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HomeMy WebLinkAboutMN-ILPC-2025-08-19Approved on: 09/16/2025 Ithaca Landmarks Preservation Commission (ILPC) Minutes – August 19, 2025 Commission Member Present: Ed Finegan, Chair Stephen Gibian, Member Katelin Olson, Member Avi Smith, Member Absent: David Kramer, Vice Chair Janet Smith, Member Susan Stein, Member Common Council Members Present: None City Staff Present: Bryan McCracken, Hist. Pres. and Neighborhood Planner & Secretary, ILPC _______________________________________________________________________ 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=NL99rYm-uGw Chair E. Finegan called the meeting to order at 5:42 p.m. and read the Public Notice. I. PUBLIC HEARINGS A. 200 Highland Avenue, Cornell Heights Historic District – Proposal to install a sign. Gregory Turnbarello, Director of Operations, appeared on behalf of property owner, Modern Living Rentals, to present the proposed sign installation project. 200 Highland Avenue is a contributing resource in the locally designated Cornell Heights Historic District. PUBLIC HEARING On a motion by K. Olson, 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 to be read aloud, Chair E. Finegan closed the Public Hearing on a motion by A. Smith, seconded by K. Olson. Approved on: 09/16/2025 The Commission discussed the proposed sign’s materiality and size, noting how the Sign Ordinance may permit a sign that is larger than what is appropriate for a historic neighborhood. The Commission discussed simplifying existing sign information to allow for a smaller sign and expressed a strong preference for the brushed aluminum material, noting that its simple, unobtrusive design would be compatible with its historic environment. Additionally, the Commission noted that size and placement of residential real estate signs are considered by the Commission on a case-by-case, property-by-property basis. In summary, the Commission determined that the most appropriate size for this sign based on its context is 2’x3’. RESOLUTION: 200 Highland Avenue, Cornell Heights Historic District – Proposal to install a sign WHEREAS, 200 Highland 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 June 6, 2025, was submitted for review to the Ithaca Landmarks Preservation Commission (ILPC) by Greg Tumberello on behalf of property owner Modern Living Rentals, including the following: (1) two narratives respectively titled Description of Proposed Change(s) and Reasons for Changes(s); (2) a photograph of the exterior of the building with three locations identified for the proposed sign; (3) an example of a proposed brushed aluminum sign; (4) an example of a PVC sign; and (5) two photographs document existing conditions, and WHEREAS, the ILPC has reviewed the New York State Building-Structure Inventory Form for 200 Highland Avenue, 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 installation of a 4’X3’ wall-mounted sign, 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 August 19, 2025, now therefore be it Approved on: 09/16/2025 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 Queen Anne Style residence at 200 Highland Avenue was constructed ca 1905. 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. The proposal under consideration impacts the large, non-historic addition constructed in 2024. In consideration of this and all approvals of proposals for alterations, new construction, or demolition in historic districts, the ILPC must determine that the proposed exterior work will not have a substantial adverse effect on the aesthetic, historical, or architectural significance and value of either the landmark or, if the improvement is within a district, of the neighboring improvements in such district. In considering architectural and cultural value, the Commission shall consider whether the proposed change is consistent with the historic value and the spirit of the architectural style of the landmark or district in accordance with Section 228-6 of the Municipal Code. In making this determination, the Commission is guided by the principles set forth in Section 228-6B of the Municipal Code, as further elaborated in Section 228-6C, and by the Secretary of the Interior’s Standards for Rehabilitation, and in this case specifically the following principles and Standards: Principle #2 The historic features of a property located within, and contributing to the significance of, an historic district shall be altered as little as possible and any alterations made shall be compatible with both the historic character of the individual property and the character of the district as a whole. Standard #2 The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features and spaces that characterize a property will be avoided. Standard #9 New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the Approved on: 09/16/2025 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 proposed sign 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 sign is compatible with the massing, size, scale, and architectural features of the property and its environment. With respect to Standard #10, the sign 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 RESOLVED, that the ILPC approves the Application for a Certificate of Appropriateness with the following condition(s): • The size of the sign shall be 3’x2’; • The sign shall be brushed aluminum; and • The sign shall be placed in location “1” identified in the photograph submitted with the Certificate of Appropriateness Application. The location next to the primary entrance door reflects traditional placement patterns for signs in historic neighborhoods. RECORD OF VOTE: Moved by: A. Smith Seconded by: K. Olson In Favor: A. Smith, K. Olson, E. Finegan, S. Gibian Against: 0 Abstain: 0 Absent: D. Kramer, J. Smith. S. Stein Vacancies: 0 Approved on: 09/16/2025 B. 308 Stewart Avenue, East Hill Historic District – Proposal to install a sign. B. McCracken, ILPC staff, presented the proposed sign project on behalf of the applicant, Ashmir Zephyr Sanchez. 308 Stewart Avenue is a contributing resource in the locally designated East Hill Historic District. B. McCracken summarized the proposal and responded to the Commission’s questions about the property’s existing signage and the proposed installation method for the metal bracket. PUBLIC HEARING On a motion by A. Smith, 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 S. Stein. B. McCracken recommended placing a condition on the approval requiring the sign bracket to be mounted into the brick mortar joints, minimizing potential damage to the historic bricks. presented in application. RESOLUTION: 308 Stewart Avenue, East Hill Historic District – Proposal to install a sign WHEREAS, 308 Stewart Avenue 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 April 11, 2025, was submitted for review to the Ithaca Landmarks Preservation Commission (ILPC) by Ashmir Zephyr Sanchez and El Chamo Bar and Grill, including the following: (1) two narratives respectively titled Description of Proposed Change(s) and Reasons for Changes(s); (2) two photographs of the proposed sign; and (3) a rendering of the sign installed on the building, and WHEREAS, the ILPC has also reviewed the New York State Building-Structure Inventory Form for 308 Stewart Avenue, 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 installation of an 11”X19” wood sign suspended 10’ above the public sidewalk on a projecting metal bracket, and Approved on: 09/16/2025 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 August 19, 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 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 Italian Renaissance Revival Style commercial building at 308 Stewart Avenue was constructed ca 1915. 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. Approved on: 09/16/2025 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 proposed sign 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 sign is compatible with the massing, size, scale, and architectural features of the property and its environment. With respect to Standard #10, the sign 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 308 Stewart Avenue 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 metal support bracket shall be anchored into the mortar joints to prevent short- and long-term damage to the historic brick. RECORD OF VOTE: Moved by: K. Olson Seconded by: S. Gibian In Favor: E. Finegan, A. Smith, K. Olson, S. Gibian Approved on: 09/16/2025 Against: 0 Abstain: 0 Absent: D. Kramer, J. Smith, S. Stein Vacancies: 0 C. 102 Triphammer Road, Cornell Heights Historic District – Proposal to replace windows. Property owner, Alex Susskind, and Renewal by Andersen representatives, Mark Rudy, Design Specialist, and Andrew Charney, Installation Project Manager, appeared before the Commission to present the proposed window replacement project. 102 Triphammer Road is contributing resource in the locally designated Cornell Heights Historic District. A. Susskind summarized the proposal to replace all the windows on the first floor of the residence, emphasizing the existing window’s condition and operability issues. M. Rudy described the proposed replacement units, the plan to replicate as many of the original windows’ design details as possible and the proposed installation technique. The Commission questioned whether the condition of the existing windows was sufficiently assessed and requested a site visit to independently examine the deterioration to determine if replacement is necessary. Members also questioned the mullion detailing of the proposed ganged windows and whether it sufficiently replicated the depth of the existing mullions, an important character-defining feature of the existing units. The Commission tabled the application to allow for a site visit within the coming month to assess the condition of the existing windows. III. APPROVAL OF MINUTES No draft minutes were reviewed by the Commission. IV. ADMINISTRATIVE MATTERS • Review: Staff Comments on the West State Street Apartments Project B. McCracken summarized staff’s comments (attached) on the proposed development and its potential impacts on adjacent historic resources. L. “Bear” Smith, Project Manager at HOLT Architects, from the development team also appeared before the Commission to address questions and design concerns. The Commission questioned the building’s color scheme and compatibility of the fiber cement panels on the west elevation with the material quality of the Downtown West Historic District. B. Smith explained that the varied color scheme reflects the design team’s attempt to the breakdown the larger building into smaller modules. He also explained the use of the fiber cement panels on the west elevation, noting that the material is a better substrate of murals and more affordable than brick. Approved on: 09/16/2025 On a motion by K. Olson, second by S. Gibian, the Commission voted to endorse staff’s comments on the West State Street Development Project. RECORD OF VOTE: Moved by: K. Olson Seconded by: S. Gibian In Favor: E. Finegan, A. Smith, K. Olson, S. Stein Against: 0 Abstain: 0 Absent: D. Kramer, J. Smith, S. Stein Vacancies: 0 • ILPC Retreat The Commission discussed scheduling a retreat to discuss design review considerations related to the replacement of windows. V. ADJOURNMENT On a motion by A. Smith, seconded by K. Olson, the meeting was adjourned unanimously at 7:30 p.m. Respectfully submitted, Bryan McCracken, Historic Preservation and Neighborhood Planner Secretary, Ithaca Landmarks Preservation Commission