HomeMy WebLinkAboutILPC MN 2024-01-16Approved on: February 20, 2024
Ithaca Landmarks Preservation Commission (ILPC)
Minutes –January 16, 2024
Commission Member Present: Ed Finegan, Chair
Stephen Gibian, Member
Susan Stein, Member
Katelin Olson, Member
Avi Smith, Member
Janet Smith, Member
Absent: David Kramer, Vice Chair
Common Council Members Present:
City Staff Present:
Bryan McCracken, Hist. Pres. and Neighborhood
Planner & Secretary, ILPC
Marjorie McLain, Administrative Assistant
_______________________________________________________________________
The regular monthly meeting of the Ithaca Landmarks Preservation Commission was held in the
Conference Room on Second Floor of City Hall 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=r3oVsDS9vo0&list=PLfplo_VA57eo3g_kXLZ3SKSop7C-
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Chair E. Finegan called the meeting to order at 5:45 p.m. and read the Public Notice.
I. PUBLIC HEARINGS
A. Andrus Block, Home Dairy and Firebrand Books Building, 141-143 East State Street,
Individual Local Landmark - Proposal to Install a Wall-Mounted Blade Sign on the Second
Story of the North Facade.
Marcel Campbell appeared before the Commission on behalf of property owner, The Yellow
Deli, to present the proposed project. 141-143 East State Street is an individual local landmark,
designated in 2022.
Approved on: February 20, 2024
M. Campbell explained that the Yellow Deli, the current first floor occupant of the building,
proposes to install a large blade sign to attract more business. The size and scale of the proposed
sign is based on a historic sign that once hung on the building and is depicted in the historic
photograph submitted with the Certificate of Appropriateness Application.
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. Stein,
seconded by K. Olson.
The Commission questioned the sign’s proposed mounting method and the need for illumination.
M. Campbell confirmed that the sign will be anchored into the building’s mortar joints with
through-wall bolts and explained that a lighting plan for the sign is still being developed.
RESOLUTION: Andrus Block, Home Dairy and Firebrand Books Building, 143 East
State Street, Individual Local Landmark – Proposal to Install a Wall-Mounted Blade Sign
on the Second Story of the North Elevation
WHEREAS, The Andrus Block, Home Dairy and Firebrand Books Building, 141-143 East
State Street, is an individual local landmark, as designated under Section 228-3 of
the City of Ithaca Municipal Code in 2022, and as listed in the New York State
and National Registers of Historic Places as a contributing resource in the Ithaca
Downtown Historic District in 2004, and
WHEREAS, as set forth in Section 228-4 of the Municipal Code, an Application for a
Certificate of Appropriateness, dated December 22, 2024, was submitted for
review to the Ithaca Landmarks Preservation Commission (ILPC) by Marcel
Campbell on behalf of property owner The Yellow Deli, including the following:
(1) two narratives respectively titled Description of Proposed Change(s) and
Reasons for Changes(s); (2) a drawing titled “Front Blade Sign,” dated December
21, 2023, and prepared by the applicant; and (3) a historic photograph showing a
similar blade sign on the building, and
WHEREAS, the ILPC has reviewed the New York State Building-Structure Inventory Form
for 141-143 East State Street, and
WHEREAS, as stated in the narrative Description of Proposed Change(s), the project involves
the installation of an approximately 4’x4’ flower-shaped sign suspended from a
projecting decorative metal bracket on the second story of primary (north) façade,
approximately 25’ above grade, 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
Approved on: February 20, 2024
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 January 16, 2024, now therefore be it
RESOLVED, that the ILPC has made the following findings of fact concerning the property and
the proposal:
As indicated in the New York State Building-Structure Inventory Form, the
Italianate-style commercial building known as the Andrus Block, Home Dairy
and Firebrand Books Building was designed by the locally prominent architect
A.B. Dale and constructed in 1872. The building is significant for its association
with the Andrus and Church printing company (1872-1929) and the Home Dairy
Cafeteria (1929-2002). It is most notably significant as the business headquarters
of Firebrand Books, a nationally recognized and award-winning publisher of
lesbian and feminist texts, from 1984 to 2000. Founded by Nancy Bereano,
Firebrand Books grew out of the Second Wave Feminist, Gay Liberation, and
Women in Print movements of the 1970 and 1980s and became “one of the most
prestigious lesbian, gay, and feminist publishers in the world.
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 #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.
Approved on: February 20, 2024
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 proposed sign 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 sign is
compatible with the massing, size, scale, and architectural features of the property
and its environment. As documented in the submitted historic photograph, a large
scale, shield-shaped blade sign with neon lettering once hung from a metal
bracket in front of the historic “Home Dairy Co.” signboard during the building’s
period of significance, 1872-2002, establishing a historic precedent for a large-
scale blade sign on the building. Although the proposed sign appears to be slightly
smaller and will be hung slightly higher than the historic example, the flower-
shaped sign respects the spirit of design, scale, and intent of this historic element.
With respect to Standard #10, the sign 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 have a substantial
adverse effect on the aesthetic, historical, or architectural significance of the
Andrus Block, Home Dairy and Firebrand Books Building, 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:
Approved on: February 20, 2024
• A lighting plan and lighting product specifications shall be submitted to ILPC
staff for consideration and approval prior to the issuance of a Building Permit.
• Any alterations to the sign resulting from forthcoming review processes or
that are required by other involved agencies shall be submitted to the ILPC for
review and approval prior to the issuance of a Building Permit.
RECORD OF VOTE:
Moved by: K. Olson
Seconded by: S. Stein
In Favor: K. Olson, S. Stein, A. Smith, J. Smith, E. Finegan, S. Gibian
Against: 0
Abstain: 0
Absent: D. Kramer
Vacancies: 0
B. 504 East Buffalo Street, East Hill Historic District - Proposal to Remove Concrete
Curbing, Widen the Asphalt Paving and Install Landscape Timber Curbing along the West Side
of Glenn Place
Yifei Yan from Whitham Landscape and Design and property owner Jeffrey Lallas appeared
before the Commission to present the proposal. 504 East Buffalo Street is a contributing resource
in the locally designated East Hill Historic District.
J. Lallas explained that the existing concrete curb will be removed and two and a half feet of
asphalt paving will be added to the west side of Glen Place to widen the street. A landscape
timber curb will be installed along the new western edge. Glen Place is a private street and a
city-designated fire lane; the additional paving is needed to allow for parallel parking along the
east side of the street and a 12’ drive lane for emergency equipment on the west side.
PUBLIC HEARING
On a motion by S Stein, seconded by S. Gibian, Chair E. Finegan opened the Public Hearing.
The following individuals appeared before the Commission to comment on the proposal:
Erin McKinley, 115 Glen Place, spoke in support of the project, commenting that the additional
asphalt paving will not have a substantial adverse visual impact on the street.
The following written comment was received by Commission in advance of the public hearing:
Dear Members of ILPC,
I write to request that any present or future proposal of Mr. Lallas's to widen Glen
Place be denied approval.
Approved on: February 20, 2024
Except for the 103 Spring Ln. owner (who rents a space behind 504 E. Buffalo
from Mr. Lallas, and has expressed interest in acquiring properties adjoining his
own), other owners/neighbors are unlikely to endorse Mr. Lallas's plan to
substantially alter existing conditions--especially for the sole purpose of
accommodating his illegal parking spaces along our private street.
Multiple letters from the Fire Department appear in the 504 file warning that any
cars parked in this posted Fire/No Parking Zone be removed. Property
information forms signed by both the previous owners and Mr. Lallas himself
indicate that (until recent approval of a new space on the former lawn) parking
has been limited to 1 space in the rear, with additional requirements explicitly
grandfathered.
The 504 surveys, amended when Mr. Lallas purchased it, shows no parking
spaces along Glen Place for this property's use--but does show a clear 30' ROW,
including a (now poorly maintained) slate sidewalk.
It is thus disingenuous, indeed dishonest, for Mr. Lallas to argue that he's only
recently realized that this area was designated a Fire/No Parking Zone many years
ago and that for obvious safety reasons this zone has remained in effect ever
since.
Shortly after Mr. Lallas persuaded other owners to pay for paving the stretch of
Glen along his property, to our great dismay he painted space markers on the
pavement, removed one of the Fire Zone/No Parking signs, and replaced it with
his own Private Parking sign.
Over the years since, he has ignored numerous written and oral pleas from me, as
well as the only other owners on Glen Pl., Erin McKinley & Bill Noon, to desist
from renting spaces in our ROW and to restore the necessary clearance.
We've now endured more winters of having our street inadequately plowed due to
the continuing presence of these vehicles; at all seasons have had to squeeze by
often oversized, frequently poorly parked cars and SUVs; and have suffered a
constant flow of additional vehicles traveling to the end of Glen Place--where
their owners don't reside--to turn around.
Because of this location's high walkability score, apartments here appeal to
tenants without cars, but Mr. Lallas has repeatedly told me he appreciates the
extra income from charging parking fees--including on occasion to those who
don't even live at 504--insisting his right to the revenue from these spaces trumps
everyone else's rights and objections.
Approved on: February 20, 2024
Widening Glen Place, which would necessitate impinging on the lawn of one of
the city's most prominent historic houses, as well as turning what ought to be a
pleasant, bucolic view from Buffalo St. (and 109 Glen) into a private parking
area, purely for Mr. Lallas's enrichment, is not the solution to this problem.
But there is a very simple solution: Mr. Lallas's markings, sign, and vehicles
should be removed, restoring the ROW to its original adequate width and
clearance, and its Fire Zone status to its intended purpose.
Although a plan to restore and maintain the slate sidewalk and structural
stabilization (curbing, catch basin) within the streetscape's present parameters
would be appreciated, I respectfully urge all ILPC members to reject any proposal
to otherwise alter this stretch of Glen Place.
Sincerely,
Suzy Kramer
(109 & 113 Glen; residence 406 N. Cayuga St.).
There being no further members of the public appearing and wishing to speak, and no further
written comments submitted to be read aloud, Chair E. Finegan closed the Public Hearing on a
motion by K. Olson, seconded by S. Stein.
The Commission discussed the proposed wood curbing and the precedent for the use of this and
other materials in this capacity in the historic district.
On a motion by J. Smith, seconded by S. Stein, consideration of the application was tabled to
allow the applicant additional time to evaluate the feasibility of installing a concrete curb instead
of the proposed landscape timbers.
RECORD OF VOTE:
Moved by: J. Smith
Seconded by: S. Stein
In Favor: S. Gibian, J. Smith, A. Smith, E. Finegan, S. Stein, K. Olson
Against: 0
Abstain: 0
Absent: D. Kramer
Vacancies: 0
Recuse: D. Kramer
C. 105 West Court Street (formerly 312-314 N. Cayuga St), DeWitt Park Historic District-
Retroactive Request for Approval for Design Changes to the Balcony Railings, Exterior
Finish Materials, Proposal to Install Signage
Approved on: February 20, 2024
Graham Gillespie, Thomas Covell, and Charles Ackerman from Holt Architects and Sara Hayes
from Hayes Consulting appear before the Commission to present the proposal. 105 West Court
Street replaced the non-contributing former Tompkins County Public Library, 312-314 North
Cayuga Street in 2024 and is considered a non-contributing resource within the DeWitt Park
Historic District.
T. Covell from Holt Architects summarized that development team is seeking retroactive
approval for several design modifications made during construction for which prior Commission
approval was not granted. The modifications include the use of stained cedar wood, tongue-and-
groove wood decking, and vertically oriented railings on the balconies, smaller scale cast stone
belt courses, and wood grained metal panels at the entrances. S. Hayes presented the proposal for
signage on the building, noting the “Library Place” signs at the east and north entrances and the
commercial tenant signage in two locations on the north elevation.
PUBLIC HEARING
On a motion by S Gibian, 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 K. Olson,
seconded by S. Stein.
The Commission questioned the need for the architectural changes, the compatibleness of the
installed materials with the historic character of the neighborhood, and any historic precedent for
these materials in the historic district.
With respect to the retroactive request for approvals, the Commission adopted the below
resolution.
RESOLUTION: 105 West Court Street (formerly 312-314 North Cayuga Street), DeWitt
Park Historic District - 105 West Court Street (formerly 312-314 North Cayuga Street),
DeWitt Park Historic District – Request for Approval for Design Changes to the Balcony
Railings, Exterior Finish Materials and Detailing, and a Proposal to Install Signage
WHEREAS, 105 West Court Street (formerly 312-314 North Cayuga 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 2, 2024, was submitted for review
to the Ithaca Landmarks Preservation Commission (ILPC) by Graham Gillespie
on behalf of property owner Ex Libris, LLC, including the following: (1) two
narratives respectively titled Description of Proposed Change(s) and Reasons for
Approved on: February 20, 2024
Changes(s); (2) a letter addressed to Bryan McCracken, Historic Preservation
Planner, and Lisa Nicholas, Director of Planning and Development, from Graham
Gillespie, Principle, and dated January 2, 2024; (3) drawings and photographs of
the installed balcony railings; (4) Pre-cast stone shop drawings and photographs;
(5) photographs of the entrances; (6) rendering and photographs from the east
and west; and (7) renderings of proposed signage, and
WHEREAS, the ILPC has also reviewed the City of Ithaca’s DeWitt Park Historic District
Summary Statement, and
WHEREAS, the proposed project involves the retroactive request for approval for
modifications made to the approved design for the new building made
without prior approval from the ILPC; modifications include design
changes to the balcony railings, the use of naturally finished wood trim on
the balcony floor structure, design changes to the cast stone detailing,
finish changes to metal cladding material, for which work is already
complete, 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 January 16, 2024, 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, 105 West
Court Street (formerly 312-314 North Cayuga Street) was constructed in 2024.
Constructed outside of the period of significance of the DeWitt Park Historic
District, the property is a non-contributing element of the DeWitt Park 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
Approved on: February 20, 2024
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:
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.
As a non-contributing structure, 105 West Court Street, (formerly 312-314 North
Cayuga Street), by definition, does not possess historic materials or features that
are subject to protection under the Principles enumerated in Section 228-5 of the
Municipal Code or the Secretary of the Interior’s Standards. The ILPC’s evaluation
of the proposed work is therefore limited to the assessment of the impact of the
proposed work on adjacent historic structures in the district and on the DeWitt Park
Historic District as a whole, with the guiding principle being that the proposed work
must not further reduce the compatibility of the non-contributing structure with its
historic environment.
With respect to Standard #9, the design modifications are compatible with the
massing, size, scale, and architectural features of the property and its
environment. In evaluating the compatibility of the naturally finished wood trim
and wood grained metal panels on the balconies and entrance surrounds, the
Commission considered the precedent of naturally finish wood as a finish material
in the historic district. This material can be found in several locations throughout
the DeWitt Park Historic District, including entrance doors and porch ceilings. As
these locations are comparable to those on which these materials were used on the
new building, the Commission found their use compatible with the historic
context. With respect to the balcony railings, the Commission noted the
verticality of the design and how it reflects the verticality of historic railings
within the districts. The Commission also noted the historic precedent for
designing architectural elements to reflect the theme and/or use of a building. In
this case, the design for 105 West Court Street, (formerly 312-314 North Cayuga
Street), was in part inspired by and themed around the former building on the site,
the Tompkins County Public Library. Designed to look like books on a shelf, the
railings reflect this theme. Finally, the Commission considered the original
design intent of the cast-stone bands, which was to reinforce the horizontality of
Approved on: February 20, 2024
the building, and determined the installed cast-stone trim as well as the recessed
brick belt courses successfully serve this design function.
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
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.
RECORD OF VOTE:
Moved by: S. Stein
Seconded by: A. Smith
In Favor: S. Stein, A. Smith, J. Smith, S. Gibian, E. Finegan
Against: K. Olson
Abstain: 0
Absent: D. Kramer
Vacancies: 0
Recuse: D. Kramer
With respect to the proposal to install signage, the Commission adopted the below resolution.
RESOLUTION: 105 West Court Street (formerly 312-314 North Cayuga Street), DeWitt
Park Historic District - 105 West Court Street (formerly 312-314 North Cayuga Street),
DeWitt Park Historic District – Request for Approval for Design Changes to the Balcony
Railings, Exterior Finish Materials and Detailing, and a Proposal to Install Signage
WHEREAS, 105 West Court Street (formerly 312-314 North Cayuga 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 2, 2024, was submitted for review
to the Ithaca Landmarks Preservation Commission (ILPC) by Graham Gillespie
on behalf of property owner Ex Libris, LLC, 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
Planner and Lisa Nicholas, Director of Planning and Development from Graham
Gillespie, Principle and dated January 2, 2024; (3) drawings and photographs of
the installed balcony railings; (4) Pre-cast stone shop drawings and photographs;
(5) photographs of the entrances; (6) rendering and photographs from the east
and west; and (7) renderings of proposed signage, and
Approved on: February 20, 2024
WHEREAS, the ILPC has also reviewed the City of Ithaca’s DeWitt Park Historic District
Summary Statement, and
WHEREAS, the proposed project involves the installation of 5”-high by 42”-wide,
brushed aluminum “Library Place” signs on the canopies above the east
and north entrances, 5”x12” bushed aluminum wall signs at the entrances
on east and west elevations, an 18”x18” black vinyl sign on the
easternmost window in the first story of the north elevation and a 18”x18”
wall sign on the first story of the north elevation near the west corner of
the building, 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 January 16, 2024, 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, 105 West
Court Street (formerly 312-314 North Cayuga Street) was constructed in 2024.
Constructed outside of the period of significance of the DeWitt Park Historic
District, the property is a non-contributing element of the DeWitt Park 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
Approved on: February 20, 2024
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:
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.
As a non-contributing structure, Library Place, 105 West Court Street (formerly
312-314 North Cayuga Street), by definition, does not possess historic materials or
features that are subject to protection under the Principles enumerated in Section
228-5 of the Municipal Code or the Secretary of the Interior’s Standards. The
ILPC’s evaluation of the proposed work is therefore limited to the assessment of
the impact of the proposed work on adjacent historic structures in the district and
on the DeWitt Park Historic District as a whole, with the guiding principle being
that the proposed work must not further reduce the compatibility of the non-
contributing structure with its historic environment.
With respect to Standard #9, the proposed signs are compatible with the massing,
size, scale, and architectural features of the 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
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.
RECORD OF VOTE:
Moved by: S. Gibian
Seconded by: S. Stein
In Favor: S. Gibian, S. Stein, E. Finegan, A. Smith, J. Smith, K. Olson
Against: 0
Abstain: 0
Absent: D. Kramer
Vacancies: 0
Recuse: D. Kramer
Approved on: February 20, 2024
D. 611 E. State Street-East Hill Historic District – Proposal to Consolidate Two Window
Openings on the North Elevation and Install a Single Window Meeting Egress Requirements
Gregory Tumbarello appeared before the Commission on behalf of property owner Modern
Living Rentals to present the proposed project. 611 E State St is contributing resource in the
locally designated East Hill Historic District.
G. Tumbarello explained that the subject windows do not meet current egress requirements and
were cited as a Housing Code violation during a recent housing inspection by the City of Ithaca.
The proposal includes the reconfiguration of the window openings to allow for the installation of
a single window that meets current egress requirements.
The Commission questioned when the vinyl double-hung replacement windows were installed in
these openings, noting the original windows shown in the Historic Resource Inventory Form
appear to be wood casements. The members also questioned whether the original windows were
compliant at the time the property was converted to a multiple residence and if a code compliant
option exists that does not require the reconfiguration of the building’s fenestration.
PUBLIC HEARING
On a motion by A. Smith, 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
seconded by A. Smith.
On a motion by K. Olson, seconded by S. Stein, consideration of the application was tabled to
allow the applicant additional time to evaluate the feasibility of installing code compliant
windows within the existing openings.
RECORD OF VOTE:
Moved by: K. Olson
Seconded by: S. Stein
In Favor: S. Gibian, K. Olson, A. Smith, E. Finegan, S. Stein, J. Smith
Against: 0
Abstain: 0
Absent: D. Kramer
Vacancies: 0
II. OLD BUSINESS
A. 200 Highland Ave-Cornell Heights Historic District –Proposal to Construct a Two and
One-Half Story, Wood framed, Seemingly-Detached Addition of the North Elevation.
Approved on: February 20, 2024
Architect Michael Barnoski from Trade Design Build appeared on behalf of property owner
Modern Living Rentals to present the proposed project. 200 Highland Avenue is a contributing
resource in the Cornell Heights Historic District.
M. Barnoski summarized the design changes made to the proposed addition since the December
ILPC meeting. The most significant change was the removal of the elevated walkway between
the original structure and the addition by placing the connecting basement deeper underground.
The Commission discussed the design modifications, the appearance of the addition as a stand-
alone structure, and the additions of several hardscape and architectural elements to make the
design more completable with its historic context.
RESOLUTION: 200 Highland Avenue, Cornell Heights Historic District – Proposal to
Construct a Two- and One-Half Story, Wood-Framed Addition on the
North Elevation
WHEREAS, 200 Highland Avenue is located in 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 228-6 of the Municipal Code, an Application for a
Certificate of Appropriateness, dated August 30, 2023, was submitted for review
to the Ithaca Landmarks Preservation Commission (ILPC) by Michael Barnoski
on behalf of property owner Modern Living Rentals, including the following: (1)
two narratives respectively titled Description of Proposed Change(s) and Reasons
for Changes(s); and (2) a 25-page presentation prepared by the applicant
containing a project description, a zoning review, an existing site plan, a proposed
site plan (previous design), a proposed site plan (current design), proposed site
plans, a design summary, 3D views of the proposed residence, and elevations of
the proposed residence, and
WHEREAS, revised application materials, including a 26-page presentation containing
renderings and drawings of the proposed new residence and associated site
improvements, were submitted by the applicant on December 5, 2023, and
WHEREAS, consideration of the original application was tabled at the September 19, 2023,
meeting, as the Commission required additional information to complete their
review of the proposal; the revised application was again tabled at the December
19, 2023, meeting, again, as the Commission required additional information to
complete their review of the proposal, and
WHEREAS, as outlined in Section 228-7(F) of the Municipal Code, the Commission is
required to approve, deny or approve with conditions applications within 45 days
Approved on: February 20, 2024
of the completion of the Public Hearing, 90 days if additional information is
required to evaluate the proposal, or unless an extension is mutually agreed upon
by the applicant and the Commission, and
WHEREAS, the applicant and the Commission mutually agreed to an extension at the regularly
schedule ILPC meeting on December 19, 2023, and
WHEREAS, revised application materials, including a 32-page presentation containing
renderings and drawings of the proposed new residence and associated site
improvements, were again submitted by the applicant on January 9, 2024, and
WHEREAS, the ILPC has also reviewed the New York State Building-Structure Inventory
Form for 200 Highland Avenue, 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
the construction of a two-and-one-half-story, multi-family, seemingly detached
addition to the historic residence at 200 Highland Avenue, 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 September 19, 2023, 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
Queen-Anne-Style residence at 200 Highland Avenue was constructed ca. 1905.
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
Approved on: February 20, 2024
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 #3 New construction located within an historic district shall be
compatible with the historic character of the district within which it is
located.
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 #3 and Standard #9, the proposed two-and-one-half-
story, multi-family addition is 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. The two-and-
one-half-story height and massing of the proposed new building is consistent with
the height and massing of historic residence and other contributing resources
within the district. Furthermore, its materiality and detailing reflect the quality
and characteristics of the neighborhood’s architectural vocabulary.
Also with respect to Standard #9, the proposed addition will be differentiated
from surrounding historic structures through the use of contemporary construction
techniques and materials.
With respect to Standard #10, the proposed additional can be removed in the
future without impairment of the essential form and integrity of the historic
property and its environment.
Approved on: February 20, 2024
RESOLVED, that, based on the findings set forth above, the proposal will have a substantial
adverse effect on the aesthetic, historical, or architectural significance of the
Cornell Heights 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 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
following conditions:
• Any alterations to the exterior of the building resulting from forthcoming
review processes or that are required by other involved agencies shall be
submitted to the ILPC for review and approval before a Building Permit is
issued.
• The applicant shall submit to the ILPC the following for consideration and
approval: north, south, east and west elevation drawings; a detailed site plan;
detail drawings (including both elevations and sections) for all architectural
and hardscape details); a materials schedule and product specifications for all
building materials, products and elements, including, but not limited to, doors
windows, railings, lighting, and siding; and samples for all building and
hardscape materials.
• The following elements and/or modifications shall be incorporated into the
proposed design to enhance the project’s compatibleness with the historic
environment: a traditional header on the east porch; a paved walkway from the
southeast corner of the east porch to the public sidewalk; and at the pediment
on the east elevation, reduce the depth of the projecting horizontal cornice to
the depth of the raking cornices. The above-referenced design changes shall be
submitted to the ILPC staff for consideration and approval prior to the
issuance of a Building Permit.
RECORD OF VOTE:
Moved by: J. Smith
Seconded by: S. Stein
In Favor: J. Smith, A. Smith, S. Stein, E. Finegan, S. Gibian, K. Olson
Against: 0
Abstain: 0
Absent: D. Kramer
Vacancies: 0
III. ADMINISTRATIVE MATTERS
Approved on: February 20, 2024
• Electronic Monthly Packets – Most Commission members expressed a desire to receive
all meeting materials in hard copy form each month, noting that this format allows for
easier review of architectural drawings and project details.
• Review: Staff-Level Approvals – The Commission reviewed and accepted the staff-level
approvals completed by the Secretary of the Commission in August, September, October,
November, and December of 2023.
• Election of Commission Officers – The election of Commission Officers was tabled due
to the absence of some Commission members.
• Assignment of Historic District Monitors – The assignment of historic district monitors
was also tabled due to the absence of some Commission members.
IV. ADJOURNMENT
On a motion by S. Gibian, seconded by J. Smith, the meeting was adjourned unanimously at 9:45
p.m.
Respectfully submitted,
Bryan McCracken, Historic Preservation and Neighborhood Planner
Secretary, Ithaca Landmarks Preservation Commission