) the installation of a concrete
pad, 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 July 16, 2024, now therefore be it
RESOLVED, that the ILPC has made the following findings of fact concerning the property and
the proposal:
The period of significance for the area now known as the University Hill Historic
District is identified in the City of Ithaca’s University Hill Historic District
Summary Significance Statement as 1867-1927.
As indicated in the entry in the annotated list of properties included within the
University Hill Historic District, 210 University Avenue is a highly altered
example of Queen-Anne style residential architecture and was constructed in
1890.
Constructed within the period of significance of the University Hill Historic
District, the property is a contributing element of the University 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
Approved on: September 17, 2024
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.
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 hardscape
improvements 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
hardscape improvements are compatible with the massing, size, scale, and
architectural features of the property and its environment.
Approved on: September 17, 2024
With respect to Standard #10, the hardscape improvements 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 University 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:
• Any changes to the layout of the hardscape design resulting from the review
and approval of this project by the City Engineering Department shall be
considered by ILPC staff.
• ILPC staff shall consider and approve all final design details and materials,
including but not limited to the layout and the cast stone stair treads, cast
stone pavers, and railings.
RECORD OF VOTE:
Moved by: K. Olson
Seconded by: S. Stein
In Favor: K. Olson, S. Stein, J. Smith, D. Kramer, S. Gibian, E. Finegan
Against: 0
Abstain: 0
Absent: A. Smith
Vacancies: 0
D. 419 East Buffalo Street, East Hill Historic District – Proposal to Install a Standing
Seam Metal Roofing.
Property owner Diane Baker appeared before the Commission to present the proposed project.
419 East Buffalo Street is a contributing resource in the locally designated East Hill Historic
District.
D. Baker summarized the plan to replace the deteriorated asphalt shingle roofing with standing
seam metal roofing, noting the other examples of similar metal roofing on East Buffalo Street
and the East Hills Historic District.
Approved on: September 17, 2024
S. Gibian noted the property’s half-round gutters and asked if they were also being replaced. D.
Baker responded that the gutters would not be replaced.
PUBLIC HEARING
On a motion by J. Smith, 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 J. Smith,
seconded by K. Olson.
The Commission discussed the appropriateness of a standing seam metal roof on Greek Revival
residences in general and this property specifically.
RESOLUTION: 419 East Buffalo Street, East Hill Historic District - Proposal to Install
Standing Seam Metal Roofing
WHEREAS, 419 East Buffalo 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 21, 2024, was submitted for review to
the Ithaca Landmarks Preservation Commission (ILPC) by property owners Diana
Baker and Jason Warshof, including the following: (1) two narratives respectively
titled Description of Proposed Change(s) and Reasons for Changes(s); and (2)
three photographs documenting existing conditions, and
WHEREAS, the ILPC has also reviewed the New York State Building-Structure Inventory
Form for 419 East Buffalo Street, and the City of Ithaca’s East Hill Historic
District Summary Statement and
WHEREAS, the proposed project involves replacing the existing asphalt shingle roofing with
standing seam metal roofing, 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
Approved on: September 17, 2024
WHEREAS, a Public Hearing for the purpose of considering approval of the Application for
Certificate of Appropriateness was conducted at the regularly scheduled ILPC
meeting on July 19, 2024, 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 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
Greek-Revival residence at 419 East Buffalo Street was constructed in the late
1840s.
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.
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: September 17, 2024
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 replacement of the
asphalt shingle roofing with standing seam metal roofing 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 metal roofing is
compatible with the massing, size, scale, and architectural features of the property
and its environment.
RESOLVED, that, based on findings set forth above, the proposal will not have a substantial
adverse effect on the aesthetic, historical, or architectural significance of 319
North Tioga Street and the DeWitt Park 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 the 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):
• All metal panels shall have flat pans;
• ILPC staff shall consider and approve the selected metal roofing color prior to
the issuance of a Building Permit; and
• If required, in-kind replacement of half-round gutters shall be considered and
approved by ILPC staff.
RECORD OF VOTE:
Moved by: S. Stein
Seconded by: K. Olson
In Favor: S. Stein, K. Olson, J. Smith, D. Kramer, E. Finegan, S. Gibian
Against: 0
Abstain: 0
Absent: A. Smith
Vacancies: 0
Approved on: September 17, 2024
II. PUBLIC COMMENT ON MATTERS OF INTEREST
No members of the public appeared before the Commission to speak, and no written comments
were submitted in advance of the meeting to be read aloud.
III. APPROVAL OF MINUTES
No draft minutes were reviewed by the Commission.
IV. ADMINISTRATIVE MATTERS
A. Call for Nominations Deadline: Historic Ithaca’s Annual Preservation Awards – July
22, 2024
B. McCracken reminded members about the nomination deadline and encouraged them to submit
projects of merit for consideration for the award.
V. ADJOURNMENT
On a motion by K. Olson, seconded by D. Kramer, the meeting was adjourned unanimously at
7:07 p.m.
Respectfully submitted,
Bryan McCracken, Historic Preservation Planner