HomeMy WebLinkAboutMN-ILPC-2021-11-16Approved by ILPC: January 18, 2022
1
Ithaca Landmarks Preservation Commission (ILPC)
Regular Monthly Meeting Minutes — November 16, 2021
Present:
Ed Finegan, Chair
David Kramer, Vice Chair
(joins around 6:30)
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
Absent:
Avi Smith, Member
Chair E. Finegan called the meeting to order at 6:04 p.m.
I. PUBLIC HEARINGS
A. 423 East Seneca Street, East Hill Historic District – Proposal to Replace Paired Primary
Entrance Doors.
Applicant Daniel Zimmerman appeared in front of the Commission to present a proposal to
replace the front doors with period-appropriate doors with glass. He discussed reasons why
they suspect the current front door are not original to the home: panel layout, hinge mortise,
and locking pin hole on the threshold indicating that it looked like the front door was original a
double door.
K. Olson asked if B. McCracken agrees that the current doors are not original.
B. McCracken said it is his opinion that the existing doors are not original. She asked if they
would need to modify the existing door frame to install the doors they found at Significant
Elements.
D. Zimmerman said no, the doors fit the opening exactly.
S. Gibian said he is happy with this proposal.
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
Approved by ILPC: January 18, 2022
2
comments submitted to be read aloud, Chair E. Finegan closed the public hearing on a motion
by S. Stein and seconded by K. Olson.
RESOLUTION: Moved by S. Gibian, seconded by K. Olson.
WHEREAS, 423 East Seneca Street 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 November 1, 2021, was submitted for review to the Ithaca
Landmarks Preservation Commission (ILPC) by property owner Daniel
Zimmerman, including the following: (1) two narratives respectively titled
Description of Proposed Change(s) and Reasons for Changes(s); (2) a six-page
document titled “423 E. Seneca St. Front Entry Doors Replacement Proposal” and
containing photographs and narratives of documenting existing conditions, a
rendering of the proposed alteration, photographs of the proposed replacement
doors , and
WHEREAS, the ILPC has also reviewed the New York State Building-Structure Inventory Form
for 423 East Seneca Street, 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
replacing the primary entrance doors; the existing doors are wood, paired, eight-
panel, and unglazed; the proposed doors are salvaged wood, paired, two-panel and
half-glazed, 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 November 16, 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 East Hill Historic District Summary Statement,
the period of significance for the area now known as the East Hill Historic District is
1830-1932.
Approved by ILPC: January 18, 2022
3
As indicated in the New York State Building-Structure Inventory Form, the Queen
Anne style residence at 423 East Seneca Street was designed by noted local architect
William H. Miller and constructed in 1873.
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.
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 #3 Each property shall be recognized as a physical record of its time,
place, and use. Changes that create a false sense of historic development, such
as adding conjectural features or architectural elements from other buildings,
shall not be undertaken.
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 replacement of the
entrance doors will not remove distinctive materials and will not alter features and
spaces that characterize the property. As documented in the submitted materials and
observed by the Secretary of the Commission, the existing entrance doors are likely
not an original feature of the property. Both the paired eight-panel entrance doors
Approved by ILPC: January 18, 2022
4
and the single eight-panel vestibule door are stylistically identical, which suggests the
doors were installed at the same time, and they do not stylistically match the known
original doors in the house, which all have four panels and a robust, raised panel
molding. An examination of the vestibule door and sidelights reveals further
information. Infilled mortises in the outermost door casings and the repaired hole in
the center of the stone threshold suggest the opening originally had paired doors and
the existing door and sidelights were an alteration.
Also with respect to Principle #2 and Standard #9, the proposed doors are
compatible with the massing, size, scale, and architectural features of the property
and its environment.
With respect to Standard #3, the installation of salvaged doors will create a false sense
of historic development. No historic photographs of the house with glazed entrance
doors exist; however, this entrance door treatment is commonly found in examples of
the Queen Anne style and is, therefore, stylistically compatible with the residence. The
salvaged doors match the size, shape, and scale of the existing; therefore, the door
opening does not need to be modified or historic materials removed to accommodate
them. Finally, the restrained design of the salvaged doors creates an almost universal
appearance that does not speak to single architectural style or a particular building,
allowing them to meld with the existing architecture without creating an architecture
pastiche.
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 423 East
Seneca Street 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.
RECORD OF VOTE:
Moved by: S. Gibian
Seconded by: K. Olson
In Favor: S. Gibian, K. Olson, E. Finegan, S. Stein
Against: 0
Abstain: 0
Absent: 2
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
Approved by ILPC: January 18, 2022
5
construction progresses, may result in the issuance by the Building Department of a stop
work order or revocation of the building permit.
B. 305 Thurston Avenue, Seal and Serpent, Cornell Heights Historic District – Proposal to
Replace a Monolithic Stone Slab Walkway with an Ashlar Stone and Brick Walkway.
Architect Timothy J. Costello appeared in front of the Commission to present a proposal to
replace the hardscaping around the building at 305 Thurston Avenue.
Several Commission members asked why the work had begun without approval.
The applicant said they were not aware of the need to obtain approvals and permits, and so
they are applying after commencing the work.
David Kramer joined the meeting just prior to the public hearing, around 6:30 p.m..
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 S. Gibian and seconded by D. Kramer.
S. Gibian asked if the stoup would be replaced.
T. J. Costello said yes, that would be an in-kind replacement.
RESOLUTION: Moved by K. Olson, seconded by seconded by S. Stein.
WHEREAS, 305 Thurston Ave. 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, a Application for a Certificate of
Appropriateness, dated November 4, 2021, was submitted for review to the Ithaca
Landmarks Preservation Commission (ILPC) by Timothy J. Costello on behalf of
property owner Seal and Serpent Society, including the following: (1) two narratives
respectively titled Description of Proposed Change(s) and Reasons for Changes(s);
(2) a letter addressed to Bryan McCracken, Historic Preservation and Neighborhood
Planner and Secretary, Ithaca Landmarks Preservation Commission and dated
October 28, 2021, regarding the “Front walkway replacement 305 Thurston Avenue;
(3) three photographs documenting existing conditions; and (4) four photographs
illustrating the proposed design, and
Approved by ILPC: January 18, 2022
6
WHEREAS, the ILPC has reviewed the New York State Building-Structure Inventory Form for
305 Thurston Ave, 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
replacing a non-historic monolithic stone slab walkway with an ashlar-patterned
stone walkway with a red brick border; the project also involves the in-kind
replacement of the stone cladding on the concrete stoop, 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 November 16, 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 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 large
Tudor-Revival Style building at 305 Thurston Ave was constructed between 1927
and 1929 as a lodge for an independent fraternal organization at Cornell University,
the Seal and Serpent Society.
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 involves the replacement of a non-historic stone
walkway that was installed as an in-kind replacement approximately 20 years ago.
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
Approved by ILPC: January 18, 2022
7
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.
With respect to Principle #2, Standard #2, and Standard #9, the installation of a
stone and brick walkway and the replacement of the stone cladding on the stoop 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 stone and brick
walkway is compatible with the massing, size, scale, and architectural features of the
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:
• The Secretary of the Commission shall review and approve the applicant-selected
brick prior to installation to ensure compatibility with the materiality of the
historic resource.
Approved by ILPC: January 18, 2022
8
RECORD OF VOTE:
Moved by: K. Olson
Seconded by: S. Stein
In Favor: K. Olson, S. Stein, E. Finegan, S. Gibian, D. Kramer
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
comments submitted to be read aloud, Chair E. Finegan closed the public comment period.
III. NEW BUSINESS
• 301 South Geneva Street, Henry St. John School, Henry St. John Historic District – Early
Design Guidance for an Art Installation.
Lynn Truame of the Ithaca Neighborhood Housing Services appeared in front of the Commission
to present a proposal to put an art installation on their headquarters in the Henry St. John
Historic District.
K. Olson asked if there would be any damage to the property if it were removed in the future.
L. Truame said she doesn’t think so.
Several Commission members expressed support for the proposal.
Alderperson Fleming asked why the donor wants to put this on INHS property instead of a park.
She also asked if she thought people would sit out there to eat lunch, for example.
L. Truame said she’s not certain of the inspiration for this proposal., but yes, she thinks people
would like to sit out there.
Approved by ILPC: January 18, 2022
9
IV. OLD BUSINESS
• National Register of Historic Places Nomination: CG 30400 Motor Lifeboat – Update
B. Mc Cracken reported that the Coast Guard Motor Lifeboat was accepted onto the State and
Federal National Registers
IV. ADMINISTRATIVE MATTERS
B. Mc Cracken reminded the ILPC members that the NYS Historic Preservation Conference is
underway. City of Ithaca is hosting the virtual conference.
He also asked the Commission members to review the tentative 2022 meeting schedule.
He requested the Commission members complete the annual Sexual Harassment Prevention
Training or submit proof they have completed the same through their employers.
V. ADJOURNMENT
On a motion by S. Stein, and seconded by D. Kramer, the meeting was adjourned by unanimous
consent at 7:23 p.m.
Respectfully submitted,
Bryan McCracken Secretary
Ithaca Landmarks Preservation Commission