HomeMy WebLinkAboutMN-ILPC-2011-05-10Approved by ILPC – 6/14/11
Ithaca Landmarks Preservation Commission (ILPC)
Minutes – May 10, 2011
Present:
Susan Stein, Chair
Susan Jones
Nancy Brcak
David Kramer
Ed Finegan
Ellen McCollister, Common Council Liaison
Leslie Chatterton, Staff
Megan Gilbert, Staff
Chair Susan Stein called the meeting to order at 5:33 p.m. and read the legal notice for the public
hearings.
I. PUBLIC HEARINGS
A. 408-410 East State Street, McCormick-Cowdry House, East Hill Historic District
Consultant Landscape Architect Scott Whitham, a representative of the consultant group Lefevre
Associates, and property owner Avi Smith were present to address the Commission regarding the
proposal. The proposal includes a new patio constructed of Llenroc pavers, a new parking lot to be
surfaced with either gravel or stone, and a new Llenroc retaining wall to stabilize the slopes on the north
and east ends of the parking lot. The retaining walls will be between one and five feet in height, and the
individual stones will be 1 foot tall by 2 feet deep.
D. Kramer asked how far back into the slope the applicant would have to cut to accommodate the
parking lot, to which S. Whitham responded, a maximum of five feet. D. Kramer noted the slope
contains quite a few flowers. S. Whitham indicated it may be possible to save them.
E. Finegan asked how the parking area would be separated from the patio and walkway, if gravel would
be used in the parking lot. S. Whitham indicated they would use either stone or wood bollards.
Public Hearing
On a motion by D. Kramer, seconded by E. Finegan, Chair S. Stein opened the public hearing. There
being no one to address the Commission, the public hearing was closed on a motion by D. Kramer,
seconded by S. Jones.
RESOLUTION RA-1: Moved by N. Brcak, seconded by D. Kramer.
WHEREAS, 408 East Martin Luther King/State Street, also known as the McCormick-Cowdry
House, and future Argos Inn, is located in the East Hill Historic District, as designated in 1988 under
Sections 228-3 and 228-4 of the City of Ithaca Municipal Code, and listed on the New York State and
National Registers of Historic Places in 1986, and
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RESOLUTION RA-1 (continued):
WHEREAS, as set forth in Section 228-4(E) of the Municipal Code, an Application for a Certificate
of Appropriateness, dated 4/25/11, was submitted to the Ithaca Landmarks Preservation Commission
(ILPC) by property owner, Avi Smith of Argos Inn, LLC, including the following:
(1) two narratives respectively titled Description of Proposed Change(s) and Reasons for Change(s); (2)
photocopied photographs of existing conditions, labeled Figure 5-1, Figure 6-1, and Figure 7-1; (3) the
Architectural Site Plan, prepared by John Snyder Architects, dated 4/24/2011; and
WHEREAS, the ILPC has also reviewed the New York State Building-Structure Inventory Form for
408-10 East State Street, and the City of Ithaca’s East Hill Historic District Summary Statement, and
WHEREAS, the proposed project involves removal of the existing asphalt paved parking area,
implementation of drainage, and reconfiguring and resurfacing of the parking to accommodate 30
parking spaces required by building code, as stated in the Description of Proposed Change(s ) #1, as
shown in Figure 6-1 and depicted on the Architectural Site Plan, prepared by John Snyder Architects
and dated 4/24/11, and
WHEREAS, the project 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 5/10/2011,
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 1820-1930.
Lower East Hill is characterized by a concentration of buildings constructed during the early
development of the village, as growth was beginning to spread from the flatter location of initial
settlement onto the surrounding hills.
As indicated in the New York State Building-Structure Inventory Form for 408-10 East State Street, the
residence was constructed in 1831 by Jacob McCormick and is architecturally significant as a large-
scale Greek Revival style residence with later Colonial Revival style alterations made between 1893 and
1898 that have acquired significance of their own.
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RESOLUTION RA-1 (continued):
As further indicated in the New York State Building-Structure Inventory Form for 408-10 East State
Street, the residence is historically significant for its association with Jacob McCormick, a wealthy and
influential businessman who involved himself in many aspects of Ithaca’s early development and was
elected president of the village.
As further indicated in the New York State Building-Structure Inventory Form for 408-10 East State
Street, the residence is also historically significant for its association with second owner, Adam Cowdry,
who was also a wealthy businessman, an active participant in Ithaca’s civic life, and a village trustee for
14 years before his election to village president in 1873.
As stated in the application’s narrative Reason for Change(s) #1, and shown in Fig. 6-1, and on the
Architectural Site Plan, dated 4/24/11, the purpose of replacement is to improve usability and drainage
and to reduce the overall size of the paved area, while still meeting the requirement for 30 parking
spaces.
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 228-4E (1)(a) of the Municipal Code. In making this determination,
the Commission is guided by the Secretary of the Interior’s Standards for Rehabilitation and in this case
specifically the following 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 Standard #9, as stated in the narrative Description of Proposed Change(s) #1, and shown
in Fig. 5-1, the existing parking area is not an historic feature that characterizes the property. The
proposed resurfacing and reconfiguring of the parking area will be compatible with the massing, size,
scale, and architectural features to protect the historic integrity of the property and its environment.
With respect to Standard #9, as stated in the narrative Description of Proposed Change(s) #1, and shown
on the Architectural Site Plan, dated 4/24/11, the new work will be differentiated from the old. With the
positive impact of reducing the size of the parking area, the new work will be compatible with the
massing, size, and scale to protect the historic integrity of the property and its environment; and be it
further
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 East Hill Historic District,
as set forth in Section 228-4E(1)(a), and be it further,
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RESOLUTION RA-1 (continued):
RESOLVED, that the Ithaca Landmarks Preservation Commission determines that the proposal meets
criteria for approval under Section 228-4E (1)(a) of the Municipal Code, and be it further
RESOLVED, that the ILPC approves the Application for a Certificate of Appropriateness.
RECORD OF VOTE: 5-0-0
Yes
N. Brcak
E. Finegan
S. Jones
D. Kramer
S. Stein
No
Abstain
RESOLUTION RA-2: Moved by D. Kramer, seconded by N. Brcak.
WHEREAS, 408 East Martin Luther King/State Street, also known as the McCormick-Cowdry
House, and future Argos Inn, is located in the East Hill Historic District, as designated in 1988 under
Sections 228-3 and 228-4 of the City of Ithaca Municipal Code, and listed on the New York State and
National Registers of Historic Places in 1986, and
WHEREAS, as set forth in Section 228-4(E) of the Municipal Code, an Application for a Certificate
of Appropriateness, dated 4/25/11, was submitted to the Ithaca Landmarks Preservation Commission
(ILPC) by property owner, Avi Smith of Argos Inn, LLC, including the following: (1) two narratives
respectively titled Description of Proposed Change(s) and Reasons for Change(s); (2) photocopied
photographs of existing conditions, labeled Figure 5-1, Figure 6-1, and Figure 7-1; (3) the Architectural
Site Plan, prepared by John Snyder Architects, dated 4/24/2011; and
WHEREAS, the ILPC has also reviewed the New York State Building-Structure Inventory Form for
408-10 East State Street, and the City of Ithaca’s East Hill Historic District Summary Statement, and
WHEREAS, the proposed project involves removal of an existing railroad-tie retaining wall and
terraces, and replacement with a single retaining wall constructed of Llenroc stone, as stated in the
Description of Proposed Change(s) #2 Retaining Wall, and shown in Figure 5-1, and depicted on the
Architectural Site Plan, prepared by John Snyder Architects and dated 4/24/11, and
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RESOLUTION RA-2 (continued):
WHEREAS, as stated in the Description of Proposed Change(s) #2, there will be a north retaining
wall and an east retaining wall, intersecting at the north-east corner and extending beyond the
intersection in an easterly direction approximately five feet. The north retaining wall will range in
height from three feet at the western end to five feet at the eastern end. The east retaining wall will
range from one foot at the northern end to five feet along the length, and terminating at three feet, and
WHEREAS, the project 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 5/10/2011,
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 1820-1930.
Lower East Hill is characterized by a concentration of buildings constructed during the early
development of the village, as growth was beginning to spread from the flatter location of initial
settlement onto the surrounding hills.
As indicated in the New York State Building-Structure Inventory Form for 408-10 East State Street, the
residence was constructed in 1831 by Jacob McCormick and is architecturally significant as a large-
scale Greek Revival style residence with later Colonial Revival style alterations made between 1893 and
1898 that have acquired significance of their own.
As further indicated in the New York State Building-Structure Inventory Form for 408-10 East State
Street, the residence is historically significant for its association with Jacob McCormick, a wealthy and
influential businessman who involved himself in many aspects of Ithaca’s early development and was
elected president of the village.
As further indicated in the New York State Building-Structure Inventory Form for 408-10 East State
Street, the residence is also historically significant for its association with second owner, Adam Cowdry,
who was also a wealthy businessman, an active participant in Ithaca’s civic life, and a village trustee for
14 years before his election to village president in 1873.
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RESOLUTION RA-2 (continued):
As stated in narrative Reason for Change(s) #2, and shown in Fig. 6-1, the existing retaining wall is
compromised due to water infiltration and disintegration of the existing railroad ties and is not
compatible with the historic or architectural character of the residence.
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 228-4E (1)(a) of the Municipal Code. In making this determination,
the Commission is guided by the Secretary of the Interior’s Standards for Rehabilitation and in this case
specifically the following 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 Standard #9, as stated in the narrative Description of Proposed Change(s) #2, and shown
in Fig. 5-1, the existing retaining wall is not an historic feature that characterizes the property.
Constructed of Llenroc stone, the proposed new retaining wall will be compatible with the massing, size,
scale, and architectural features to protect the historic integrity of the property and its environment.
With respect to Standard #9, as stated in the narrative Description of Proposed Change(s) #2, the new
work will be differentiated from the old and will be compatible with the massing, size, and scale to
protect the historic integrity of the property and its environment; and be it further
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 East Hill Historic District,
as set forth in Section 228-4E(1)(a), and be it further,
RESOLVED, that the Ithaca Landmarks Preservation Commission determines that the proposal meets
criteria for approval under Section 228-4E (1)(a) of the Municipal Code, and be it further
RESOLVED, that the ILPC approves the Application for a Certificate of Appropriateness.
RECORD OF VOTE: 5-0-0
Yes
N. Brcak
E. Finegan
S. Jones
D. Kramer
S. Stein
No
Abstain
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RESOLUTION RA-3: Moved by S. Jones, seconded by E. Finegan.
WHEREAS, 408 East Martin Luther King/State Street, also known as the McCormick-Cowdry
House, and future Argos Inn, is located in the East Hill Historic District, as designated in 1988 under
Sections 228-3 and 228-4 of the City of Ithaca Municipal Code, and listed on the New York State and
National Registers of Historic Places in 1986, and
WHEREAS, as set forth in Section 228-4(E) of the Municipal Code, an Application for a Certificate
of Appropriateness, dated 4/25/11, was submitted to the Ithaca Landmarks Preservation Commission
(ILPC) by property owner, Avi Smith of Argos Inn, LLC, including the following: (1) two narratives
respectively titled Description of Proposed Change(s) and Reasons for Change(s); (2) photocopied
photographs of existing conditions, labeled Figure 5-1, Figure 6-1, and Figure 7-1; (3) the Architectural
Site Plan, prepared by John Snyder Architects, dated 4/24/2011; and
WHEREAS, the ILPC has also reviewed the New York State Building-Structure Inventory Form for
408-10 East State Street, and the City of Ithaca’s East Hill Historic District Summary Statement, and
WHEREAS, the proposed project involves removal of existing asphalt paving and the cement pad on
the north side of the building, resurfacing with Llenroc pavers, installation of plantings and new lighting
as stated in the Description of Proposed Change(s) #3, as shown in Figure 6-1, and depicted on the
Architectural Site Plan, prepared by John Snyder Architects, and dated 4/24/11, and
WHEREAS, the project 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 5/10/11, now,
therefore be it
RESOLVED, that the ILPC has made the following findings of fact concerning the property and the
proposal:
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RESOLUTION RA-3 (continued):
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 1820-1930.
Lower East Hill is characterized by a concentration of buildings constructed during the early
development of the village, as growth was beginning to spread from the flatter location of initial
settlement onto the surrounding hills.
As indicated in the New York State Building-Structure Inventory Form for 408-10 East State Street, the
residence was constructed in 1831 by Jacob McCormick, and is architecturally significant as a large-
scale Greek Revival style residence with later Colonial Revival style alterations made between 1893 and
1898 that have acquired significance of their own.
As further indicated in the New York State Building-Structure Inventory Form for 408-10 East State
Street, the residence is historically significant for its association with Jacob McCormick, a wealthy and
influential businessman who involved himself in many aspects of Ithaca’s early development and was
elected president of the village.
As further indicated in the New York State Building-Structure Inventory Form for 408-10 East State
Street, the residence is also historically significant for its association with second owner, Adam Cowdry,
who was also a wealthy businessman, an active participant in Ithaca’s civic life, and a village trustee for
14 years before his election to village president in 1873.
As stated in narrative Reason for Change(s) #3, shown in Fig. 6-1, and depicted on the Architectural Site
Plan, dated 4/24/11, the site recovers a portion of the existing parking area to create an outdoor
gathering area away from traffic noise from State Street and is also intended to enhance the context.
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 228-4E (1)(a) of the Municipal Code. In making this determination,
the Commission is guided by the Secretary of the Interior’s Standards for Rehabilitation and in this case
specifically the following 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 Standard #9, as stated in the narrative Description of Proposed Change(s) #3, and shown
in Fig. 6-1, the existing paving is not an historic feature that characterizes the property.
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RESOLUTION RA-3 (continued):
With respect to Standard #9, as stated in the narrative Description of Proposed Change(s) #3, the new
work will be differentiated from the old and will be compatible with the massing, size, and scale to
protect the historic integrity of the property and its environment.
BE IT FURTHER 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 East Hill
Historic District, as set forth in Section 228-4E(1)(a), and be it further,
RESOLVED, that the Ithaca Landmarks Preservation Commission determines that the proposal meets
criteria for approval under Section 228-4E (1)(a) of the Municipal Code, and be it further
RESOLVED, that the ILPC approves the Application for a Certificate of Appropriateness with the
following condition:
Staff shall review the proposed outdoor lighting plan.
RECORD OF VOTE: 5-0-0
Yes
N. Brcak
E. Finegan
S. Jones
D. Kramer
S. Stein
No
Abstain
B. 630 Stewart Avenue, Cayuga Lodge, University Hill Historic District
George Frantz, member of the Board of Trustees of Cayuga Lodge, Inc., addressed the Commission
regarding the proposal. He explained the Lodge would like to add two additional beds to the building,
prompting the need for additional lighting and ventilation. They would like to meet this requirement
with new skylights. He reviewed a list of maintenance projects for the building exterior. The proposals
the ILPC will focus on include the installation of the skylights, the replacement of wooden steps on the
north entrance with concrete steps, and the removal of kitchen vents to install two windows in the
basement.
D. Kramer noted he had walked around the building noting that it is a fantastic building, but it needs
some love, as the list of projects would suggest. He asked why the applicant wants to replace the
wooden steps with concrete. G. Frantz responded that he would be amenable to wood or concrete; he
does not know what was there before the current steps. Wood is not as permanent as concrete, but
perhaps it would allow them to do more research on what to replace the original material with, when the
next set of steps would need replacement.
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S. Jones asked if the skylights will provide the only light and ventilation to the two interior rooms, to
which G. Frantz responded, yes. E. Finegan asked if the skylights would not have to open, if they are
the only exterior source of ventilation. G. Frantz indicated he does not know whether they will open or
if they will have built-in vents. E. Finegan cautioned against the possibility of leaks, which are a
common problem with skylights. N. Brcak asked for confirmation that the skylights would be like the
existing ones already in the buildings, which G. Frantz confirmed.
N. Brcak commended G. Frantz on his attention to detail and sensitivity to the historic character of the
house. G. Frantz responded he would relay this to the Board of the Trustees, as well as the students,
who put the proposal together.
Public Hearing
On a motion by E. Finegan, seconded by N. Brcak, Chair S. Stein opened the public hearing. There
being no one to address the Commission, the public hearing was closed on a motion by D. Kramer,
seconded by S. Jones.
RESOLUTION RB-1: Moved by E. Finegan, seconded by N. Brcak.
WHEREAS, 630 Stewart Avenue, also known as Cayuga Lodge, is located in the University Hill
Historic District as designated in 2003, under Section 228-3 and 228-4 of the City of Ithaca Municipal
Code, and
WHEREAS, as set forth in Section 228-4(E) of the Municipal Code, an Application for a Certificate
of Appropriateness, dated April 25, 2011, has been submitted for review by the Ithaca Landmarks
Preservation Commission (ILPC), by George R. Frantz on behalf of property owners Cayuga Lodge,
Inc., including the following components: (1) the Application for Certificate of Appropriateness; (2) a
narrative description of the proposal; (3) printed photographs 1–15, depicting existing conditions of the
exterior of the building; and (4) four floor plans of the building dated 4/6/11 and labeled: A-1, Basement
Demolition; A-2, 3rd Floor Demolition; A-3, Basement Plan – Proposed; and A-4, 3rd Floor Plan –
Proposed, and
WHEREAS, the Commission has also reviewed the City of Ithaca University Hill Historic District I
Report, prepared by Janet Shure, Preservation Director of Historic Ithaca, Inc., and the City of Ithaca’s
University Hill Historic District Summary Significance Statement, and
WHEREAS, as stated in the summary project scope and shown in Photos 1-3 and A-4, 3rd Floor Plan
– Proposed, the proposed project involves the installation of two skylights on the west side of the roof of
the north wing and two skylights on the west side of the roof of the south wing, and
WHEREAS, as described in the attached summary scope of work, each skylight will be 2’x4’ and
would be similar to two existing skylights located on the roof of the east wing shown in Photo 3, and
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RESOLUTION RB-1 (continued):
WHEREAS, the project 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 Certificate of
Appropriateness was conducted at the regularly scheduled ILPC meeting on May 10, 2011, and
WHEREAS, as stated in the summary project scope, the work is part of a larger renovation and
rehabilitation of 630 Stewart Avenue; 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 University Hill Historic District Summary Significance Statement,
the period of significance for the area now known as the University Hill Historic District is 1867-1927.
As described in the City of Ithaca University Hill Historic District I Report, 630 Stewart Avenue was
constructed in 1880 as the Cornell Carriage House. The “most likely architect” was William H. Miller,
Ithaca’s preeminent mid-19th Century architect. In 1923, Clinton L. Vivian, another prominent Ithaca
architect and former employee of William H. Miller, designed alterations to the interior of the building,
transforming the carriage house into student housing.
As further described in the City of Ithaca University Hill Historic District I Report, the Cornell Carriage
House, now the Cayuga Lodge, is architecturally significant as an excellent example of the Queen Anne
style.
As further described in the City of Ithaca University Hill Historic District I Report, 630 Stewart Avenue
derives historic and architectural significance through its association with the immediate family of Ezra
Cornell, founder, with A. D. White, of Cornell University, and its association with prominent local
architects William H. Miller and Clinton L. Vivian.
Constructed within the district’s period of significance and retaining a relatively high level of integrity,
630 Stewart Avenue, or Cayuga Lodge, is a contributing element of the University 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 228-4E (1)(a) of the Municipal Code. In making this determination, the
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RESOLUTION RB-1 (continued):
Commission is guided by the Secretary of the Interior’s Standards for Rehabilitation and in this case
specifically the following Standards:
#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.
#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 Standard #9, as described in narrative description of the proposal and shown in the
accompanying Photos 1 and 2, the installation of the four new skylights will not destroy historic
materials that characterize the property. As shown in the accompanying Photo 3, the new work will be
differentiated from the old and will be compatible with the massing, size, scale, and architectural
features of the property.
With respect to Standard #10, as described in narrative description of the proposal and shown in the
accompanying Photos 1-3, the installation of the four new skylights will be undertaken in such a manner
that, if removed in the future, the essential form and integrity of the property and its environment would
be unimpaired.
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 University Hill Historic
District, as set forth in Section 228-4E(1)(a), and be it further
RESOLVED, that the Ithaca Landmarks Preservation Commission determines that the proposal meets
criteria for approval under Section 228-4E (1)(a) of the Municipal Code, and be it further
RESOLVED, that the ILPC approves the application for a Certificate of Appropriateness.
RECORD OF VOTE: 5-0-0
Yes
N. Brcak
E. Finegan
S. Jones
D. Kramer
S. Stein
No
Abstain
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Commission members discussed the proposed concrete steps. D. Kramer stated he would prefer they be
wood, since it is clear some other material was there previously. He would like to see research on what
this material was. N. Brcak noted that it is a masonry building and many other features are of concrete,
so it is likely the originally steps were masonry of some type. D. Kramer added that he sees the wood
steps to be an interim measure. E. Finegan responded that it is likely that, once this renovation is
complete, the wood steps could remain for another 25 years.
RESOLUTION RB-2: Moved by S. Jones, seconded by E. Finegan.
WHEREAS, 630 Stewart Avenue, also known as Cayuga Lodge, is located in the University Hill
Historic District as provided for in Section 228-3 and 228-4 of the City of Ithaca Municipal Code, and
WHEREAS, as set forth in Section 228-4(E) of the Municipal Code, an Application for a Certificate
of Appropriateness, dated April 25, 2011, has been submitted for review by the Ithaca Landmarks
Preservation Commission (ILPC), by George R.. Frantz, as representative of the property owners
Cayuga Lodge, Inc., including the following: (1) the Application for Certificate of Appropriateness; (2)
an attached summary of the project scope of work; (3) printed photographs of the existing conditions of
the exterior of the building labeled Photo 1 – Photo 15; and (4) four floor plans of the building, dated
4/6/11 and labeled: A-1, Basement Demolition; A-2, 3rd Floor Demolition; A-3, Basement Plan –
Proposed, and A-4, 3rd Floor Plan – Proposed; and
WHEREAS, the Commission has also reviewed the City of Ithaca University Hill Historic District I
Report, prepared by Janet Shure, Preservation Director of Historic Ithaca, Inc., and the City of Ithaca’s
University Hill Historic District Summary Significance Statement,
WHEREAS, as stated in the summary project scope and shown in Photo 15, the proposed project
involves the replacement of wooden steps at the north entrance with concrete steps, and
WHEREAS, the project 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 Certificate of
Appropriateness was conducted at the regularly scheduled ILPC meeting on May 10, 2011, and
WHEREAS, as stated in the summary project scope, the proposed project is part of a larger renovation
and rehabilitation of 630 Stewart Avenue and the purpose of the specific proposal is to replace a
deteriorated wooden stair with a more durable structure that will better withstand exposure to the
elements; now, therefore, be it
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RESOLUTION RB-1 (continued):
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 University Hill Historic District Summary Significance Statement,
the period of significance for the area now known as the University Hill Historic District is 1867-1927.
As described in the City of Ithaca University Hill Historic District I Report, 630 Stewart Avenue was
constructed in 1880 as the Cornell Carriage House. The “most likely architect” is William H. Miller,
Ithaca’s preeminent mid-19th Century architect. In 1923, Clinton L. Vivian, another prominent Ithaca
architect and former employee of William H. Miller, designed alterations to the interior of the building,
transforming the carriage house into student housing.
As further described in the City of Ithaca University Hill Historic District I Report, the building is
architecturally significant as an excellent example of a Queen Anne residence.
As further described in the City of Ithaca University Hill Historic District I Report, 630 Stewart Avenue
derives historic and architectural significance through its association with the immediate family of Ezra
Cornell, founder, with A. D. White, of Cornell University, and its association with prominent local
architects William H. Miller and Clinton L. Vivian.
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 228-4E (1)(a) of the Municipal Code. In making this determination, the
Commission is guided by the Secretary of the Interior’s Standards for Rehabilitation and in this case
specifically the following 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.
#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 Standard #9, as described in the summary scope of work, and shown in the
accompanying Photo 15, the replacement of the existing wooden steps with concrete steps will not
destroy historic materials that characterize the property. The new work will be differentiated from the
old and will be compatible with the massing, size, and scale of the property.
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RESOLUTION RB-1 (continued):
With respect to Standard #10, as described in narrative description of the proposal, the installation of the
new concrete steps will be undertaken in such a manner that, if removed in the future, the essential form
and integrity of the property and its environment would be unimpaired.
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 University Hill Historic
District, as set forth in Section 228-4E(1)(a), and be it further
RESOLVED, that the Ithaca Landmarks Preservation Commission determines that the proposal meets
criteria for approval under Section 228-4E (1)(a) of the Municipal Code, and be it further
RESOLVED, that the ILPC approves the Application for a Certificate of Appropriateness.
RECORD OF VOTE: 4-1-0
Yes
N. Brcak
E. Finegan
S. Jones
S. Stein
No
D. Kramer
Abstain
C. 427 East Seneca Street, East Hill Historic District
The property owners of 427 East Seneca Street addressed the Commission regarding the proposal. They
indicated they would like to fence in their back yard to contain their dog. It would be black ornamental
fencing that will face the street and would be five feet tall. They would also like to add another panel of
cedar privacy fencing and then begin the ornamental fencing. This will both conceal the view of
garbage on the adjacent property and join the ornamental fencing to the privacy fencing.
Public Hearing
On a motion by E. Finegan, seconded by N. Brcak, Chair S. Stein opened the public hearing. There
being no one to address the Commission, the public hearing was closed on a motion by D. Kramer,
seconded by S. Jones.
RESOLUTION RC: Moved by D. Kramer, seconded by N. Brcak.
WHEREAS, 427 East Seneca Street is located in the East Hill Historic District, as designated in 1988
under Sections 228-3 and 228-4 of the City of Ithaca Municipal Code, and listed on the New York State
and National Registers of Historic Places in 1986, and
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RESOLUTION RC (continued):
WHEREAS, as set forth in Section 228-4(E) of the Municipal Code, the Application for a Certificate
of Appropriateness, dated April 26, 2011, has been submitted for review by the Ithaca Landmarks
Preservation Commission (ILPC), by the property owners including the following components: (1) the
Application for Certificate of Appropriateness; (2) Proposed Fencing Plan and Proposed Fencing Style,
and
WHEREAS, the ILPC has also reviewed the New York State Building-Structure Inventory Form for
427 East Seneca Street, and the City of Ithaca’s East Hill Historic District Summary Statement, and
WHEREAS, as shown on the Proposed Fencing Plan and Proposed Fencing Style, the proposed
project involves the installation of a 5’ tall ornamental steel fence to be located on the west side of the
property between the existing privacy fence on the west property line and the subject house and on the
east side of the property between the retaining wall at 431 East Seneca Street and the subject house, and
WHEREAS, the project 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 a Certificate of
Appropriateness application was conducted at the regularly scheduled ILPC meeting on May 10, 2011,
and
WHEREAS, as stated in the Application for a Certificate of Appropriateness, the purpose of the
proposal is to enclose the back yard of the property; 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 1820-1930.
The residence at 427 East Seneca Street was constructed prior to 1851, within the district’s period of
significance.
Despite later alterations, the residence retains sufficient integrity to reflect its historic and architectural
significance and is a contributing element of the East Hill Historic District.
WHEREAS, as stated in the Application for a Certificate of Appropriateness, the purpose of the
proposal is to enclose the back yard of the property; now, therefore, be it
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RESOLUTION RC (continued):
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 228-4E (1)(a) of the Municipal Code. In making this determination, the
Commission is guided by the Secretary of the Interior’s Standards for Rehabilitation and in this case
specifically the following Standards:
#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.
#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 Standard #9, as shown on the Proposed Fencing Plan and Proposed Fencing Style, the
installation of the 5’ ornamental steel fence, significantly set back from the front property line, will not
destroy historic materials that characterize the property.
With respect to Standard #9, as shown on the Proposed Fencing Plan and Proposed Fencing Style, the
new work will be differentiated from the old and will be compatible with the massing, size, and scale of
the property.
With respect to Standard #10, as shown on the Proposed Fencing Plan and Proposed Fencing Style, the
installation of the 5’ ornamental steel fence will be undertaken in such a manner that if removed in the
future, the essential form and integrity of the property and its environment would be unimpaired.
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 East Hill Historic District,
as set forth in Section 228-4E(1)(a), and be it further
RESOLVED, that the Ithaca Landmarks Preservation Commission determines that the proposal meets
criteria for approval under Section 228-4E (1)(a) of the Municipal Code, and be it further
RESOLVED, that the ILPC approves the Application for a Certificate of Appropriateness.
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RESOLUTION RC (continued):
RECORD OF VOTE: 5-0-0
Yes
N. Brcak
E. Finegan
S. Jones
S. Stein
D. Kramer
No
Abstain
II. PLEASURE OF THE CHAIR
A. Administrative Matters (no discussion)
B. Communications (no discussion)
C. Public Comment on Matters of Interest (no comments)
III. MINUTES
Review and approval of the March 8, 2011 and March 22, 2011 meeting minutes were deferred.
IV. OLD BUSINESS
A. Collegetown Historic Resources Worthy of Detailed Research
Staff reported that the schedule for consideration of local landmark designation of the Snaith House and
Grandview House has slowed with the delay in the adoption of the Collegetown Form Districts to allow
for further research of the Cascadilla School. Commission members should expect to see these
designations move forward sometime this summer.
V. NEW BUSINESS
A. Chapter 73, Landmarks Preservation Commission
M. Gilbert walked Commission members through the revised draft of the document.
B. Chapter 227, Landmarks Preservation
M. Gilbert walked Commission members through the revised draft of the document.
S. Jones remarked that the language employed in sections §228-8, Hardship Criteria, and §228-9,
Hardship Application Procedure, does not appear to distinguish between commercial and non-
commercial applicants. (In fact, these two sections appear to be written only from the perspective of a
commercial applicant.) L. Chatterton and M. Gilbert responded that they would look into this and
provide a response to the Commission.
Commission members were then asked to submit any additional comments they may have regarding the
two documents by June 1, 2011.
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VI. ADJOURNMENT
There being no further business, the meeting was adjourned at 7:55 p.m. by Chair S. Stein.
Respectfully Submitted,
Leslie A. Chatterton, Secretary
Ithaca Landmarks Preservation Commission
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