HomeMy WebLinkAboutMN-ILPC-2018-08-14Approved by ILPC: 11, September 2018
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Ithaca Landmarks Preservation Commission (ILPC)
Minutes — August 14, 2018
Present:
Ed Finegan, Chair
Stephen Gibian, Member
Megan McDonald, Member
Absent:
David Kramer, Vice Chair
Susan Stein, Member
Katelin Olson, Member
Donna Fleming, Common Council
Liaison
Bryan McCracken, Historic
Preservation Planner
Chair E. Finegan called the meeting to order at 5:30 p.m.
I. PUBLIC HEARINGS
A. 111 West Clinton Street, Henry St. John Historic District ― Proposal to Replace
Gutters and Downspouts, Damaged Wood Siding, Non-Historic Lattice, Handrails
and Guardrails, and Basement Entrance Door; Repair and Reparge the Non-Historic
Foundation; and Repaint the Exterior
Lynn Truame from Ithaca Neighborhood Housing Services provided an overview of the project.
She said that the building was relocated from across the street in 1984 and that many of the
elements to be restored date from that time and are not original. She said that original elements to
be restored are primarily siding and wood trim. She said, however, that their intention is just to
sand and repaint that wherever possible, and any replacement of wood trim or siding would be
in-kind. She reviewed a number of changes to the non-historic railings needed to bring the
building up to code, as well as a few other changes, including replacement of lattice, gutters, and
downspouts.
Public Hearing
On a motion by M.M. McDonald, seconded by K. Olson, Chair E. Finegan opened the Public
Hearing.
There being no members of the public appearing to speak, on a motion by M.M. McDonald,
seconded by K. Olson, Chair E. Finegan closed the Public Hearing.
S. Gibian asked if it was a one- or two-family or a multi-family dwelling.
L. Truame said three-family.
S. Gibian asked if they had considered using a lower railing with a pipe rail on the areas they
have to raise the handrails to meet code, saying that 42 inches feels tall.
After some additional discussion, applicant agreed to lower the replacement rails at the
southwest and northwest entrances and utilize a wood or metal element above to meet code.
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RESOLUTION: Moved by K. Olson, seconded by M. Megan McDonald.
WHEREAS, 111 West Clinton Street is located within the Henry St. John Historic District, as
designated under Section 228-3 of the City of Ithaca Municipal Code in 2013, and
WHEREAS, as set forth in Section 228-4 of the Municipal Code, an Application for a Certificate
of Appropriateness, dated July 30, 2018, was submitted for review to the Ithaca
Landmarks Preservation Commission (ILPC) by Lynn Truame on behalf of property
owner Ithaca Neighborhood Housing Services, including the following: (1) two
narratives respectively titled Description of Proposed Change(s) and Reasons for
Changes(s); (2) two sheets of product specifications for Bilco® basement doors; (3)
five sheets of architectural drawing from SWBR, Architects, dated July 31, 2018 and
titled “Title Sheet” (HP-000), “Site Plan” (HP-100), “Removal Plan” (HP-101),
“Floor Plan” (HP-111), “Exterior Elevations” (HP-201), and
WHEREAS, the ILPC has reviewed the entry in the annotated list of properties included within
the Henry St. John Historic District for 111 West Clinton Street, and the City of
Ithaca’s Henry St. John Historic District Summary Statement, and
WHEREAS, as stated in the narrative Description of Proposed Change(s), the project involves
replacing K-style gutters and downspouts in-kind; scraping, priming and painting the
exterior; replacing localized areas of cracked or damaged wood siding in-kind;
repairing and reparging as needed the non-historic foundation; replacing non-historic
lattice in all locations with a historically sensitive lattice; replacing three non-historic
stairs in-kind; replacing three non-historic handrails and guardrails as follows:
primary historic (northeast) porch to receive metal rail handrail; secondary original
(southwest) porch and main entrance (northwest) o receive wood code-compliant
railing with vertical one-by-one slatted guardrails a graspable handrails; and replacing
the Bilco® basement door in-kind, 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 August 14, 2018, 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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As identified in the City of Ithaca’s Henry St. John Historic District Summary
Statement, the period of significance for the area now known as the Henry St. John
Historic District is 1830-1932.
As indicated in the individual property entry in the annotated list of properties
included within the Henry St. John Historic District, 111 West Clinton Street was
constructed before 1851 and is considered architecturally significant as a
representative of the Gothic-Revival Style. Although the property has lost some of
its integrity due to its relocation from 114 W. Clinton Street to 111 West Clinton
Street in 1984, the residence is considered a contributing resource within the historic
district.
Constructed within the period of significance of the Henry St. John Historic District
and possessing a high level of integrity, the property is a contributing element of the
Henry St. John Historic District.
In consideration of this and all approvals of proposals for alterations, new
construction, or demolition in historic districts, the ILPC must determine that
the proposed exterior work will not have a substantial adverse effect on the
aesthetic, historical, or architectural significance and value of either the
landmark or, if the improvement is within a district, of the neighboring
improvements in such district. In considering architectural and cultural value,
the Commission shall consider whether the proposed change is consistent with
the historic value and the spirit of the architectural style of the landmark or
district in accordance with Section 228-6 of the Municipal Code. In making
this determination, the Commission is guided by the principles set forth in
Section 228-6B of the Municipal Code, as further elaborated in Section 228-6C,
and by the Secretary of the Interior’s Standards for Rehabilitation, and in this
case specifically the following principles and Standards:
Principle #2 The historic features of a property located within, and contributing
to the significance of, an historic district shall be altered as little as possible and
any alterations made shall be compatible with both the historic character of the
individual property and the character of the district as a whole.
Standard #2 The historic character of a property will be retained and preserved.
The removal of distinctive materials or alteration of features and spaces that
characterize a property will be avoided.
Standard #9 New additions, exterior alterations, or related new construction
shall not destroy historic materials that characterize the property. The new
work shall be differentiated from the old and shall be compatible with the
massing, size, scale, and architectural features to protect the historic integrity
of the property and its environment.
With respect to Principle #2, Standard #2, and Standard #9, the gutter
replacements, siding repairs and exterior painting, foundation repairs and reparging,
lattice replacements, stair replacements, handrail and guardrail replacements, and
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basement door replacement will not remove distinctive materials will not alter
features and spaces that characterize the property.
Also with respect to Principle #2, and Standard #9, the proposed handrails and
guardrails and lattice 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 Henry
St. John Historic District, as set forth in Section 228-6, and be it further,
RESOLVED, that the Ithaca Landmarks Preservation Commission determines that the proposal
meets criteria for approval under Section 228-6 of the Municipal Code, and be it
further
RESOLVED, that the ILPC approves the Application for a Certificate of Appropriateness with the
following condition(s):
The proposed railings at the southwest and northwest entrances shall be lowered
to reduce the disparity between the height of the new and original railings, and a
horizontal wood or metal element shall be added above to meet Building Code
requirements.
RECORD OF VOTE:
Moved by: K. Olson
Seconded by: M.M. McDonald
In Favor: K. Olson, M.M. McDonald, E. Finegan, S. Gibian
Against: 0
Abstain: 0
Absent: D. Kramer, S. Stein
Vacancies: 1
Notice: Failure on the part of the owner or the owner’s representative to bring to the attention
of the ILPC staff any deviation from the approved plans, including but not limited to changes
required by other involved agencies or that result from unforeseen circumstances as
construction progresses, may result in the issuance by the Building Department of a stop
work order or revocation of the building permit.
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B. 227 South Geneva Street, Henry St. John Historic District – Proposal to Replace
Deteriorated Stucco and Wood Trim, Storm Windows, Vinyl Windows with New
Vinyl Windows, Asphalt Roofing Shingles, Gutters and Downspouts, Rear Porch
Railing, and Asphalt Paving; Repair Areas of Deteriorated Foundation and Structural
Issues at the Rear Porch; and Remove Corrugated Fiberglass Roof and Metal Posts
from the Front Balcony, Repair Deteriorated Decking, and Install a Rubberized
Roofing Material.
Lynn Truame from Ithaca Neighborhood Housing Services and Dylan Smith of SWBR reviewed
the plans for the rehab of the building: repairs to the roof, the stucco, porches and porch roofs,
and replacement and repair of windows.
D. Smith said that on the front porch their plan is to remove and replace the stucco in its entirety,
replicating any existing details. For the rest of the building, the plan is to remove deteriorated
areas and make patch repairs. They will work with a local historic mason to match the repairs
(mortar and pattern) to the existing stucco.
Applicants also propose to remove existing sliding glass door and ramp and install a double
window in its stead.
Public Hearing
On a motion by M.M. McDonald, seconded by K. Olson, Chair E. Finegan opened the Public
Hearing.
There being no members of the public appearing to speak, on a motion by K. Olson, seconded by
M.M. McDonald, Chair E. Finegan closed the Public Hearing.
S. Gibian asked about the window selection, whether they will be single- or double-hung.
RESOLUTION: Moved by M.M. McDonald, seconded by K. Olson.
WHEREAS, 227 South Geneva Street is located within the Henry St. John Historic District, as
designated under Section 228-3 of the City of Ithaca Municipal Code in 2013, and
WHEREAS, as set forth in Section 228-4 of the Municipal Code, an Application for a Certificate
of Appropriateness, dated July 30, 2018, was submitted for review to the Ithaca
Landmarks Preservation Commission (ILPC) by Lynn Truame on behalf of property
owner Ithaca Neighborhood Housing Services, including the following: (1) two
narratives respectively titled Description of Proposed Change(s) and Reasons for
Changes(s); (2) product specifications for the proposed roof material; (3) product
specifications for the proposed window material; (4) eight sheets of architectural
drawings by SWBR Architects, dated July 31, 2018 and titled “Title Sheet/Project
Data” (HP-000), “Site Plan” (HP-100), “Basement & First Floor Removal Plan”
(HP-101), “Second & Third Floor Removal Plan” (HP-102), “Basement & First
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Floor Plans” (HP-111), “Second & Third Floor Plans” (HP-112), “Exterior
Elevations” (HP-201), and “Exterior Elevations” (HP-202), and
WHEREAS, the ILPC has reviewed the entry in the annotated list of properties included within
the Henry St. John Historic District for 227 South Geneva Street, and the City of
Ithaca’s Henry St. John Historic District Summary Statement, and
WHEREAS, as stated in the narrative Description of Proposed Change(s), the project involves the
following: replacing in-kind localized areas of deteriorated stucco; replacing in-kind
deteriorated wood elements, including trim, porch components, stair components,
railings, and guardrails; repainting all exterior wood elements; replacing triple-track
storm windows with upgraded triple-track storm windows; replacing vinyl windows
with upgraded vinyl windows; replacing in-kind asphalt roofing shingles; replacing
in-kind aluminum k-style gutters and downspouts; repairing structural issues at rear
porch and replacing in-kind rear porch railing; removing the corrugated fiberglass
roof on the front balcony, replacing deteriorated decking as necessary and installing
properly flashed EPDM roofing; replacing in-kind concrete curbs at basement
window wells; replacing in-kind localized areas of deteriorated foundation and
repointing the foundation; cutting back and replacing in-kind asphalt paving at
driveway, 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 August 14, 2018, now therefore be it
RESOLVED, that the ILPC has made the following findings of fact concerning the property and
the proposal:
As identified in the City of Ithaca’s Henry St. John Historic District Summary
Statement, the period of significance for the area now known as the Henry St. John
Historic District is 1830-1932.
As indicated in the individual property entry in the annotated list of properties
included within the Henry St. John Historic District, the purpose-built, multi-unit,
flat-style apartment building at 227 South Geneva Street was constructed around
1925 and exhibits design elements associated with the Craftsman Style.
Constructed within the period of significance of the Henry St. John Historic District
and possessing a high level of integrity, the property is a contributing element of the
Henry St. John Historic District.
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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.
With respect to Principle #2, Standard #2, and Standard #9, the wood trim, storm
window, vinyl window, gutter and downspout, concrete curb, foundation and asphalt
paving replacements and repairs will not remove distinctive materials and will not
alter features and spaces that characterize the property.
With respect to Principle #2, Standard #2, and Standard #9, the stucco
replacements and repairs will remove distinctive materials but will not alter features
and spaces that characterize the property.
With respect to Principle #2 and Standard #6, as observed by the Commission
members, the severity of the deterioration of localized sections of pebble-dash stucco
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requires replacement. The proposed new work will match the old in design, color,
texture, material and other visual qualities.
Also with respect to Principle #2, and Standard #9, the proposed asphalt shingles,
vinyl windows, triple track windows, and gutters and downspouts 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 Henry
St. John Historic District, as set forth in Section 228-6, and be it further,
RESOLVED, that the Ithaca Landmarks Preservation Commission determines that the proposal
meets criteria for approval under Section 228-6 of the Municipal Code, and be it
further
RESOLVED, that the ILPC approves the Application for a Certificate of Appropriateness with the
following condition(s):
ILPC staff shall review and approve the mock-up of the proposed stucco and the
specific vinyl window product.
RECORD OF VOTE:
Moved by: M.M. McDonald
Seconded by: K. Olson
In Favor: K. Olson, M.M. McDonald, E. Finegan, S. Gibian
Against: 0
Abstain: 0
Absent: D. Kramer, S. Stein
Vacancies: 1
Notice: Failure on the part of the owner or the owner’s representative to bring to the attention
of the ILPC staff any deviation from the approved plans, including but not limited to changes
required by other involved agencies or that result from unforeseen circumstances as
construction progresses, may result in the issuance by the Building Department of a stop
work order or revocation of the building permit.
Approved by ILPC: 11, September 2018
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C. 150 Triphammer Road, Cornell Height Historic District – Proposal to Construct an
Accessible Entrance on the East Façade.
Mike Stewart and Karen Wilson, project managers for Student and Campus Life, Cornell
University, appeared to discuss the proposal to build a ramp to make 150 Campus Road
accessible. The building is a student co-op, which means the building and grounds are owned by
Cornell, but the property repairs and maintenance are paid for by a student group financially
independent from Cornell University. The student group approached the University with the
proposal to construct a ramp to make the building accessible because there are almost no
accessible housing options among the fraternities, sororities, or co-ops. M. Stewart then
explained that they selected to locate the ramp on the southwest corner of the building because it
would be hard to access the rear of the building, the front porch has a 6-inch step up to enter the
door, and most of the entries to the building require you to go up or down upon entry (split
level).
S. Gibian asked about some discrepancies between the plan as drawn and the 3-D rendering. He
also said he’d like to see the porch members match the existing. He asked what material they
wanted to use for the ramp.
M. Stewart said treated wood.
S. Gibian said he thinks the location is good for the ramp, but he thinks the detailing should be
different, perhaps match more closely the existing features of the house, particularly the “hefty”
elements of the front porch.
K. Olson agreed. She said that because of its location, there’s no way you can avoid comparing
the new ramp to the existing house. She said that it needs to mimic the features of the porch,
though you could differentiate the new construction by scaling it down a bit. She asked about the
use of vinyl elements.
Applicant said that the railing was proposed to be done in vinyl for weather resistance.
S. Gibian suggested using a steel or aluminum railing and considering doing the ramp in
concrete. Other Commission members suggested pressure treated wood as another alternative.
K. Olson asked about what they have approved in the past.
B. McCracken said that another ramp they approved at the corner of Court and Cayuga streets
used a pressure treated wood deck, with detailing very similar to the existing porch railing, walls,
and screening. He said he’s seen other ramps where the base of the ramp matches the foundation
of the building, so it blends in, so the concrete as suggested might be appropriate here because
Approved by ILPC: 11, September 2018
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the building has a poured concrete foundation. He also said that if allowed by code, simple pipe
railings would also be an appropriate option.
K. Olson said that the porch structure should read like a “younger brother” to the existing porch.
Applicants shared photos of an existing side door they are proposing to match with the new door
and the light selection they would propose as well.
Some additional discussion followed.
Public Hearing
On a motion by K. Olson, seconded by M.M. McDonald, Chair E. Finegan opened the Public
Hearing.
There being no members of the public appearing to speak, on a motion by M.M. McDonald,
seconded by K. Olson, Chair E. Finegan closed the Public Hearing.
K. Olson thanked the applicants for taking the time to explain their rationale behind the location
selected and suggested that they modify their proposal and return.
After some additional discussion about materials selection, applicants agreed to return at a later
date with a modified proposal.
II. PUBLIC COMMENT ON MATTERS OF INTEREST
No members of the public appeared to speak, so Chair E. Finegan closed the public comment
period.
III. OLD BUSINESS
Update: ILPC Retreat
B. McCracken asked the Commission members to try to find a time that would be mutually
agreeable to hold a Retreat. Discussion of availability and topics to be covered followed
IV. APPROVAL OF MINUTES
On a motion by K. Olson, seconded by M.M. McDonald, the July 10, 2018 minutes were
approved unanimously at 7:00 p.m. with no modifications.
V. ADJOURNMENT
Approved by ILPC: 11, September 2018
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There being no further business, on a motion by M.M. McDonald, Chair E. Finegan adjourned
the meeting at 7:01 p.m.
Respectfully submitted,
Bryan McCracken, Historic Preservation Planner
Ithaca Landmarks Preservation Commission