HomeMy WebLinkAboutMN-ILPC-2021-12-21Approved by ILPC: January 18, 2022
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Ithaca Landmarks Preservation Commission (ILPC)
Regular Monthly Meeting Minutes — December 21, 2021
Present:
Ed Finegan, Chair
David Kramer, Vice Chair
Stephen Gibian, Member
Katelin Olson, Member
Susan Stein, Member
Donna Fleming, Common Council
Liaison
Bryan McCracken, Historic
Preservation Planner and ILPC
Secretary
Anya Harris, City of Ithaca staff
(joined late, around 7:30 p.m.)
Absent:
Avi Smith, Member
Chair E. Finegan called the meeting to order at 6:14 p.m.
I. PUBLIC HEARINGS
A. 310 East Court Street, East Hill Historic District – Proposal to Construct a 2-Story Addition on
the North Elevation.
Mark Cushing of Rocco Design Build appeared in front of the Commission to present a proposal
to build a two-story addition on the rear of the Ithaca Dentistry offices on Court Street.
After some discussion, several Commission members expressed concerns that the new addition
would result in the removal of historic features and fabric that characterize the building.
RESOLUTION ~TABLED~ Moved by S. Stein, seconded by D. Kramer, and passed
unanimously.
B. 223 South Albany Street, Henry St. John Historic District – Retroactive Requests for Approval:
Removal of One-Over-One Wood Sash in Six Windows on the South Elevation and Installation of
Six, One-Over-One Vinyl Insert Units in the Same Location; and Removal of a Wood Entrance Door
on the West Elevation and the Installation of a Fiberglass Entrance in the Same Location
Homeowner Liam O’Kane appeared in front of the Commission to present a proposal to
retroactively approve replacement of six windows and one door. He said his contractor never
pulled the required building permits, and he was unaware he was supposed to get Commission
approval.
Approved by ILPC: January 18, 2022
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Public Hearing (on the door replacement)
On a motion S. Gibian, 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 and seconded by K. Olson.
RESOLUTION: Moved by D. Kramer, seconded by S. Stein.
WHEREAS, 223 South Albany 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
WHEREAS, as set forth in Section 228-4 of the Municipal Code, an Application for a Certificate
of Appropriateness, dated December 3, 2021, was submitted for review to the Ithaca
Landmarks Preservation Commission (ILPC) by Liam F. O’Kane, property owner,
including the following: (1) two narratives respectively titled Description of
Proposed Change(s) and Reasons for Changes(s); and (2) seven photographs
documenting existing conditions as well as the proposed products in situ, and
WHEREAS, the ILPC has reviewed the New York State Building-Structure Inventory Form for
223 South Albany 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 a
retroactive request for approval for the removal of one-over-one, double-hung,
wood window sash in six window openings on the south (secondary) elevation and
the installation one-over-one vinyl window inserts within those openings; the project
also involves the retroactive request for approval for the removal of a wood door on
the west elevation and the installation of half-glazed fiberglass door with simulated
wood graining and leaded glass light, 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/has not] 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 December 21, 2021, now therefore be it
RESOLVED, that the ILPC has made the following findings of fact concerning the property and
the proposal:
Approved by ILPC: January 18, 2022
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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 Craftsman Style residence at
223 South Albany Street was constructed in 1928.
Constructed within the period of significance of the Henry St. John Historic District
and possessing a high level of integrity, the property is a contributing element of the
Henry St. John Historic District.
In their review of the project, the ILPC noted the following existing conditions at
the property: 1. apart from the subject windows, all the window openings in the
residence have non-historic replacement units that were installed prior to the
designation of the local historic district in 2014; 2. the variety of replacement unit
types are unified and disguised by the presence of wood combination storm windows
at each opening; and (3) the subject door opening is likely not original and was likely
installed when the property was briefly used as a duplex.
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 #6 Deteriorated historic features shall be repaired rather than
replaced. When the severity of deterioration requires replacement of a
Approved by ILPC: January 18, 2022
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distinctive feature, the new feature shall match the old in design, color, texture,
and other visual qualities, and where possible, materials. Replacement of
missing features shall be substantiated by documentary, physical, or pictorial
evidence.
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 removal of the
[historic] wood door [removed/did not] removed distinctive materials and
[altered/ did not alter] features and spaces that characterize the property.
Proposed Language if door replacement removed historic materials: With respect to Principle #2
and Standard #6, it is the opinion of the property owner that the severity of the
deterioration of the wood door was such that its replacement was required. Since the
historic wood door was discarded, contractors specializing in the repair of historic
doors and members of the ILPC were unable to make an independent assessment of
its condition. As represented in the submitted photograph, it appears the wood door
was in [fair/poor] condition.
Also with respect to Standard #6, the fiberglass door [matches/does not match]
the old in design, color, texture, materials, and other visual qualities. [if material will
not match, explain why not and why that’s acceptable].
Also with respect to Principle #2, and Standard #9, the proposed fiberglass door
[is/is not] compatible with the massing, size, and scale of the historic property or its
historic environment. [if “not”, describe qualities of the project that are not
compatible and in what ways they are not ]
RESOLVED, that, based on the findings set forth above, the replacement of the [historic] wood
door with a fiberglass unit [has/has not] had a substantial adverse effect on the
aesthetic, historical, or architectural significance of the 223 South Albany Street and
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 removal of
the [historic] wood door [meets/does not meet] criteria for approval under
Section 228-6 of the Municipal Code and is a violation of Section 228-4 of the
Municipal Code, and be it further
RESOLVED, that the Ithaca Landmarks Preservation Commission determines that the installed
fiberglass door [meets/does not meet] criteria for approval under Section 228-6 of
the Municipal Code, and be it further
RESOLVED, that the ILPC [approves/denies] the Application for a Certificate of
Appropriateness, and be it further
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Proposed additional resolve #1:
[If the Commission doesn’t accept the removal or replacement units]
RESOLVED, that the violation of Section 228-4 of the Municipal Code for the removal of an
original, character-defining feature without approval is referred to the Office of the
City Attorney for resolution. To mitigate the negative impacts of the above-
described inappropriate alteration, the owner will [specify how/what needs to
change to make the alteration more compatible]
Proposed additional resolve #2:
[If the Commission accepts the removal but not the replacement units]
RESOLVED, to mitigate the negative impacts of the above-described inappropriate alteration the
owner will [specify how/what needs to change to make the alteration more
compatible]
RECORD OF VOTE:
Moved by: D. Kramer
Seconded by: S. Stein
In Favor: E. Finegan, S. Gibian, D. Kramer, K. Olson, S. Stein
Against: 0
Abstain: 0
Absent: A. Smith
Vacancies: 1
Notice: Failure on the part of the owner or the owner’s representative to bring to the attention
of the ILPC staff any deviation from the approved plans, including but not limited to changes
required by other involved agencies or that result from unforeseen circumstances as
construction progresses, may result in the issuance by the Building Department of a stop
work order or revocation of the building permit.
RESOLUTION (replacement windows) ~TABLED~ Moved by S. Stein, seconded by D.
Kramer, and passed unanimously.
II. PUBLIC COMMENT ON MATTERS OF INTEREST
Chair E. Finegan opened the meeting to public comments.
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 comment period.
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III. OLD BUSINESS
Alderperson D. Fleming said she had reached out to the Mayor and asked for a timeline on
Library Place.
IV. APPROVAL OF MINUTES
• The September 21, 2021 and October 19, 2021 minutes were approved unanimously on
a motion by K. Olson, seconded by S. Stein.
V. ADMINISTRATIVE MATTERS
D. Kramer and the other members thanked Alderperson D. Fleming for her work with the
Commission.
B. Mc Cracken reminded the Commission members complete the annual Sexual Harassment
Prevention Training or submit proof they have completed the same through their employers.
VI. ADJOURNMENT
On a motion by K. Olson, and seconded by D. Kramer, the meeting was adjourned by
unanimous consent at 8:28 p.m.
Respectfully submitted,
Bryan McCracken Secretary
Ithaca Landmarks Preservation Commission