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HomeMy WebLinkAboutMN-ILPC-2025-02-25Approved on: March 18, 2025 Ithaca Landmarks Preservation Commission (ILPC) Minutes – February 25, 2025 Commission Member Present: Ed Finegan, Chair David Kramer, Vice Chair Stephen Gibian Janet Smith Avi Smith Susan Stein Absent: Katelin Olson 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 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=zbnBLqmrNrk Chair E. Finegan called the meeting to order at 5:38 p.m. and read the Public Notice. I. PUBLIC HEARINGS A. 408 North Tioga Street, DeWitt Park Historic District – Proposal to Construct a Wood Deck, Install New French Door, Replace a Door and Windows, and Construct a 12’ Wood Fence on the West Elevation. Virginia Fry and Jason Demarest from Jason K. Demarest, Architecture, appeared before the Commission on behalf of property owner Christopher Anderson to present the proposed project. 408 North Tioga Street is a contributing resource in the DeWitt Park Historic District. V. Fry summarized the details of the proposal, including changes to rear elevation doors and windows, construction of a deck, and installation of a 12’ fence. V. Fry noted that the changes to the doors and windows would not be visible from the public way and the deck was designed to minimize its visibility from North Tioga Street. In response to the Commission’s questions about the height and visibility of the fence, V. Fry added that the proposed height is needed to provide the desired privacy for the property owner Approved on: March 18, 2025 PUBLIC HEARING On a motion by S. Stein, seconded by J. 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 D. Kramer, seconded by S. Stein. The Commission discussed the height of the proposed fence and the compatibleness of a fence of this height with the character of the historic district. Other rear-yard privacy fences in the neighborhood are around six feet tall. Based on the Commission’s comments and the need to collect additional information, the applicant withdrew the proposal to install a 12’ fence, indicating that a revised fence proposal would be submitted to the Commission in the future. RESOLUTION: 408 North Tioga Street, DeWitt Park Historic District - Proposal to Construct a Wood Deck, Install a New French Doors, Replace a Door and Windows, and Construct a 12’ Wood Fence on the West Elevation WHEREAS, 408 North Tioga Street is located in the DeWitt Park Historic District, as designated under Section 228-3 of the City of Ithaca Municipal Code in 1971, and as listed on the New York State and National Registers of Historic Places in 1971, and WHEREAS, as set forth in Section 228-4 of the Municipal Code, an Application for a Certificate of Appropriateness dated January 28, 2025, was submitted for review to the Ithaca Landmarks Preservation Commission (ILPC) by Jason Demarest, Architect, on behalf of property owner Christopher Anderson, including the following: (1) two narratives respectively titled Description of Proposed Change(s) and Reasons for Changes(s); (2) a letter from the applicant to Bryan McCracken, Historic Preservation and Neighborhood Planner and Secretary, Ithaca Landmarks Preservation Commission, dated January 28, 2025, addressing the proposal; (3) a Subdivision Plat for properties 408 &412-414 North Tioga & 117 & 119 Sears Street, prepared by T.J. Miller and dated February 13, 2024; and (4) four sheets of drawings, prepared by the applicant, dated January 28, 2025 and titled “Site Plan-ILPC” (A0.02), Plan & Elevations” (A2.11), “Existing Photographs-ILPC” (A2.12), and “Materials Board” (A2.13), and WHEREAS, revised materials, including “Plan and Elevations” (A2.11) and “Materials Board” (A2.13) drawings, all dated February 25, 2025, were submitted by the applicant for review and consideration by the Commission prior to the meeting on February 25, 2025, and WHEREAS, the ILPC has also reviewed the New York State Building-Structure Inventory Form for 408 North Tioga Street, and the City of Ithaca’s DeWitt Park Historic District Summary Statement, and Approved on: March 18, 2025 WHEREAS, the proposed project involves: • the removal of two non-historic wood decks at the southwest corner of the residence and the construction of 188 sq.ft. wood deck in the same location; • the removal of a door and window in the south elevation, and the installation of a French-style door with side lights in the same location and leading to the proposed deck; • the installation of a 12’ wood privacy fence from the southwest corner of the property northward along the western property line to the northwest corner of the property and then eastward along approximately one third of the northern property line; • The replacement of a non-historic door and window on the west elevation, and WHEREAS, the proposal to install a 12’ wood fence was withdrawn by the applicant at the regular February ILPC meeting, 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 Certificate of Appropriateness was conducted at the regularly scheduled ILPC meeting on February 25, 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 DeWitt Park Historic District Summary Statement, the period of significance for the area now known as the DeWitt Park Historic District is 1820-1930. As indicated in the New York State Building-Structure Inventory Form and documented in later research, the Italianate-style residence at 408 North was designed by locally prominent architect Alfred B. Dale for a locally prominent businessman, Henry H. Wilgus. It was constructed between 1870 and 1872. Constructed within the period of significance of the DeWitt Park Historic District and possessing a high level of architectural integrity, the property is a contributing element of the DeWitt Park Historic District. Approved on: March 18, 2025 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. Deck, Doors and Windows With respect to Principle #2, Standard #2, and Standard #9, the replacement of the decks and changes to doors and windows will not remove distinctive materials and will not alter features and spaces that characterize the property. Approved on: March 18, 2025 Also with respect to Principle #2, Principle #3, and Standard #9, the proposed deck, doors and windows are compatible with the massing, size, scale, and architectural features of the property and its environment. With respect to Standard #10, the deck 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 findings set forth above, the proposal will not have a substantial adverse effect on the aesthetic, historical, or architectural significance of the 408 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): • To allow for future reuse the historic door and window removed from the south elevation shall be labeled with the property address, date of removal, and original locations in the building, and stored in a clean, dry, and secure location at the property. RECORD OF VOTE: Moved by: S. Stein Seconded by: D. Kramer In Favor: J. Smith, A. Smith, S. Stein, E. Finegan, D. Kramer, S. Gibian Against: 0 Abstain: 0 Absent: K. Olson Vacancies: 0 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. OLD BUSINESS A. 102 Triphammer Road, Cornell Heights Historic District – Review of Product Specifications and Cut Sheets for the Selected Window Product as Required by the Certificate of Appropriateness Issued for the Replacement of Five Windows Enclosing the Front (southeast) Porch on October 15, 2024. Approved on: March 18, 2025 Property owner Alex Susskind and Renewal by Andersen of Central New York representatives Mark Rudy and Andrew Carnley appeared before the Commission to present the proposed window product. The Commission raised questions about how the proposed windows would be installed, the detailing of the muntins and sills, and the operability of the sash. RESOLUTION: 102 Triphammer Road, Cornell Heights Historic District – Proposal to Replace Five Windows Enclosing the Front (Southeast) Porch. (Condition Placed on Certificate of Appropriateness Issued by the Ithaca Landmarks Preservation Commission on October 15, 2024.) WHEREAS, 102 Triphammer Road is located in the Cornell Height 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, a Certificate of Appropriateness was issued at the regularly scheduled Ithaca Landmarks Preservation Commission (ILPC) meeting on October 15, 2024, for the replacement of five historic windows enclosing a porch on the primary (southeast) façade of the residence, and WHEREAS, the following condition was placed on the Certificate of Appropriateness: product specifications and cut sheets for the selected window product shall be submitted to the ILPC for consideration and approval prior to the issuance of a Building Permit for the window replacements, and WHEREAS, materials were submitted for consideration by the Ithaca Landmarks Preservation Commission by applicant and property owner Alex Susskind on October 11, 2024, October 27, 2024, and January 27, 2025, to satisfy the above noted condition. The submitted materials include Chapter 5: Gliding Window from the Acclaim™ Replacement Windows Exclusively from Renewal by Anderson Specifications and Technical Manual, a quote for five Acclaim™ Gliding windows, and an email to the applicant from a representative at Renewal by Anderson providing additional information on the proposed windows, now, therefore, be it RESOLVED, that the ILPC has made the following findings of fact concerning the property and the proposal: 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 Approved on: March 18, 2025 the landmark or district in accordance with Section 228-5 of the Municipal Code. In making this determination, the Commission is guided by the principles set forth in Section 228-5B of the Municipal Code, as further elaborated in Section 228-5C, 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 #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 and Standard #9, the proposed windows are compatible with the historic character of the Cornell Heights Historic District, and more specifically, with the massing, size, scale, and architectural features of the property and its environment. RESOLVED, that the Ithaca Landmarks Preservation Commission approves the proposed Acclaim™ Replacement Windows from Renewal by Andersen, and be it further, RESOLVED, that the condition placed on the Certificate of Appropriateness and noted above has been met. RECORD OF VOTE: Moved by: J. Smith Seconded by: D. Kramer In Favor: J. Smith, A. Smith, S. Stein, D. Kramer, E. Finegan, S. Gibian Against: 0 Abstain: 0 Absent: K. Olson Vacancies: 0 B. Caldwell Hall, 121 Reservoir Avenue, Individual Local Landmark - Request for an Extension of Certificate of Appropriateness Approval. B. McCracken summarized Cornell University’s request to extend the Certificate of Appropriateness approval for the removal of a utility chimney for a period of two years. He noted that there were no changes in the approved project. Approved on: March 18, 2025 RESOLUTION: Caldwell Hall, 121 Reservoir Avenue, Individual Local Landmark – Extension of Certificate of Appropriateness Approval WHEREAS, Caldwell Hall, 121 Reservoir Avenue, is an individual local landmark, as designated under Section 228-3 of the City of Ithaca Municipal Code in 1985, and listed in the National Register of Historic Places in 1984, and WHEREAS, a Certificate of Appropriateness was issued by the Ithaca Landmarks Preservation Commission (ILPC) for the removal of a utility chimney on the north side of the east roof slope on January 19, 2021, 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 chimney removal project at Caldwell Hall, 121 Reservoir Avenue, did not commence within the twenty-four (24) month period following the issuance of a Certificate of Appropriateness for the project, and WHEREAS, a written request for a two-year extension of Certificate of Appropriateness approval for this project was submitted for review by the ILPC by J. Shermeta, AIA LEED AP, Associate University Architect, on behalf of property owner Cornell University on February 4, 2025, now, therefore, be it RESOLVED, that the design of the project has not changed since the Certificate of Appropriateness was issued on January 19, 2025, and be it further RESOLVED, that the ILPC approves the request for an extension Certificate of Appropriateness approval for the chimney project, and be it further RESOLVED that the two-year extension commences at the time of the adoption of this resolution. RECORD OF VOTE: Moved by: D. Kramer Seconded by: S. Stein In favor: A. Smith, J. Smith, S. Stein, D. Kramer, E. Finegan, Against: 0 Abstain: 0 Absent: K. Olson Vacancies: 0 Approved on: March 18, 2025 IV. NEW BUSINESS A. 407 East Buffalo Street, East Hill Historic District – Early Design Guidance Property owner Leann Kanda appeared before the Commission to solicit feedback from the Commission on the construction if a new garage in the rear yard of the subject property. The project would involve the removal of two unusable carports and the construction of a two-car garage with a rooftop patio. This project would require the removal of all the rear yard green space to allow cars to maneuver in and out of the garage. The flat roof would provide space to garden and add green space back to the rear yard. The Commission expressed concerns about the removal of green space, which is considered a character defining feature of the East Hill Historic District, and the overall size of the proposed garage. It also discussed the placement of the garage next to the property line and its potential visibility from both East Buffalo and Parker Streets. The Commission also questioned the garage’s flat roof form and that form’s relationship to other accessory structures in the neighborhood. V. APPROVAL OF MINUTES No minutes were reviewed by the Commission. VI. APPROVAL OF MINUTES A. 2024 ILPC Annual Report B. McCracken presented the 2024 ILPC Annual Report, attached, to the Commission for review. ADJOURNMENT On a motion by A. Smith, seconded by D. Kramer, the meeting was adjourned unanimously at 7:31 p.m. Respectfully submitted, Bryan McCracken, Secretary, Ithaca Landmarks Preservation Commission Historic Preservation and Neighborhood Planner