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HomeMy WebLinkAboutMN-ILPC-2025-06-17Approved on: 09/16/2025 Ithaca Landmarks Preservation Commission (ILPC) Minutes – June 17, 2025 Commission Member Present: Ed Finegan, Chair David Kramer, Vice Chair Stephen Gibian, Member Susan Stein, Member Katelin Olson, Member Janet Smith, Member Absent: Avi Smith, Member Common Council Members Present: None City Staff Present: Bryan McCracken, Hist. Pres. and Neighborhood Planner & Secretary, ILPC Jessie Sutton, Planning Office 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 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=PjTlVCiuAdA Chair E. Finegan called the meeting to order at 5:42 p.m. and read the Public Notice. I. OLD BUSINESS A. 110 Triphammer Road, Cornell Heights Historic District ― Proposal to construct a carport, replace a retaining wall, and enlarge and reconfigure the driveway. Zach Boggs, Designer, appeared on behalf of property owner Andrew Case, and Seth, landscaper, to present the proposed project. 110 Triphammer Rd is contributing resource in the locally designated Cornell Heights Historic District. After a summary of the updates and changes to the proposed design the Commission request a more detailed explanation of the green space and clarification of the differences between the provided rendering and the drawing. Further, the Commission discussed the grade of the driveway and the coverage of the lawn. Z. Boggs mentioned the difficulty and safety issues with backing out of the current driveway. The Commission discussed the functional use of the carport and concern over the turnaround creating Approved on: 09/16/2025 a parking area in the front lawn of a property in a historic district where vehicles would obstruct view of the historic resource. The members mentioned that historically they have resisted parking in both the front and back yards. Additionally, the Commission discussed the following conditions to their approval: adding a curb around the gravel paving and installation of defined, robust planting areas. Both conditions are intended to significantly inhibit the likelihood of removal of the center island for use as a parking area by the current or future property owners. In summary, the Commission discussed the carport addition and approved the turnaround with the conditions that its border be established and tall enough so that the area does not become a parking area. Additionally, there are required and defined planting areas. RESOLUTION: 110 Triphammer Road, Cornell Heights Historic District - Proposal to Construct a Carport, Replace a Retaining Wall, and Enlarge and Reconfigure the Driveway. WHEREAS, 110 Triphammer Road 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 5, 2025, was submitted for review to the Ithaca Landmarks Preservation Commission (ILPC) by Steve Preheim, Ithaca Building Company, on behalf of property owner Andrew Casino, including the following: (1) two narratives respectively titled Description of Proposed Change(s) and Reasons for Changes(s); (2) three sheets of design drawings prepared by CornerLot Design and Development, LLC and dated April 17, 2025; and (3) six photographs documenting existing conditions, and WHEREAS, the ILPC has reviewed the New York State Building-Structure Inventory Form for 110 Triphammer Road, and the City of Ithaca’s Cornell Heights Historic District Summary Statement, and WHEREAS, as stated in the narrative Description of Proposed Change(s), the project involves: the removal of a tree, the construction of an approximately 21’X15’ carport with materials and detailing matching the eaves of the residence on the north elevation; replacement of a wood retaining wall with a UniLock “stone” system in Pisa Smooth; the in-kind replacement of asphalt shingle roofing; and the expansion and reconfiguration of the driveway on the east and north elevations, and WHEREAS, the removal of a tree does not require review for compliance with Landmarks Ordinance, and the in-kind replacement of the asphalt shingle roofing meets criteria for a staff-level review as outline in Section 228-228-7(C)(2) of the City Approved on: 09/16/2025 of Ithaca Municipal Code and the City of Ithaca Historic District and Landmark Design Guidelines and has been approved, and WHEREAS, the proposal was originally presented to the Commission on May 20, 2025, and the Commission found that additional information was required to evaluate the impact of the project on the property and the Cornell Heights Historic District and table the consideration of the application, and WHEREAS, additional application materials were submitted by the Zachary Boggs on behalf of the property owner and applicant on June 10, 2025, including an enlarged rendering of the carport, a revised “Site Plan and Driveway Design” showing a new layout for the driveway, and two sheet of architectural drawings prepared by KornerLot Design and Development, dated June 10, 2025, and titled “Construction Documentation – Plans and Details” and “Construction Documentation – Elevations,” 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 May 20, 2025, 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 Prairie Style residence at 110 Triphammer Rd was constructed between 1916- 1917. 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 Approved on: 09/16/2025 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. Carport and Retaining Wall With respect to Principle #2, Standard #2, and Standard #9, the construction of a carport and replacement of a retaining wall 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 carport and retaining wall are compatible with the massing, size, scale, and architectural features of the property and its environment. In making this determination, the Commission examined the detailing of the proposed carport and the visual properties of the proposed retaining wall. The replication of the residence’s Approved on: 09/16/2025 roofline detailing on the carport, including the exposed rafter tails and fascia, make this modern intervention a highly compatible addition to the Prairie Style home and the historic district. The Commission also found the cast stone retaining wall system replicates the appearance of a natural stone wall, a historic hardscape element found throughout the Cornell Heights neighborhood. With respect to Standard #10, the carport and retaining wall can be removed in the future without impairment of the essential form and integrity of the historic property and its environment. Driveway With respect to Principle #2, Standard #2, and Standard #9, the expansion and reconfiguration of the driveway 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 driveway is compatible with the massing, size, scale, and architectural features of the property and its environment. In making this determination, the Commission considered the unique qualities of the property and the infeasible project alternatives considered and pursued by the property owner and/or their agents. Located on a blind curve on Triphammer Rd, the property’s narrow driveway does not allow vehicles to safely exit the property. The existing driveway does not provide sufficient turnaround space for vehicles, requiring drivers to reverse out of the driveway onto the blind curve. Proposals to improve safety by relocating the driveway or creating a circular drive through the installation of a new or an additional curb cut were denied by the City of Ithaca Engineering Department, the permitting agency for all new curb cuts in the City. The proposal under consideration provides adequate vehicular turnaround space while preserving as much of the property’s front yard green space as possible. The Belgian block curbing and natural stone paving reflect the material vocabulary of historic district. Additionally, the curbing will prevent the natural creep of the paving into the landscape area and the proposed planting area will mitigate the visual impacts of the new driveway. With respect to Standard #10, the driveway 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 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 Approved on: 09/16/2025 RESOLVED, that the ILPC approves the Application for a Certificate of Appropriateness with the following conditions: • The Belgian block curb shall be at least 6” high; • Samples of the proposed retaining wall and patio paving materials shall be considered and approved by staff before work commences; and • Substantial planting including woody shrubs and trees shall be placed within the identified planting areas to minimize the visual impacts of the proposed paving. Moved by: S. Stein Seconded by: J. Smith In Favor: S. Gibian, E. Finegan, J. Smith, S. Stein Against: D. Kramer, K. Olson Abstain: 0 Absent: A. Smith Vacancies: 0 II. NEW BUSINESS A. 215 College Avenue ― Advisory review of development adjacent to the Grandview House, 209 College Avenue, an individual local landmark. Anni Pi, BKV Project Manager, Jack Forman, Senior Design Partner, Jefferson Choi, Architecture Team, appeared before the Commission to introduce the proposed project design. The proposed building will be neighboring the individual local landmark building of the Grandview House located at 209 College Ave. In summary, the applicant presented claims of the relation of the new building to the Grandview as a contemporary neighbor. The new building will be seven stories tall and will host 86 individual units for use by the student population. The applicant emphasized that the proposed building fits into the current series of buildings along College Ave. The Commission commented on if the building would impact the light exposure of the Grand View, the articulation of the facades facing both its historic neighbor and the street, and that the quality of the materials used encourages construction that is sustainable and creates a future architectural asset. The Commission comment’s are attached. B. 205 & 209-217 West State Street ― Advisory review of development adjacent to the Downtown West Historic District Project Sponsors presented on how the proposal may impact the characteristics of the Downtown Historic District. Bear Smith, Holt Architecture, Steve Woods, Landscape Architect, Victoria Neenan, INHS. Approved on: 09/16/2025 The commission commented on how proposed context lacks information relating to the visualization of the larger building among its neighbors. Members also expressed concern about the safety of the playground being located across the driveway from the building. The commission expressed how there was not enough information provided that would allow them the context needed to evaluate how the proposal would relate to the historic district. The Commission requested more materials be provided before they make comments. III. APPROVAL OF MINUTES No draft minutes were reviewed by the Commission. IV. ADMINISTRATIVE MATTERS A. Historic Ithaca Preservation Award Nomination Deadline is July 24th, 2025, at 5pm ― Any preservation, restoration, rehabilitation, or adaptive reuse project completed within the past two years may be nominated for an award. B. McCracken reminded the Commission of the nomination deadline for Historic Ithaca preservation awards and encouraged them to submit projects for consideration. V. ADJOURNMENT On a motion by S. Stein, seconded by J. Smith, the meeting was adjourned unanimously at 8:00 p.m. Respectfully submitted, Bryan McCracken, Historic Preservation and Neighborhood Planner Secretary, Ithaca Landmarks Preservation Commission