HomeMy WebLinkAboutMN-ILPC-2021-10-19Approved by ILPC: December 21, 2021
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Ithaca Landmarks Preservation Commission (ILPC)
Regular Monthly Meeting Minutes — October 19, 2021
Present:
Ed Finegan, Chair
David Kramer, Vice Chair
(joins 6:3x)
Stephen Gibian, Member
Katelin Olson, Member
Susan Stein, Member
Donna Fleming, Common Council
Liaison
Bryan McCracken, Historic
Preservation Planner and ILPC
Secretary
Megan Wilson, Zoning Administrator,
City of Ithaca
Anya Harris, City of Ithaca staff
Absent:
Avi Smith, Member
Chair E. Finegan called the meeting to order at 6:04 p.m.
I. PUBLIC HEARINGS
A. 220 South Geneva Street, Henry St. John Historic District – Proposal to Replace Asphalt Shingle
Roofing with Standing Seam Panel Metal Roofing.
Owner Christy Everett and neighbor Richard Guttridge appeared to present the proposal to
replace the existing asphalt shingle roof with corrugated or standing seam metal roofing, as
well as replace some gutters (existing “K style” to be replaced in kind).
K. Olson asked about precedent for approving corrugated roofs within an historic district.
B. McCracken said the Commission has approved corrugated roofs on non-contributing
structures, and once on a carriage barn in the Henry St. John District, as it was considered
compatible on a secondary structure.
Public Hearing
On a motion by K. Olson, seconded by S. Stein, 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 and seconded by K. Olson.
Chair E. Finegan asked for comments.
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K. Olson said it seems problematic to approve corrugated on a primary structure, as it was a
material historically used on secondary structures.
D. Fleming asked about the difference between corrugated and standing seam.
B. McCracken showed some materials samples
RESOLUTION: Moved by S. Gibian, seconded by K. Olson.
WHEREAS, 220 South Geneva 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 September 30, 2021, was submitted for review to the
Ithaca Landmarks Preservation Commission (ILPC) by Steven Weaver on behalf of
property owner Christy Everett, including the following: (1) two narratives
respectively titled Description of Proposed Change(s) and Reasons for Changes(s);
and (2) two sheets of product information for metal roofing panels, and
WHEREAS, the ILPC has reviewed the entry in the annotated list of properties included within
the Henry St. John Historic District for 220 South Geneva 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
installation of interlocking metal roofing panels over the existing, non-historic
asphalt roof shingles, 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 October 19, 2021, 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 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.
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As indicated in the individual property entry in the annotated list of properties
included within the Henry St. John Historic District, 220 South Geneva Street was
constructed ca. 1850 and is a modest example of the Greek Revival style.
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 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
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 installation of metal
roofing panels 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 interlocking metal
roofing panels are compatible with the massing, size, scale, and architectural features
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of the property and its environment. The ILPC notes that the proposed interlocking
metal roofing panels will approximate the appearance of a traditionally installed
standing -seam metal roof, a roof cladding material commonly used on Greek
Revival residences in the district during its period of significance. The proposed
material’s narrow, 16”-wide pans, raised seams, and hidden fasteners reflect the
characteristics of residentials applications of this historic roof cladding. The
proposed grey color also approximates the color of tern-coated steel, the material
traditionally used to fabricate standing seam metal roofs.
With respect to Standard #10, metal roofing panels 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 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 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.
RECORD OF VOTE:
Moved by: S. Gibian
Seconded by: K. Olson
In Favor: E. Finegan, D. Kramer, S. Stein, S. Gibian, and K. Olson
Against: 0
Abstain: 0
Absent: 1
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.
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
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comments submitted to be read aloud, Chair E. Finegan closed the public comment period.
III. NEW/OLD BUSINESS
• Advisory Review – Proposal to Re-Zone Properties Along East and West Court Street,
and North Cayuga Street
Zoning Administrator Megan Wilson appeared in front of the Commission to explain why the
proposal to re-zone properties to East and West Court Street and North Cayuga Street. She
explained that many of the Court Street properties had been in use as offices since the 1980s
when office uses were allowed in the R3-zone. She said that as a result, anytime one of the
building owners want to make improvements or change the footprint of the buildings in
question, it would require a use variance, which is nearly impossible to obtain. She said the
offices in use along North Cayuga Street are grandfathered in, but the current zoning makes it
difficult to make improvements to the commercial establishments as it requires a use variance.
The Commission members recommended against re-zoning the Cayuga Street properties. Their
concerns included: Cayuga Street acts as a buffer zone for the historic district and rezoning
could incentivize redevelopment, the character of the properties is far more residential than
what is seen on Court Street, and concerns surrounding lot consolidation and/or neglect of
maintenance/boarded up properties.
IV. ADMINISTRATIVE MATTERS
B. Mc Cracken reminded the ILPC members that the NYS Historic Preservation Conference is
coming up in November. Ithaca will be hosting the virtual conference.
V. ADJOURNMENT
On a motion by S. Stein, and seconded by K. Olson, the meeting was adjourned by unanimous
consent at 7:57 p.m.
Respectfully submitted,
Bryan McCracken Secretary
Ithaca Landmarks Preservation Commission