HomeMy WebLinkAboutMN-ILPC-2017-04-11Approved by ILPC: May 9, 2017
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Ithaca Landmarks Preservation Commission (ILPC)
Minutes — April 11, 2017
Present:
Ed Finegan, Chair
David Kramer, Vice Chair
Stephen Gibian
Katelin Olson
Susan Stein
Jennifer Minner
Bryan McCracken, Staff
Jackie Aman, Staff
Chair Finegan called the meeting to order at 5:32 p.m.
I. PUBLIC HEARINGS
A. 310 W State Street, Downtown West Historic District – Proposal to Remove Rear Chimney,
Modify a Rear Porch and Install a Wheelchair Lift, Install Two Skylights, and Replace Sections of
Slate Roof with Asphalt Shingles.
S. Gibian recused himself from consideration of the proposed project, noting his prior work as the
architect on the project.
Applicant and property owner, Fei Qi, and project manager, Peter Widynski, appeared before the
Commission to summarize the details of the proposal, noting that the project involves replacing the
entire roof with asphalt shingles that look like slate. It also involves other minor modifications to the
exterior to allow for the conversion of the interior to housing.
E. Finegan asked if a physical sample of the proposed roof material was available for review. P.
Widynski responded, no. Instead, he circulated a brochure for GAF, Slateline® Roofing Shingles. He
indicated the property owner’s preference for the “Antique Slate” color.
K. Olson requested information on the ILPC’s previous decisions regarding slate roof replacements. B.
McCracken reported that previous applications to replace slate tiles with asphalt shingles had been
denied, as proposals like this do not meet criteria for approval. In all cases reviewed, the ILPC
determined that the proposal would result in the loss of a significant character defining feature. Once
the application for a Certificate of Appropriateness has been denied, the applicant has the opportunity to
bring forward an economic hardship appeal.
Public Hearing
On a motion by S. Stein, seconded by D. Kramer, Chair Finegan opened the Public Hearing. There being
no public comments, the Public Hearing was closed on a motion by S. Stein, seconded by D. Kramer.
D. Kramer commented that this is a unique situation; only a portion of the roof currently has slate tiles
and the rest is an asbestos composite shingle.
E. Finegan asked if certain portions of the roof could be slate and others asphalt shingle. P. Widynski
said he felt it would look better aesthetically if the whole roof was the same material.
As a compromise, B. McCracken suggested installing slate tiles in the most visible roof locations and
asphalt shingles elsewhere.
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RESOLUTION: Moved by K. Olson, seconded by J. Minner.
WHEREAS, 310 W. State St. is located within the Downtown West Historic District, as designated
under Section 228-3 of the City of Ithaca Municipal Code in 2015, and
WHEREAS, as set forth in Section 228-4 of the Municipal Code, an Application for a Certificate of
Appropriateness, dated April 3, 2017, was submitted for review to the Ithaca Landmarks
Preservation Commission (ILPC) by property owner Fei Qi, 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
from C.S. Jefferson Chang, RA dated March 27, 2017; (3) ten sheets of architectural
drawings titled “General Notes, Code Analysis, Existing & Proposed Site Plans,” “Cellar
& First Floor Plans,” “2nd and 3rd Floor Plans,” “Roof Plan,” “South & North
Elevations,” “East & West Elevations,” “Sections, Plumbing & Gas Riser Diagrams,”
“Sprinkler Notes and Sprinkler Riser Diagram,” “Cellar & 1st Floor Sprinkler Plans,”
and “2nd & 3rd Floor Sprinkler Plans,” and
WHEREAS, the ILPC has reviewed the entry in the annotated list of properties included within the
Downtown West Historic District for 310 W. State St., and the City of Ithaca’s
Downtown West Historic District Summary Statement, and
WHEREAS, as stated in the narrative Description of Proposed Change(s), the project involves the
removal and replacement of the slate and asbestos composite shingles with architectural-
style, asphalt shingles, and
WHEREAS, the issuance of a Certificate of Appropriateness is a Type II Action under the New York
State Environmental Quality Review Act and the City Environmental Quality Review
Ordinance for which no further environmental review is required, and
WHEREAS, the applicant has provided sufficient documentation and information to evaluate impacts
of the proposal on the subject property and surrounding properties, and
WHEREAS, a Public Hearing for the purpose of considering approval of the Application for a
Certificate of Appropriateness was conducted at the regularly scheduled ILPC meeting
on April 11, 2017, 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 Downtown West Historic District Summary
Statement, the period of significance for the area now known as the Downtown West
Historic District is 1880 - c.1922.
As indicated in the individual property entry in the annotated list of properties included
within the Downtown West Historic District, the Stick-Style residence at 310 W State St
was designed by Alvin B. Wood, a locally prominent architect, and constructed in 1880.
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Constructed within the period of significance of the Downtown West Historic District
and possessing a high level of integrity, the property is a contributing element of the
Downtown West Historic District.
The proposal under consideration involves the replacement of the building’s roof
cladding materials, which include both slate and asbestos composite tiles. While it is
unclear whether the slate portions of roof are original, Sanborn Fire Insurance maps
indicate that the roof material was either slate or tin from at least 1893 through 1968,
suggesting the historic material was in place for more than half of the district’s period of
significance. It appears that most of the slate roof material was replaced with an
asbestos composite tile in the mid-20th century; only about a quarter of the original
historic material remains.
In consideration of this and all approvals of proposals for alterations, new
construction, or demolition in historic districts, the ILPC must determine that the
proposed exterior work will not have a substantial adverse effect on the aesthetic,
historical, or architectural significance and value of either the landmark or, if the
improvement is within a district, of the neighboring improvements in such district.
In considering architectural and cultural value, the Commission shall consider
whether the proposed change is consistent with the historic value and the spirit of
the architectural style of the landmark or district in accordance with Section 228-6
of the Municipal Code. In making this determination, the Commission is guided by
the principles set forth in Section 228-6B of the Municipal Code, as further
elaborated in Section 228-6C, and by the Secretary of the Interior’s Standards for
Rehabilitation, and in this case specifically the following principles and Standards:
Principle #2 The historic features of a property located within, and contributing to
the significance of, an historic district shall be altered as little as possible and any
alterations made shall be compatible with both the historic character of the
individual property and the character of the district as a whole.
Standard #2 The historic character of a property will be retained and preserved.
The removal of distinctive materials or alteration of features and spaces that
characterize a property will be avoided.
Standard #6 Deteriorated historic features shall be repaired rather than replaced.
When the severity of deterioration requires replacement of a distinctive feature, the
new feature shall match the old in design, color, texture, and other visual qualities,
and where possible, materials. Replacement of missing features shall be
substantiated by documentary, physical, or pictorial evidence.
Standard #9 New additions, exterior alterations, or related new construction shall
not destroy historic materials that characterize the property. The new work shall
be differentiated from the old and shall be compatible with the massing, size, scale,
and architectural features to protect the historic integrity of the property and its
environment.
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With respect to Principle #2, Standard #2, and Standard #9, the replacement of slate roof
tiles with asphalt shingles will remove distinctive materials and will alter features and
spaces that characterize the property.
With respect to Principle #2 and Standard #6, as shown in photographs submitted in
November 2016 and observed by Commission members that same year, the severity of
the deterioration of the slate roof tiles requires their replacement. The proposed new
work will not match the old in design, color, texture, and other visual qualities. The
ILPC finds that the rough texture and uniform coloring of the proposed architectural-
style asphalt shingles do not replicate the smooth texture and varied tone of the natural
stone material.
With respect to Principle #2, Standard #2, and Standard #9, the replacement of asbestos
composite roof tiles with asphalt shingles 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 asphalt shingles are
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 to replace the slate and asbestos
composite roof tiles with asphalt shingles will have a substantial adverse effect on the
aesthetic, historical, or architectural significance of the Downtown West Historic
District, as set forth in Section 228-6, and be it further,
RESOLVED, that the Ithaca Landmarks Preservation Commission determines that the proposal to
replace the slate and asbestos composite roof tiles with asphalt shingles does not meet
criteria for approval under Section 228-6 of the Municipal Code, and be it further
RESOLVED, that the ILPC denies the Application for a Certificate of Appropriateness to replace the
slate roof tiles with asphalt shingles, and be it further
RESOLVED, that, should the applicant bring forward a proposal to replace the sections of slate and
asbestos composite tile roof as identified in the attached diagram—a compromise
solution discussed by the applicant and ILPC during the meeting—ILPC staff is
authorized to review and approve the proposal at the staff level.
RECORD OF VOTE:
Moved by: K. Olson
Seconded by: J. Minner
In Favor: S. Stein, D. Kramer, E. Finegan, K. Olson, J. Minner
Against: 0
Abstain: 0
Recusal: S. Gibian
Absent: M. McGandy
Vacancies: 0
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With respect to the other proposed alterations presented in the application, K. Olson asked if there would
be a fire escape for the new third-floor rooms. P. Widynski replied, no; a fire rated stairwell will be
constructed inside the building and a sprinkler system installed, eliminating the need for an external fire
escape.
D. Kramer commented on the proposed alterations to the rear porch to accommodate the wheelchair lift,
noting that many of the remaining original components of the porch, including windows, railings and
skirt panels, were being removed while the non-historic elements elsewhere on the porch would be
retained. He suggested replacing the non-historic materials on the east side of the rear porch steps with
the original skirting, beadboard railing, and windows removed from the west side of the rear porch.
B. McCracken commented that the tops of the chimneys do not appear to be original, noting pronounced
dissonance between the relatively detailed base of the west chimney and the very simple tops of both the
west and central chimneys. He also noted this property’s “sister” house in the Henry St. John Historic
District, and the detailed corbelling at the top of both chimneys at that property. He asked the applicant
and property owner if they intended to restore the chimney detailing as part of the project. P. Widynski
said they would consider adding additional detail to the top of the chimneys when they rebuild them and
they would look to the house in the Henry St. John Historic District for guidance on the most
appropriate design. While the Commission could not stipulate the restoration of the chimney details, the
members strongly encouraged the applicant and property owner to restore this important element of the
original design.
Public Hearing
On a motion by D. Kramer, seconded by S. Stein, Chair Finegan opened the Public Hearing. There being
no public comments, the Public Hearing was closed on a motion by K. Olson, seconded by D. Kramer.
RESOLUTION: Moved by D. Kramer, seconded by J. Minner.
WHEREAS, 310 W. State St. is located within the Downtown West Historic District, as designated
under Section 228-3 of the City of Ithaca Municipal Code in 2015, and
WHEREAS, as set forth in Section 228-4 of the Municipal Code, an Application for a Certificate of
Appropriateness, dated April 3, 2017, was submitted for review to the Ithaca Landmarks
Preservation Commission (ILPC) by property owner Fei Qi, 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
from C.S. Jefferson Chang, RA dated March 27, 2017 regarding the proposed
alterations; (3) ten sheets of architectural drawings titled “General Notes, Code Analysis,
Existing & Proposed Site Plans,” “Cellar & First Floor Plans,” “2nd and 3rd Floor
Plans,” “Roof Plan,” “South & North Elevations,” “East & West Elevations,” “Sections,
Plumbing & Gas Riser Diagrams,” “Sprinkler Notes and Sprinkler Riser Diagram,”
“Cellar & 1st Floor Sprinkler Plans,” “2nd & 3rd Floor Sprinkler Plans,” and
WHEREAS, the ILPC has reviewed the entry in the annotated list of properties included within the
Downtown West Historic District for 310 W. State St., and the City of Ithaca’s
Downtown West Historic District Summary Statement, and
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WHEREAS, as stated in the narrative Description of Proposed Change(s), the project involves
removing a chimney on the north elevation, modifying the enclosed north porch and
installing a wheelchair lift adjacent to the same, installing two skylights on the north roof
slope, and rebuilding a chimney on the east roof slope, 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 April 11, 2017, 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 Downtown West Historic District Summary
Statement, the period of significance for the area now known as the Downtown West
Historic District is 1880 - c.1922.
As indicated in the individual property entry in the annotated list of properties included
within the Downtown West Historic District, the Stick-Style residence at 310 W State St
was designed by Alvin B. Wood, a locally prominent architect, and constructed in 1880.
Constructed within the period of significance of the Downtown West Historic District
and possessing a high level of integrity, the property is a contributing element of the
Downtown West 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.
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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 removal of a chimney,
modification of a porch and installation of the lift, installation of two skylights and the
reconstruction of another chimney will not remove distinctive materials and will not alter
features and spaces that characterize the property as long as the historic wood windows,
beadboard railing and decorative skirt panel that will be removed as part of the lift
installation are relocated to east side of the same porch.
Also with respect to Principle #2, and Standard #9, the wheelchair lift and skylights are
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 Downtown
West 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(s):
• The chimney that is to be reconstructed shall be fully documented through
photographs and measured drawings before it is disassembled. If the existing bricks
cannot be salvaged, the proposed replacement bricks shall have the same color,
texture and composition as the existing and shall be approved by ILPC staff.
• The historic wood windows, beadboard railing and decorative skirting removed
from the west side of the rear porch to allow for the installation of the wheelchair
lift shall be relocated to the west side of the same porch, replacing the non-historic
aluminum windows, plywood railing and plywood skirting.
RECORD OF VOTE:
Moved by: D. Kramer
Seconded by: J. Minner
In Favor: S. Stein, D. Kramer, E. Finegan, K. Olson, J. Minner
Against: 0
Abstain: 0
Absent: M. McGandy
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Recusal S. Gibian
Vacancies: 0
B. 406 S. Buffalo Street, East Hill Historic District – Proposal to Enclose a Porch, Construct a
Porch, and Install a Fence, Stone Patio and Retaining Wall
Applicants and property owners, Paul Houston and Barbara Lynch, and architect Bert Fortner appeared
before the Commission to summarize the proposal. P. Houston explained that the small side porch was
being enclosed to allow for an expanded kitchen. B. Fortner explained that the design for porch enclosure
was based on the already enclosed porch on the west side of the house. By enclosing this porch, however,
there would be no access to the backyard from the interior. The new rear porch off the dining room would
provide the needed access.
Public Hearing
On a motion by K. Olson, seconded by D. Kramer, Chair Finegan opened the Public Hearing. There being
no public comments, the Public Hearing was closed on a motion by D. Kramer, seconded by S. Stein.
S. Gibian expressed concerns about using shutters to enclose the porch and the low-sloped roof pitch on
the new porch. B. Fortner explained that shutters have historically been used to enclose windows that are
no longer needed. Their use preserves the aesthetic function of the window opening on a façade while
allowing for a solid wall on the interior. The decision to use shutters was based on this precedent. One
alternative to the shutters might be installing windows with dark opaque glass. B. Fortner further explained
that the flat roof on the new porch was the result of the complex rooflines in that section of the house.
The EPDM roofing material would not be visible from the public right-of-way.
K. Olson felt the opaque window option would create a false sense of history and expressed a preference
for the shutters, which she felt was more compatible.
RESOLUTION: Moved by J. Minner, seconded by S. Stein.
WHEREAS, 406 E Buffalo St 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 March 26, 2017, was submitted for review to the Ithaca Landmarks
Preservation Commission (ILPC) by property owner Paul Houston, including the following:
(1) two narratives respectively titled Description of Proposed Change(s) and Reasons for
Changes(s); (2) a “List of Documents Submitted with Brief Description;” (3) two site plans
prepared by Rick Manning, ASLA illustrating existing landscape conditions and showing the
location of the proposed landscape changes; (4)three photographs documenting existing
conditions and three renderings illustrating the proposed landscape changes; (5) two sheets
of architectural drawings illustrating the proposed interior floor plan and kitchen elevations;
(6) a sheet of photographs and a site plan document existing building conditions; (7) a sheet
of architectural drawing illustrating existing elevations; and (8) a sheet of architectural
drawing illustrating the proposed elevations.
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WHEREAS, the ILPC has also reviewed the New York State Building-Structure Inventory Form for 406
E Buffalo St, 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 the
enclosure of the northwest porch, the construction of a new porch on the northeast corner
of the residence, and the installation of a fence, stone patio and retaining wall, 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
April 11, 2017, 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.
As indicated in the New York State Building-Structure Inventory Form, the Craftsman-Style
residence at 406 E. Buffalo St. was constructed in 1931.
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.
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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 enclosure of a porch,
construction of a new porch and the installation of a fence, patio and retaining wall 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 porch enclosure, new
porch, fence, patio, retaining wall are 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 406 E. Buffalo St. 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 with the
following conditions:
• Brick removed during construction shall be cleaned, clearly labelled and stored in a
secure, dry location on site for potential future use at the property.
• The door to the existing porch that will be removed as part of the project shall be
reused in the new opening to the new porch. If the existing door cannot be modified
to fit the new opening without causing structural and/or mechanic issues, a new
wooden door that matches the characteristics of the existing door and that has been
reviewed and approved by ILPC staff shall be installed. The existing door shall then
be clearly labelled and stored on site in a dry, secure location for potential future reuse
at the property.
RECORD OF VOTE:
Moved by: J. Minner
Seconded by: S. Stein
In Favor: S. Stein, D. Kramer, E. Finegan, K. Olson, S. Gibian, J. Minner
Against: 0
Abstain: 0
Absent: M. McGandy
Vacancies: 0
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C. 123 Eddy Street, East Hill Historic District – Proposal to Construct of a Two-Story Duplex
Applicants Jagat Sharma and Dylan Scott appeared before the Commission to explain the changes made to
the building since it was presented at Early Design Guidance last month. J. Sharma noted the relocation of
the second-story deck/balcony on the north side of the building to west elevation above the first-story porch,
a move that adds articulation and detail to the primary façade. He noted the relocated entrance doors, which
are now paired on the north side of the west elevation, and the steps to the porch that now face Eddy St. J.
Sharma also noted the enlarged head casings above windows and the redesigned brackets in the gable end.
S. Gibian commented on the improved articulation of the west façade, but questioned the use of paired
bracket in the gable end, stating this configuration is more indicative of the Italianate Style than the
Craftsman Style. J. Minner opinioned that this is an infill project, so strict adherence to a particular
architectural style is not necessary. She suggested that the paired brackets may in fact differentiate the new
building from its surrounding historic structures.
Public Hearing
On a motion by D. Kramer, seconded by K. Olson, Chair Finegan opened the Public Hearing. There being
no public comments, the Public Hearing was closed on a motion by S. Stein, seconded by D. Kramer.
K. Olson thanked the applicant for incorporating the changes at the March meeting into the design
suggested and expressed her support of the project.
RESOLUTION: Moved by S. Stein, seconded by D. Kramer.
WHEREAS, 123 Eddy St. 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 228-6 of the Municipal Code, an Application for a Certificate of
Appropriateness, dated March 31, 2017 was submitted for review to the Ithaca Landmarks
Preservation Commission (ILPC) by Jagat Sharma on behalf of property owner Nick
Lambrou, including the following: (1) two narratives respectively titled Description of
Proposed Change(s) and Reasons for Changes(s); (2) eights sheets of architectural
drawings titled “Location Plan,” “Existing Conditions,” “Site Plan,” “Floor Plans,”
“Elevations,” Site Section,” “Street Elevations,” and “Details,” and
WHEREAS, the ILPC has also reviewed 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 the
construction of a two-story duplex on the vacant lot at 123 Eddy St, 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
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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 April 11,
2017, 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.
The East Hill Historic District is comprised of 264 contributing elements, and contains
some of the finest examples of 19th and early-20th century architecture in the City of
Ithaca. The district’s architecture reflects the City’s growth from a small industrial
community to an influential and prominent educational center, a result of the founding of
Cornell University and the New York State College of Agriculture and Life Sciences.
The East Hill Historic District retains a high level of integrity.
123 Eddy was originally part of the property at 125 Eddy St and was divided into a separate
parcel in 2016. 123 Eddy St is a vacant lot.
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 228-5 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.
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With respect to Principle #3 and Standard #9, the proposed two-story duplex is compatible
with the historic character of the East Hill Historic District, and more specifically, with
the massing, size, scale, and architectural features of the property and its environment.
The two-story height and the massing of the proposed new building is consistent with the
height and massing of other contributing resources on Eddy St. The architectural detailing
of the two-story porch and primary façade complement that of surrounding properties,
allowing the new building to exist harmoniously within its historic environment.
Also with respect to the Standard #9, the proposed two-story duplex will be differentiated
from surrounding historic structures through the use of contemporary construction
techniques and materials, and relative simplicity of the overall design. As indicated on the
“Details” drawing, contemporary materials to be used on the exterior of the building
include: architectural-style asphalt shingles, HardieShingles with a grained finish in
Chestnut Brown, HardiePlank lap siding with smooth finish in Pale Yellow, HardieTrim
with smooth finish in White, and Anderson 400-Series, 1-over-1 double-hung wood
windows in White.
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 228-5, 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 changes required by other involved agencies to the approved plans will be
resubmitted to the ILPC for review and approval.
RECORD OF VOTE:
Moved by: S. Stein
Seconded by: D. Kramer
In Favor: S. Stein, D. Kramer, E. Finegan, K. Olson, S. Gibian, J. Minner
Against: 0
Abstain: 0
Absent: M. McGandy
Vacancies: 0
D. 110 Columbia Street, Old South Hill School, Individual Local Landmark – Proposal to Replace
a Window
Applicant Mark Ferrari appeared before the Commission to summarize the proposal, explaining that his
client recently purchased a unit in the building and was planning to reconfigure the interior spaces. As part
of the project, the unit’s bedroom was being relocated to the space that currentl y contains a push-out steel
window. The steel window does not meet egress requirements, so new aluminum-clad wood windows that
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do meet these requirements are being proposed. M. Ferrari also commented that the steel windows are
somewhat an anomaly, as all of the other windows in the building are double hung and wood.
S. Gibian commented that an identical steel push-out window exists below the one that is slated to be
replaced. It is unfortunate the two windows will no longer match; however, they are located on a secondary
elevation and are not visible from the public way.
Public Hearing
On a motion by D. Kramer, seconded by S. Stein, Chair Finegan opened the Public Hearing. There being
no public comments, the Public Hearing was closed on a motion by S. Stein, seconded by J. Minner.
S. Gibian inquired about the light configuration and the grille composition of the purposed window units.
M. Ferrari responded that the light configuration will match as closely as possible that of the exist
windows; however, the muntins would be slightly thicker due to the limitations of the replacement
materials. Steel windows characteristically have very narrow muntins. He stated the windows would
have simulated divided lights (SDL) with grilles on the inside and outside and space between the panes of
glass.
RESOLUTION: Moved by S. Gibian, seconded by S. Stein.
WHEREAS, 110 Columbia St, Old South Hill School, is an individual local landmark, as designated
under Section 228-3 of the City of Ithaca Municipal Code in 1977, and
WHEREAS, as set forth in Section 228-4 of the Municipal Code, an Application for a Certificate of
Appropriateness, dated March 30, 2017, was submitted for review to the Ithaca Landmarks
Preservation Commission (ILPC) by Mark Ferrari on behalf of property owner Jeremy
David and Faiza Bellounis, including the following: (1) two narratives respectively titled
Description of Proposed Change(s) and Reasons for Changes(s); (2) three sheets of
architectural drawings titled “Schematic Plan,” “Plan,” and “ Existing Window w/
Proposed Replacement;” (3) a sheet of product specifications for a Marvin brand “Clad
Ultimate Push Out French Casement” window; (4) three photographs documenting
existing conditions and a photograph illustrating a typical window within the building, and
WHEREAS, the ILPC has reviewed the New York State Building-Structure Inventory Form for 110
Columbia St, and
WHEREAS, as stated in the narrative Description of Proposed Change(s), the project involves the
replacement of two steel windows with two aluminum-clad, French-casement-style, wood
windows, 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
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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 April 11,
2017, 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, 110 Columbia St
was constructed in 1907.
The project under consideration involves the replacement of two steel-sash window with
aluminum clad wood windows. This replacement is required by New York State Building
and Fire Safety Code to allow an interior space to be convert from a study to a bedroom.
The window in question is located on the north elevation, which is not visible from the
public way.
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.
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 #1, Standard #2, and Standard #9, the replacement of two steel-
sash windows with wood replacement windows will remove distinctive materials and but
will not alter features and spaces that characterize the property. The subject window is
located on the building’s rear elevation and not visible from the public way. The proposed
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Marvin Clad Ultimate Push Out French Casement windows maintain the approximate light
configuration and mullion detailing of the original windows.
Also with respect to Principle #2 and Standard #9, the proposed new windows will be
differentiated from the old, and are 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 110 Columbia St. 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 steel sash windows shall be carefully removed, clearly labeled and stored in a
secure, dry location within the unit or building to allow for potential future
reinstallation.
RECORD OF VOTE:
Moved by: S. Gibian
Seconded by: S. Stein
In favor: S. Stein, D. Kramer, E. Finegan, K. Olson, S. Gibian, J. Minner
Against: 0
Abstain: 0
Absent: M. McGandy
Vacancies: 0
E. 115-117 N. Cayuga St., Ithaca Masonic Temple, Individual Local Landmark – Proposal to
Replace Window
Applicants David Anderson from Johnson-Schmidt, Architect, PC and Nathan Lyman on behalf of
property owner Jason Fane dba Ithaca Renting Company appeared before the Commission to summarize
the proposal, noting that since the submission of the application, the applicant had decided to propose
Marvin’s standard tall bottom rail sash configuration for the replacement windows in the southeast
projection instead of Marvin’s standard sash configuration.
Public Hearing
On a motion by K. Olson, seconded by D. Kramer, Chair Finegan opened the Public Hearing. There
being no public comments, the Public Hearing was closed on a motion by S. Stein, seconded by J. Minner.
S. Gibian commented that while this configuration would not match the existing conditions exactly, it is
a reasonable and compatible compromise.
B. McCracken advised the Commission that the application also included the in-kind replacement of the
box gutters on the southeast projection. S. Gibian observed that aluminum box gutters were proposed in
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the application but the existing gutters are a combination of aluminum K-style and copper box gutters. He
suggested that the copper gutters should be repaired rather than replaced and the K-style gutters could be
replace with aluminum box gutters. All Commission members were in agreement.
RESOLUTION: Moved by S. Gibian, seconded by D. Kramer.
WHEREAS, 115-117 N Cayuga St, the Masonic Temple, is an individual local landmark, as designated
under Section 228-3 of the City of Ithaca Municipal Code in 1994, and
WHEREAS, as set forth in Section 228-4 of the Municipal Code, an Application for a Certificate of
Appropriateness, dated March 29, 2017, was submitted for review to the Ithaca Landmarks
Preservation Commission (ILPC) by Kacie Alaga of Johnson Schmidt, Architect, PC on
behalf of property owner Jason Fane, including the following: (1) two narratives
respectively titled Description of Proposed Change(s) and Reasons for Changes(s); (2) an
architecture drawing titled Window Elevations” and dated 3/28/17; (3) a spreadsheet titled
115-117 North Cayuga Street, Ithaca, NY: Marvin Window Cost Comparison – Standard
vs Custom; (4) two sheets of photographs documenting existing conditions; (5) three
additional sheets of revised architectural drawing dated April 11, 2017 and titl ed “A1.0 –
Paint Color and Preservation Elevations,” “A2.0 – Paint Color and Preservation
Elevations,” A3.0 – Paint Color and Preservation Elevations,” and
WHEREAS, the ILPC has reviewed the New York State Building-Structure Inventory Form for 115-
117 N Cayuga St, and
WHEREAS, as stated in the narrative Description of Proposed Change(s), the project involves replacing
wood windows within the southeast projection with Marvin aluminum-clad Ultimate
casement and awning windows with standard size rails and stiles, and replacing the
existing box gutters on the same projection with new aluminum box gutters, 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 April 11,
2017, and
WHEREAS, an Application for a Certificate of Appropriateness for the replacement of the windows
within the southeast projection was submitted to the ILPC for review at their regularly
scheduled meeting in December 2016, and
WHEREAS, at that time, the ILPC determined the windows were deteriorated beyond repair and
encouraged the applicant to consider replacing the windows with units that closely
replicated the dimensions of the existing windows’ rails, and
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WHEREAS, a Certificate of Appropriateness was issued for the window replacements with the
condition that “the final design of the auditorium window replacements, including the
specific window replacement product and mullion, rail and stile proportions, shall be
reviewed and approved by ILPC staff,” and
WHEREAS, ILPC staff approved custom Marvin aluminum-clad Ultimate replacement windows that
match as closely as possible the dimensions and proportions of the originals on March 21,
2017, and
WHEREAS, as stated in the narrative Reasons for Proposed Changes, the applicant resubmitted a
Certificate of Appropriateness Application for the replacement of the windows because
the custom windows cost significantly more than the standard units, and
WHEREAS, the application was amended at the meeting to propose replacing the deteriorated wood
windows with units that have the manufacturer’s standard tall bottom rail and stile
dimensions, 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, construction of
former Masonic Temple at 115-117 N Cayuga St was completed in 1926. An excellent
example of the Egyptian-Revival Style, this former fraternal lodge features an
impressively large size, limited fenestration, smooth surfaces and shear walls, and battered
decorative elements. The former Masonic Temple is one of only two examples of this
architectural style in the City of Ithaca. It is also significant as one of the last and most
ambitious works of the locally prominent architectural firm of Gibb and Waltz.
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.
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.
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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 #1, Standard #2, and Standard #9, the replacement of the wood
windows within the southeast projection with Marvin aluminum-clad wood windows with
the manufacturer’s standard tall bottom rail and stiles dimensions and in-kind replacement
of the box gutters will not remove distinctive materials and will not will not alter features
and spaces that characterize the property.
Also with respect to Principle #1 and Standard #9, the proposed replacement windows and
aluminum box gutters are 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 115-117 N Cayuga St 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 conditions:
• The copper gutter along the west elevation of the southeast projection shall be
repaired rather than replaced. If sufficient documentation is submitted by the
applicant to ILPC staff to show the copper gutter is deteriorated beyond repair, ILPC
staff shall approve its replacement with an aluminum box gutter.
RECORD OF VOTE:
Moved by: S. Gibian
Seconded by: D. Kramer
In Favor: S. Stein, D. Kramer, E. Finegan, K. Olson, S. Gibian, J. Minner
Against: 0
Abstain: 0
Absent: M. McGandy
Vacancies: 0
II. PUBLIC COMMENT ON MATTERS OF INTEREST
None
III. OLD BUSINESS
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115-117 N Cayuga St, Individual Local Landmark – Proposal to Replace Three Bluestone
Entrance Steps with Granite-Veneered Concrete
Applicants David Anderson from Johnson-Schmidt, Architect, PC and Nathan Lyman on behalf of
property owner Jason Fane dba Ithaca Renting Company, and contractor Chris Little of Stone and Tile
Tec appeared before the Commission to provide additional information on the proposal to repair three
bluestone treads at the entrance to the Ithaca Masonic Temple. In contrast to the proposal to repair the
bluestone treads with Jahn Bluestone Masonry Repair Mortar as presented in the revised application
submitted on March 23, 2017, the property owner presented additional information in support of the
repair of the existing treads through the installation of a dark granite veneer. Deteriorated stone material
for the top and front of the tread would be removed and 1 ½” thick granite slabs would be installed on
them, one each on the tops and sides of the treads. According to C. Little, the use of the veneer system
would allow the treads to be repaired without moving or damaging further the Indiana limestone
“keystones,” as the slabs could be slid into position. Four mock-ups of the potential tread details were
presented to the Commission.
S. Gibian questioned how the stabs would be detailed where they meet the Indiana limestone cheek
walls of the steps. C. Little responded that the slabs would be set into the limestone blocks, forming a
water tight juncture.
K. Olson asked for clarification on the amount of the material that would be removed from each stone
tread. C. Little responded, approximately 2” from the top and front to allow for the thickness of the
stone and the mortar bed.
As the project is pursuing Rehabilitation Tax Credits, B. McCracken asked if the proposal to veneer the
steps had been approved by the State Historic Preservation Office and the National Parks Service. D.
Anderson said he has not yet submitted the proposal to them for review.
RESOLUTION: Moved by D. Kramer, seconded by S. Stein.
WHEREAS, 115-117 N Cayuga St, the Ithaca Masonic Temple, is an individual local landmark, as
designated under Section 228-3 of the City of Ithaca Municipal Code in 1994, and
WHEREAS, as set forth in Section 228-4 of the Municipal Code, an Application for a Certificate of
Appropriateness, dated February 23, 2017, was submitted for review to the Ithaca
Landmarks Preservation Commission (ILPC) by Kacie Alaga of Johnson Schmidt,
Architect, PC on behalf of property owner Jason Fane, including the following: (1) two
narratives respectively titled Description of Proposed Change(s) and Reasons for
Changes(s); (2) two photographs documenting existing conditions; and (3) an
architectural drawing titled “Enlarged Main Entrance Elevation” and dated 2-28-17, and
WHEREAS, the ILPC has reviewed the New York State Building-Structure Inventory Form for 115-
117 N Cayuga St, and
WHEREAS, as stated in the narrative Description of Proposed Change(s), the project involves
repairing three deteriorated monolithic “blue stone” treads at the building’s primary
entrance on N. Cayuga St with a granite veneer, 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
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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 March 14, 2017, 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, construction of
the former Ithaca Masonic Temple at 115-117 N Cayuga St was completed in 1926. An
excellent example of the Egyptian-Revival Style, this former fraternal lodge features an
impressively large size, limited fenestration, smooth surfaces and shear walls, and
battered decorative elements. The former Masonic Temple is one of only two examples
of this architectural style in the City of Ithaca. It is also significant as one of the last and
most ambitious works of the locally prominent architectural firm of Gibb and Waltz.
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.
Standard #2 The historic character of a property will be retained and preserved.
The removal of distinctive materials or alteration of features and spaces that
characterize a property will be avoided.
Standard #6 Deteriorated historic features shall be repaired rather than replaced.
When the severity of deterioration requires replacement of a distinctive feature, the
new feature shall match the old in design, color, texture, and other visual qualities,
and where possible, materials. Replacement of missing features shall be
substantiated by documentary, physical, or pictorial evidence.
Standard #9 New additions, exterior alterations, or related new construction shall
not destroy historic materials that characterize the property. The new work shall
be differentiated from the old and shall be compatible with the massing, size, scale,
and architectural features to protect the historic integrity of the property and its
environment.
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With respect to Principle #1, Standard #2, and Standard #9, the installation of a granite
veneer over the deteriorated bluestone treads will remove distinctive materials but will
not alter features and spaces that characterize the property. In making their decision, the
ILPC considered the durability of the original historic material and the complexities of
installing new monolithic treads in this location. With respect to durability, the
Commission noted the poor performance of historic or new Devonian siltstone
(bluestone) when exposed to de-icing salts and heavy pedestrian and service traffic. The
Commission discussed precedents for replacing monolithic Devonian siltstone treads
with monolithic granite steps, discussing specifically projects at 119-121 E Buffalo St in
the DeWitt Park Historic District and Morrel Hall in the Cornell Arts Quad Historic
District. The Commission found in both projects that monolithic granite treads were an
appropriate replacement material for monolithic Devonian siltstone treads, siting the
performance issue mentioned above and the replacement materials ability to approximate
the color, texture, and design of the original material. The Commission also discussed
the complexities of installing a monolithic treads in this specific location, identifying the
Indiana limestone cheek walls as an obstacle to installing the blocks. The Commission
determined that the veneer approach would minimize the risk of damaging the original
historic fabric.
Also with respect to Principle #1 and Standard #9, the proposed granite veneer 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 115-117 N
Cayuga St 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 color and texture of the granite veneer shall be determined by the full Commission at
a future site visit.
• The veneer shall have a butt joint with a 1/8” overhang, a bottom pencil edge, and a top
1/8-3/8” radius edge, as demonstrated in the mock-up submitted at the meeting.
RECORD OF VOTE:
Moved by: D. Kramer
Seconded by: S. Stein
In Favor: D. Kramer, S. Stein, E. Finegan, K. Olson, S. Gibian, J. Minner
Against: 0
Abstain: 0
Absent: M. McGandy
Vacancies: 0
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408-410 East State Street, East Hill Historic District – Proposal to Install an Exterior Fire
Stair.
Based on a conversation he had with Deputy Building Commissioner, Michael Niechwiadowicz, B.
McCracken reported that a fire stair does not need to be installed at 408 E State St to allow for the
occupancy of the third floor. He informed the Commission that the 90 day deadline stipulated in Section
228-7F of the Municipal Code for the Commission to make a decision on the proposal presented at the
January meeting was approaching, and advised the members to the take action on the proposal at this
meeting.
RESOLUTION: Moved by S. Gibian, seconded by J. Minner.
WHEREAS, 408-410 E State St 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 January 31, 2017, was submitted for review to the Ithaca
Landmarks Preservation Commission (ILPC) by John Snyder Architects on behalf of
property owner Avi Smith, including the following: (1) two narratives respectively titled
Description of Proposed Change(s) and Reasons for Changes(s); (2) a sheet of
photographs showing existing conditions; (3) a site plan showing the location of the
proposed alteration; (4) six sheets of architectural drawings and renderings illustrating
the proposed alteration; and (5) a materials schedule, and
WHEREAS, the ILPC has also reviewed the New York State Building-Structure Inventory Form for
408-410 E State St, 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 the
construction of a metal fire stair/ escape on the north elevation of the two-story east
porch, 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 February 14, 2017, 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.
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As indicated in the New York State Building-Structure Inventory Form, 408-410 E State
St was constructed in 1831. This architecturally significant large-scale Greek Revival
Style residence severally later alterations that have gained architectural significance in
their own right, including the Italianate Style front (south) porch added in 1865 and the
Colonial-Revival-Style, two-story east porch added between 1892 and 1898.
Known as the McCormick-Cowdry House, the residence is also historically significant
for its association with two early Village of Ithaca presidents, Jacob McCormick and
Adam Cowdry.
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.
The project under consideration is the construction of a fire stair/escape on the exterior
of the building to meet the requirements of New York State Building and Fire Codes.
The property owner is currently in the process of creating three additional hotel rooms in
the third story of the building and a second means of egress is required for this change in
use. New York State Building and Fire Codes require secondary means of egress from a
third story to be a “fire stair” unless it can be documented that the construction of one is
infeasible due to the physical restrictions of the lot. In those situations, a “fire escape” is
permitted. “Fire stairs” meet all current New York State Building Code requirements for
exterior stairs, terminate at grade, and are generally large. “Fire escapes” are generally
more compact and terminate with a drop down ladder to grade.
In consideration of this and all approvals of proposals for alterations, new
construction, or demolition in historic districts, the ILPC must determine that the
proposed exterior work will not have a substantial adverse effect on the aesthetic,
historical, or architectural significance and value of either the landmark or, if the
improvement is within a district, of the neighboring improvements in such district.
In considering architectural and cultural value, the Commission shall consider
whether the proposed change is consistent with the historic value and the spirit of
the architectural style of the landmark or district in accordance with Section 228-6
of the Municipal Code. In making this determination, the Commission is guided by
the principles set forth in Section 228-6B of the Municipal Code, as further
elaborated in Section 228-6C, and by the Secretary of the Interior’s Standards for
Rehabilitation, and in this case specifically the following principles and Standards:
Principle #2 The historic features of a property located within, and contributing to
the significance of, an historic district shall be altered as little as possible and any
alterations made shall be compatible with both the historic character of the
individual property and the character of the district as a whole.
Standard #2 The historic character of a property will be retained and preserved.
The removal of distinctive materials or alteration of features and spaces that
characterize a property will be avoided.
Standard #9 New additions, exterior alterations, or related new construction shall
not destroy historic materials that characterize the property. The new work shall
be differentiated from the old and shall be compatible with the massing, size, scale,
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and architectural features to protect the historic integrity of the property and its
environment.
Standard #10 New additions and adjacent or related new construction shall be
undertaken in such a manner that, if removed in the future, the essential form and
integrity of the historic property and its environment would be unimpaired.
With respect to Principle #2, Standard #2, and Standard #9, the construction of a fire
stair on the north elevation of the east porch will not remove distinctive materials but
will alter features and spaces that characterize the property.
Also with respect to Principle #2, and Standard #9, the proposed fire stair is not
compatible with the massing, size, scale, and architectural features of the property and its
environment.
With respect to Standard #10, the fire stair 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 408-410 E State St
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 does
not meet criteria for approval under Section 228-6 of the Municipal Code, and be it
further
RESOLVED, that the ILPC denies the Application for a Certificate of Appropriateness.
RECORD OF VOTE:
Moved by: S. Gibian
Seconded by: J. Minner
In Favor: S. Stein, D. Kramer, E. Finegan, K. Olson, S. Gibian, J. Minner
Against: 0
Abstain: 0
Absent: M. McGandy
Vacancies: 0
IV. NEW BUSINESS
None
V. APPROVAL OF MINUTES
On a motion by S. Gibian, seconded by J. Minner, the Commission members approved the following
meeting minutes:
02/14/17 (Regular Meeting)
02/14/17 (Special Joint Planning & Development Board and ILPC Meeting)
VI. ADMINISTRATIVE MATTERS
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Excellence in Historic Preservation Award – B. McCracken reported that the rehabilitation of the
McCormick-Cowdry House at 408-410 East State Street, now known as the Argos Inn, will be
receiving the Preservation League of New York State’s Excellence in Historic Preservation Award
this year.
ILPC Roster – B. McCracken announced that M. McGandy’s term on the ILPC expired on
December 31, 2016, and he would not to be serving another three-year term. B. McCracken
reported that he has spoken with several people about theposition and some expressed interest in
serving.
On a motion by J. Minner, seconded by D. Kramer, the Commission moved to recognize M.
McGandy’s over six years of service to the Ithaca Landmarks Preservation Commission.
VII. ADJOURNMENT
There being no further business, the meeting was adjourned by consensus at 9:00 p.m. by Chair Finegan.
Respectfully Submitted,
Bryan McCracken, Historic Preservation Planner
Ithaca Landmarks Preservation Commission