HomeMy WebLinkAboutMN-ILPC-2014-08-27Approved by ILPC: 9/9/14
Ithaca Landmarks Preservation Commission (ILPC)
Minutes – August 27, 2014 (Special Meeting)
Present:
Ed Finegan, Chair
Katelin Olson
Stephen Gibian
Michael McGandy
Lynn Truame, Staff
Chair Finegan called the meeting to order at 5:30 p.m.
I. PUBLIC HEARINGS
• None
II. PUBLIC COMMENT ON MATTERS OF INTEREST
• None
III. OLD BUSINESS
A. 215 N. Cayuga St., DeWitt Park Historic District ― Proposal to Replace Awning at Buffalo
Street Books Store
There was a short general discussion about observations made during the August 22, 2014 visit to the
site. Consensus was that awning would be acceptable as proposed as long as the bottom of the awning
were located no lower than the bottom rail of the transom element of the flanking windows.
RESOLUTION: Moved by K. Olson, seconded by M. McGandy.
WHEREAS, The Dewitt Building at 215 N. Cayuga St. 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 228-6 of the Municipal Code, an Application for a Certificate of
Appropriateness, dated July 29, 2014, was submitted for review to the Ithaca Landmarks
Preservation Commission (ILPC) by Asha Sanaker from Buffalo Street Books on behalf
of property owner Alison Van Dyke Rev Trust, including the following: (1) two
narratives respectively titled Description of Proposed Change(s) and Reasons for
Changes(s); (2) one sheet with product information from Welco Awnings; (3) two sheets
of photographs of existing conditions; (4) one sheet with a modified photograph of
proposed condition, and
WHEREAS, the ILPC has also reviewed the New York State Building-Structure Inventory Form for
215 N. Cayuga St., and the City of Ithaca’s DeWitt Park Historic District Summary
Statement, and
WHEREAS, the proposed project involves the replacement of the existing awning with a 34 ft.-long
awning at the exterior entrance of Buffalo Street Books store on E. Buffalo St., and
1 of 8
ILPC Minutes
August 12, 2014
WHEREAS, the application for a Certificate of Appropriateness was tabled at the regular August 12,
2014 meeting of the ILPC, to allow the Commission to gather additional information, and
WHEREAS, a properly noticed site visit was conducted on August 22, 2014, at which certain details
of the installation were considered, 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
August 12, 2014, 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, the DeWitt
Building was constructed in 1912 in the English Collegiate style. It was designed by
William Henry Miller, Ithaca’s foremost architect of the nineteenth century. The
building served as DeWitt Junior High School before being bought by William F.
Downing, architect, in 1971 and converted into stores, offices and apartments.
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.
The Buffalo Street Books store is located in the north-east wing of the building. This
addition was constructed in 1936 and functioned as a cafeteria, as specified in the Ithaca
Sanborn Map of 1961.
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 228-5
2 of 8
Approved by ILPC: 9/9/14
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 #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 replacement of the
existing awning with a 34 ft.-long awning 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 34 ft.-long awning is
compatible with the massing, size, scale, and architectural features of the property and its
environment.
With respect to Standard #10, the new awning 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 DeWitt Building and
the DeWitt Park Historic District as set forth in Section 228-5, and be it further
RESOLVED, that the Ithaca Landmarks Preservation Commission determines that the proposal meets
the criteria for approval under Section 228-5 of the Municipal Code, and be it further
RESOLVED, that the ILPC approves the Application for a Certificate of Appropriateness, with the
following conditions:
3 of 8
ILPC Minutes
August 12, 2014
1. The awning will be located so its bottom edge is aligned with the bottom of the
transom elements of the flanking windows.
2. If technically feasible, the new anchors for the awning will be inserted into the mortar
joints between bricks, rather than into the bricks themselves.
RECORD OF VOTE: 4-0-0
Yes
K. Olson
M. McGandy
S. Gibian
E. Finegan
No
Abstain
B. 140 College Ave., John Snaith House ― Proposal to Make Changes in Front Yard for
Installation of Gas & Electric Services
There was a general discussion of the areas of concern that led to tabling the proposal at the last
meeting.
S. Gibian indicated that the utility services would have been more appropriately located at the rear of the
house.
M. McGandy noted that the plywood board with pressure-treated posts supporting the electrical service
was very unattractive.
K. Olson indicated that she felt the Bilco door was acceptable, but that the electrical service pedestal
was not.
E. Finegan suggested boxing in the plywood board to provide some depth to the assembly, so that it
looks more intentional and less unfinished.
S. Gibian agreed and suggested incorporating the fiber cement materials from the addition to increase
the electrical pedestal’s visual compatibility with the property.
M. McGandy agreed it would be important for the electrical pedestal to look more ‘finished’.
K. Olson indicated her frustration with the number of retroactive reviews the Commission sees. She
agreed that the pedestal as currently constructed looks very temporary and is visually inappropriate.
Had the work been designed and proposed as required by the Landmarks Ordinance, prior to being
installed, it would never have been accepted.
There was a general discussion of other potential locations for the electrical service that might be less
visually intrusive. No alternate locations were identified.
RESOLUTION: Moved by M. McGandy, seconded by K. Olson.
WHEREAS, The John Snaith House, located at 140 College Avenue, is an individual local landmark,
as designated under Section 228-3 of the City of Ithaca Municipal Code in 2011, and
4 of 8
ILPC Minutes
August 12, 2014
WHEREAS, as set forth in Section 228-6 of the Municipal Code, an Application for a Certificate of
Appropriateness, dated July 29, 2014, was submitted for review to the Ithaca Landmarks
Preservation Commission (ILPC) by Jason Demarest, architect, on behalf of property
owner Ching (Betsy) Po from Po Family Limited Partnership, including the following:
(1) two narratives respectively titled Description of Proposed Change(s) and Reasons for
Changes(s); (2) one architectural drawing titled “SK1.07_Site Plan Utility services” and
dated 7/29/14; (3) one sheet of perspectives showing the view towards proposed changes;
(4) one architectural drawing showing location of proposed changes in relation to
elevation, and
WHEREAS, the ILPC has reviewed the New York State Building-Structure Inventory Form for the
John Snaith House at 140 College Avenue, and
WHEREAS, as stated in the narrative Description of Proposed Change(s), the project involves
construction of a 3 ft.-deep, sunken landscape area with a timber retaining wall to allow
gas meters to attach to an existing concrete structure; installation of a basement areaway
on the south side of the existing concrete structure covered by a painted steel Bilco door
to provide exterior access to mechanical room spaces, and construction of a pressure-
treated wood and plywood “pedestal” on which electrical service equipment is mounted,
and
WHEREAS, the electrical pedestal was not specifically called out in the original application, though it
was shown on the drawings, and
WHEREAS, the proposed work commenced prior to issuance of a Certificate of Appropriateness by
the ILPC, and
WHEREAS, due to the omission of the electrical pedestal element from the original application and
the fact that that pedestal had already been installed prior to the August 12, 2014 ILPC
meeting, in the absence of a Certificate of Appropriateness, the application was tabled at
the regular August 12, 2014 meeting of the ILPC, to allow the Commission time to
inspect the work that had been completed, 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 12, 2014, now therefore be it
RESOLVED, that the ILPC has made the following findings of fact concerning the property and the
proposal:
5 of 8
ILPC Minutes
August 12, 2014
As indicated in the New York State Building-Structure Inventory Form, the John Snaith
House was constructed in 1874 and rebuilt in 1894-95 after fire damage. It is the sole
nineteenth century brick dwelling along College Avenue.
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 228-5
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 #1 The historic features of an individual landmark shall be altered as little
as possible and any alterations made shall be compatible with the historic character
of the landmark.
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 #1, Standard #2, and Standard #9, the construction of the
sunken landscape area with a timber retaining wall and the gas meters attached to the
existing concrete structure will not remove distinctive materials and will not alter features
and spaces that characterize the property.
Also with respect to Principle #1 and Standard #9, the proposed sunken landscape area
with a timber retaining wall and the gas meters attached to the existing concrete structure
is compatible with the massing, size, scale, and architectural features of the property and
its environment.
6 of 8
ILPC Minutes
August 12, 2014
With respect to Principle #1, Standard #2, and Standard #9, the installation of a basement
areaway on the south side of the existing concrete structure accessed by a painted steel
Bilco door will not remove distinctive materials and will not alter features and spaces that
characterize the property.
Also with respect to Principle #1 and Standard #9, the proposed basement areaway and
its access through a painted steel Bilco door are compatible with the massing, size, scale,
and architectural features of the property and its environment.
With respect to Principle #1, Standard #2, and Standard #9, the installation of the
electrical “pedestal” and related service equipment will not remove distinctive materials
and will not alter features and spaces that characterize the property.
The Commission notes that these new elements are visually separated from the historic
structure and screened by new plantings.
However, also with respect to Principle #1 and Standard #9, the pressure-treated wood
and plywood electrical “pedestal” and related service equipment, as designed and
installed are not currently compatible with the massing, size, scale, and architectural
features of the property and its environment.
With respect to Standard #10, the sunken landscape area with a timber retaining wall, gas
meters, electrical pedestal and related equipment, basement areaway, and its access
through a painted steel Bilco door 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, once modified as required in
the condition discussed below, will not have a substantial adverse effect on the
aesthetic, historical, or architectural significance of the John Snaith House, as set forth in
Section 228-5, and be it further,
RESOLVED, that the Ithaca Landmarks Preservation Commission determines that the proposal, once
modified as required in the condition discussed below, meets criteria for approval
under Section 228-5 of the Municipal Code, and be it further
RESOLVED, that the ILPC approves the Application for a Certificate of Appropriateness, with the
following condition:
The electrical pedestal must be redesigned to be more visually appropriate to its
historic environment and consonant with the existing historic structure and the new
addition. The applicant is required to prepare a design for this pedestal that either
(1) replaces the existing pedestal (which was installed without a Certificate of
Appropriateness) or (2) adapts the existing pedestal to incorporate materials and
details used in the new addition, give the “pedestal” a finished appearance, and give
depth to the “pedestal” by boxing it out to obscure the view of the electrical
equipment from College Avenue facing the primary façade. This new design must
7 of 8
Approved by ILPC: 9/9/14
be submitted to the full ILPC for review at a regularly scheduled ILPC meeting,
and must be approved by the ILPC and installed prior to issuance of a Certificate of
Occupancy.
RECORD OF VOTE: 4-0-0
Yes
M. McGandy
K. Olson
E. Finegan
S. Gibian
No
Abstain
IV. ADJOURNMENT
There being no further business, the meeting was adjourned by consensus at 6:15 p.m. by Chair Finegan.
Respectfully Submitted,
Megan Wilson
City of Ithaca Planning Division
8 of 8