HomeMy WebLinkAboutMN-ILPC-2019-05-14Approved by ILPC: 11, June 2019
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Ithaca Landmarks Preservation Commission (ILPC)
Minutes — May 14, 2019
Present:
Ed Finegan, Chair
David Kramer, Vice Chair
Stephen Gibian, Member
Megan McDonald, Member
Absent:
Katelin Olson, Member
Avi Smith, Member
Susan Stein, Member
Donna Fleming, Common Council
Liaison
Bryan McCracken, Historic
Preservation Planner
Anya Harris, City of Ithaca staff
Chair E. Finegan called the meeting to order at 5:34 p.m.
I. PUBLIC HEARINGS
A. The Clinton House, 116 N. Cayuga St., Clinton Block Historic District ― Proposal to
Repair Deteriorated and Damaged Masonry on the East, North and a Portion of the
South Elevations, Replace Sections of Deteriorated Standing Seam Metal Roofing on
the West Elevation, Replace Missing Balusters in Rooftop Balustrade, and Replace
Four Metal Grates on the East Elevation.
Sara Hayes, project manager for Travis Hyde Properties, appeared in front of the Commission to
present a proposal to make repairs to the Clinton House. She said they would be doing work over
the next several years. This first phase as proposed would include masonry repairs, roof repairs,
baluster replacements and replacement of metal grates on the east elevation. She said R.E. Kelly
is their preferred contractor for repair of the historic masonry. She said she has worked with
them on other projects involving restoration of historic masonry and provided a list of references
for them. She said that she expects the scope of work to grow as they commence work and find
other issues needing repair. She said that they will do as much as the budget allows this year, and
that for budgetary reasons, re-pointing the back of the building will have to be done next year.
S. Hayes said that they are also planning on replacing a portion of the metal roofing with new
metal and then applying silver coat to the entire roof (maintenance). She said that while they
were inspecting the roof they discovered some of the balusters were missing, so they are also
proposing to replace the missing ones with new wooden ones custom fabricated to match what is
already there. She said that the existing ones are hollow metal and subject to dents and dings, so
they are proposing to go with turned wooden ones for better durability. She said she doesn’t have
drawings for those yet, but she will return to the ILPC once they are prepared. She also said that
they would replace some of the wooden planks on the back deck.
S. Hayes next discussed their proposal to replace the metal grates at ground level on the front of
the building. She said the ones there currently are operable, and they are proposing to replace
them with something fixed in place so people cannot gain access to the crawlspace under the
porch. She said they have had AccuFab looking into fabricating replacement grates.
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S. Hayes concluded by saying they also want to repaint, but their preferred painter is booked for
the year, so they want to go ahead with the repairs, and if the painters have an opening, maybe
they can start painting in the fall.
At the conclusion of Hayes’ remarks, Chair Finegan asked if any members had questions.
D. Kramer asked if they were planning on making this a multi-year project.
S. Hayes said they are looking at a mix of restoration and repairs and expect to be working on it
at least through 2020. She said that she thinks that as they get into the work, the scope of work
may need to expand based on what they encounter.
She said for example, that some of the railings on the front of the building have been changed
out and don’t match the historic ones, and that at some point she would like to propose to replace
them to match the historic railings, but they haven’t yet discussed with AccuFab to get an
estimate on the cost.
S. Gibian said it seems like the attachments for those railings are causing problems for the stone
(rust and freezing water blowing out the stone). He said that if they get to them, stainless steel
fasteners should correct most of the issues. He also said the salt use on the alleyway off Cayuga
Street also seems to be causing huge problems for the base of the wall. He suggested they look
into a less corrosive alternative (or manually remove snow).
S. Gibian suggested that they reuse the original grates. He said it seems like they could be
straightened, and possibly reinforced before being reinstalled.
D. Kramer said that would be his preference too.
S. Hayes said if they can restore them that would be fine. She said they would probably ask
AccuFab to see if they can manufacture some brackets so they will not be operable in the future.
Public Hearing
On a motion by M.M. McDonald, seconded by S. Stein, Chair E. Finegan opened the Public
Hearing.
Victoria Romanoff of 4 Falls Street, Trumansburg, said she has worked in historic
preservation for around 50 years and has received numerous awards. She said that she looked up
the materials being proposed for stucco work, re-pointing, etc., and they look like good
selections, but she said she has an issue with the overall approach to the project. She said she
lived in the Clinton House for two years in the early ‘70s when Historic Ithaca purchased it, and
she and many other volunteers worked on the building at that time. She said that she thinks the
failing stone that you see all around the building is the result of a deeper structural issue that goes
down into the foundations. She said that the north wall which is showing huge cracks in the
stucco is undermined. She said it was back when Historic Ithaca was working on the building,
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but they didn’t have the funds to properly repair it, so they put up a structural wall in wood, and
that isn’t carrying the weight properly. She said the wall undulates. She said that one of the
biggest issues with the building is the elimination of water from the top down, and observed that
many of the gutters and downspouts are broken or missing. She also recommended that they
have an architect or engineer with historic preservation experience inspect the building starting
with the foundations. She said that when looking at something like stone repair, it’s important to
first determine what is causing the stones to shift, and she urged them to go into the basement
and check everything over very carefully.
Christine O’Malley of Historic Ithaca said she is also concerned with the gutters and
downspouts after going around the building and seeing areas of moisture, especially on the brick.
She said she appreciates the plan to do work on the building, but said there might be more
immediate concerns that need to be addressed before they do the proposed work. She said that
they need to get the downspout issue sorted out, or the other problems will keep coming back.
Suzy Kramer of 406 S. Cayuga Street said she is also concerned about the gutters. She said
some are missing, and others are misaligned. She said she shares Steve’s concerns about salt, and
when she went around the building in March, there were puddles of salty water standing
everywhere. She said that the plaster work and painting would have to be re-done in another year
unless the water is addressed. She said she thinks Travis Hyde needs to restore the building right,
as it’s so prominent.
There being no members of the public appearing to speak, Chair E. Finegan closed the Public
Hearing on a motion by D. Kramer, seconded by M.M. McDonald.
S. Gibian said that the planters on the front collect water and can become very heavy, which
can’t be good for the porch.
S. Hayes said they would do their best to restore the building appropriately as funds become
available. She said that with respect to the gutters and downspouts, she is not privy to the regular
maintenance of the building, as she works on capital projects for Travis Hyde, but she will
follow up on the issue and work with B. McCracken to figure out how to address those problems.
D. Kramer urged the applicant to follow up with V. Romanoff to get her input on the structural
issues with the building.
Chair E. Finegan asked how they should proceed.
B. McCracken said the Commission has to act on the proposal as presented to them. He said that
they can encourage the property owner to do an overall assessment of the building to determine
if there are any structural issues, and he said that in the past they have requested repair work
when a certain condition was impacting what was proposed to be done (such as with the Masonic
Temple where masonry repairs were necessitated by a leaking roof). McCracken said, however,
that it’s not clear if it’s one particular thing that is causing problems at the Clinton House, and it
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may be a multitude of issues. He said he doesn’t know if the Commission can require them to do
an overall conditions assessment.
Chair E. Finegan said to the applicant that they can go ahead and do the repairs as proposed, but
that it seems like unless they address the other issues, they might be back in front of the
Commission in a year asking to re-do the same work.
S. Hayes said that she can make a recommendation to Travis Hyde that they bring in a consultant
to evaluate the building.
M.M. McDonald said that such an evaluation might lead the owners to see that doing certain
repairs first might yield the most benefits.
Chair E. Finegan asked if they were ready to move forward on the resolutio n.
S. Gibian asked if they would include a condition about retaining the metal grates.
B. McCracken said yes, they could.
RESOLUTION: Moved by S. Stein, seconded by D. Kramer.
WHEREAS, The Clinton House at 116 North Cayuga Street is located within the Clinton Block
Historic District, as designated under Section 228-3 of the City of Ithaca Municipal
Code in 1980, and
WHEREAS, as set forth in Section 228-4 of the Municipal Code, an Application for a Certificate
of Appropriateness, dated March 26, 2019, was submitted for review to the Ithaca
Landmarks Preservation Commission (ILPC) by Sarah Hayes on behalf of property
owner The Historic Clinton House of Ithaca, LLC, including the following: (1) two
narratives respectively titled Description of Proposed Change(s) and Reasons for
Changes(s); (2) 21 photographs documenting existing conditions and locating sites of
proposed work; (3) seven sheets of product specifications for Pure and Natural
Hydraulic Lime (NHL); (4) two sheets of product specifications for Conproco®
Matrix; and (5) product specifications for McNichols® Wire Mesh, and
WHEREAS, the ILPC has reviewed the New York State Building-Structure Inventory Form for
The Clinton House at 116 North Cayuga Street, and the City of Ithaca’s Clinton
Block Historic District Summary Statement, and
WHEREAS, as stated in the narrative Description of Proposed Change(s), the project involves:
patching localized areas of deteriorated and/or damaged stones on the east, north
and a portion of the south elevations using Conproco Matrix, a stone repair mortar;
patching localized areas of plaster/stucco on the north elevation with a natural
hydraulic lime plaster; patching localized areas of parge material on the east
elevation; resetting and stabilizing dislodged stones on the east elevation with
stainless steel pins; repointing localized mortar joints; replacing sections of standing
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seam metal roof on the west elevations with prefabricated, hidden-fastener, steel
roofing material; replacing four (4) rooftop balusters; and replacing four (4)
decorative metal screens on the east elevation, 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 May 14, 2019, now therefore be it
RESOLVED, that the ILPC has made the following findings of fact concerning the property and
the proposal:
The period of significance for the area now known as the Clinton Block is identified
in the City of Ithaca’s Clinton Block Historic District Summary Significance
Statement as 1830-1919.
As indicated in the New York State Building-Structure Inventory Form, the Clinton
House at 116 North Cayuga Street was constructed betwen 1828 and 1830 as a
hotel/inn in the transitional Federal/Greek Revival Style.
Constructed within the period of significance of the Clinton Block Historic District
and possessing a high level of integrity, the property is a contributing element of the
Clinton Block 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
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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 masonry repairs,
and baluster and roof will no) remove distinctive materials and will not alter features
and spaces that characterize the property.
With respect to Principle #2 and Standard #6, as shown in the submitted photographs,
the severity of the deterioration of various stone materials, including red and brown
sandstone, locally-quarried siltstone, and fieldstone, requires intervention. The
proposed stone repairs will match the old in design, color, texture, and other visual
qualities.
Also with respect to Principle #2 and Standard #9, the proposed metal roofing
material, and balusters are compatible with the massing, size, scale, and architectural
features of the property and its environment.
With respect to Principle #2, Standard #2, and Standard #9, the replacement of four
metal screens 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 the submitted photographs
and observed by ILPC members, the severity of the deterioration of the four metal
screens does not require their replacement. The proposed new screens will not match
the old in design, color, texture, and other visual qualities.
Also with respect to Principle #2 and Standard #9, the proposed screens are
compatible with the massing, size, scale, and architectural features of the property
and its environment.
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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 Clinton
Block 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:
The four metal screens shall be repaired/restored rather than replaced. The
applicant shall submit a repair/restoration proposal for the screens to the ILPC
for consideration and approval by ILPC staff;
A sample of the proposed metal roofing material shall be submitted to the ILPC
for staff-level consideration and approval; and
Specifications for the replacement balusters shall be submitted to the ILPC for
staff-level consideration and approval.
RECORD OF VOTE:
Moved by: S. Stein
Seconded by: D. Kramer
In favor: S. Stein, D. Kramer, M.M. McDonald, E. Finegan, A. Smith, S. Gibian
Opposed: 0
Absent: K. Olson
Abstain: 0
Recuse: 0
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.
B. 100 W. Buffalo St., DeWitt Park Historic District ― Proposal to Install Mechanical
Equipment on the East Elevation
S. Hayes explained that they are proposing to add an additional dryer vent to the east elevation of
the Cayuga Apartments building. She said there are currently two vents there and they want to
add a third and build a small box to enclose the vent pipes.
Chair E. Finegan asked about the size of the enclosure.
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S. Hayes said it will be about 6 inches deep and about 24 inches tall, and would be painted to
match the color of the brick.
S. Gibian asked how it will fit in with the coursing of the brick, as there are about 5 or 6 courses
and then an inset course.
S. Hayes said it will be below the inset course.
Public Hearing
On a motion by M.M. McDonald, seconded by S. Stein, Chair E. Finegan opened the Public
Hearing.
There being no members of the public appearing to speak, Chair E. Finegan closed the Public
Hearing on a motion by M.M. McDonald, seconded by D. Kramer.
RESOLUTION: Moved by A. Smith, seconded by M.M. McDonald.
WHEREAS, 100 West Buffalo Street is located in the DeWitt Park Historic District, as designated
under Section 228-3 of the City of Ithaca Municipal Code in 1971, and as listed on
the New York State and National Registers of Historic Places in 1971, and
WHEREAS, as set forth in Section 228-4 of the Municipal Code, an Application for a Certificate
of Appropriateness dated May 6, 2019 was submitted for review to the Ithaca
Landmarks Preservation Commission (ILPC) by Sara Hayes on behalf of property
owner TTCAY Associates, LLC, including the following: (1) two narratives
respectively titled Description of Proposed Change(s) and Reasons for Changes(s);
(2) two(2) photographs documenting existing conditions; and (3) a sketch of the
proposed alteration, and
WHEREAS, the ILPC has also reviewed the New York State Building-Structure Inventory Form
for 100 West Buffalo Street, and the City of Ithaca’s DeWitt Park Historic District
Summary Statement, and
WHEREAS, the proposed project involves the installation of the metal-clad, 24”X24”X6”
mechanical box on the east (N. Cayuga St) elevation of the subject property,
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
Certificate of Appropriateness was conducted at the regularly scheduled ILPC
meeting on May 14, 2019, now therefore be it
RESOLVED, that the ILPC has made the following findings of fact concerning the property and
the proposal:
As identified in the City of Ithaca’s DeWitt Park Historic District Summary
Statement, the period of significance for the area now known as the DeWitt Park
Historic District is 1820-1930.
As indicated in the New York State Building-Structure Inventory Form, 100 West
Buffalo Street was constructed in 1930. The Georgian-Revival Style apartment
building was designed by prominent local architect J. Lakin Baldridge, the architect
of the Tompkins County Courthouse and Jail, the Seneca Building at 121 East
Seneca Street, and several residences in the National Register of Historic Places-
listed Cayuga Heights Historic District.
Constructed within the period of significance of the DeWitt Park Historic District
and possessing a high level of architectural integrity, the property is a contributing
element of the DeWitt Park Historic District.
In consideration of this and all approvals of proposals for alterations, new
construction or demolition in historic districts, the ILPC must determine that
the proposed exterior work will not have a substantial adverse effect on the
aesthetic, historical or architectural significance and value of either the
landmark or, if the improvement is within a district, of the neighboring
improvements in such district. In considering architectural and cultural value,
the Commission shall consider whether the proposed change is consistent with
the historic value and the spirit of the architectural style of the 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
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massing, size, scale, and architectural features to protect the historic integrity
of the property and its environment.
Standard #10 New additions and adjacent or related new construction shall be
undertaken in such a manner that, if removed in the future, the essential form
and integrity of the historic property and its environment would be unimpaired.
With respect to Principle #2, Standard #2, and Standard #9, the installation of a
mechanical box on the east elevation will 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 mechanical box is
compatible with the massing, size, scale, and architectural features of the property
and its environment.
With respect to Standard #10, the mechanical box 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 findings set forth above, the proposal will not have a substantial adverse
effect on the aesthetic, historical, or architectural significance of the 100 West Buffalo
Street and the DeWitt Park Historic District as set forth in Section 228-6, and be it
further
RESOLVED, that the Ithaca Landmarks Preservation Commission determines that the proposal
meets the criteria for approval under Section 228-6 of the Municipal Code, and be it
further
RESOLVED, that the ILPC approves the Application for a Certificate of Appropriateness.
RECORD OF VOTE:
Moved by: A. Smith
Seconded by: M.M. McDonald
In Favor: S. Stein, D. Kramer, M.M. McDonald, E. Finegan, A. Smith, S. Gibian
Against: 0
Abstain: 0
Absent: K. Olson
Vacancies: 0
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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C. 115 The Knoll, Cornell Heights Historic District ― Proposal to Replace Concrete
Entrance Steps on the North Elevation
Rob Morache for Stream Collaborative appeared in front of the ILPC to present a proposal for a
replacement entry stair.
Public Hearing
On a motion by M.M. McDonald, seconded by D. Kramer, Chair E. Finegan opened the Public
Hearing.
There being no members of the public appearing to speak, Chair E. Finegan closed the Public
Hearing on a motion by D. Kramer, seconded by M.M. McDonald.
B. McCracken said that he had discussed the proposal with the building inspector earlier in the
day and there was some concern about the handrails and guardrails and what would be adequate.
Applicant said they would meet the requirements of the Building Division.
B. McCracken said that he just wanted the Commission to be aware that interpretation of the
code might influence the final railing design.
RESOLUTION: Moved by M.M. McDonald, seconded by S. Stein.
WHEREAS, 115 The Knoll are located within the Cornell Heights Historic District, as designated
under Section 228-3 of the City of Ithaca Municipal Code in 1989, and as listed on
the New York State and National Registers of Historic Places in 1989, and
WHEREAS, as set forth in Section 228-4 of the Municipal Code, an Application for a Certificate
of Appropriateness, dated April 30, 2019, was submitted for review to the Ithaca
Landmarks Preservation Commission (ILPC) by STREAM Collaborative on behalf
of property owners Chesterton House, Inc., including the following: (1) two
narratives respectively titled Description of Proposed Change(s) and Reasons for
Changes(s); (2) three sheets of architectural drawings dated April 30, 2019 and titled
“Site Plan” (A-1), “Existing Floor Plan” & “Proposed Floor Plan” (A-2), and “View
of Proposed” (A-3), and
WHEREAS, the ILPC has reviewed the New York State Building-Structure Inventory Form for
115 The Knoll, and the City of Ithaca’s Cornell Heights Historic District Summary
Statement, and
WHEREAS, as stated in the narrative Description of Proposed Change(s), the project involves the
replacement of concrete steps and a landing on the north with new stone-clad steps
and a landing, and the installation of metal hand and guard rails, and
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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 May 14, 2019, now therefore be it
RESOLVED, that the ILPC has made the following findings of fact concerning the property and
the proposal:
As identified in the City of Ithaca’s Cornell Heights Historic District Summary
Statement, the period of significance for the area now known as the Cornell Heights
Historic District is 1898-1937.
As indicated in the New York Building Structure Inventory Form, the Arts and
Crafts Style residence at 115 The Knoll was designed by the locally prominent
architecture firm of Gibb and Waltz and constructed between 1908 and 1909.
Constructed within the period of significance of the Cornell Heights Historic District
and possessing a high level of integrity, the property is a contributing element of the
Cornell Heights Historic District.
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.
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 removal of the
concrete steps and landing and the construction of new stone-clad steps and landing
with metal hand and guard rails will not remove distinctive materials and will not
alter features and spaces that characterize the property.
Also with respect to Principle #2, and Standard #9, the proposed stone steps and
metal railings are compatible with the massing, size, scale, and architectural features
of the property and its environment.
With respect to Standard #10, the proposed stone steps and metal railings 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 not have a substantial
adverse effect on the aesthetic, historical, or architectural significance of the Cornell
Heights Historic District, as set forth in Section 228-6, and be it further,
RESOLVED, that the Ithaca Landmarks Preservation Commission determines that the proposal
meets criteria for approval under Section 228-6 of the Municipal Code, and be it
further
RESOLVED, that the ILPC approves the Application for a Certificate of Appropriateness with the
following conditions:
Minor design changes resulting from the building code review shall be submitted
to the ILPC for staff-level consideration and approval provided the materials and
overall design intent of the project remains unchanged.
A sample of the proposed stone material shall be submitted to the ILPC for
staff-level consideration and approval.
RECORD OF VOTE:
Moved by: M.M. McDonald
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Seconded by: S. Stein
In Favor: S. Stein, D. Kramer, M.M. McDonald, E. Finegan, A. Smith, S. Gibian
Against: 0
Abstain: 0
Absent: K. Olson
Vacancies: 0
Notice: Failure on the part of the owner or the owner’s representative to bring to the attention
of the ILPC staff any deviation from the approved plans, including but not limited to changes
required by other involved agencies or that result from unforeseen circumstances as
construction progresses, may result in the issuance by the Building Department of a stop
work order or revocation of the building permit.
II. PUBLIC COMMENT ON MATTERS OF INTEREST
Chair E. Finegan opened the public comment period.
There being no members of the public appearing to speak, Chair E. Finegan closed the public
comment period.
III. OLD BUSINESS
214 Eddy St., East Hill Historic District – Early Design Guidance
Architect John Barradas appeared to present an overview of the proposed project that would
convert an old carriage barn to a three-bedroom rental unit. He said that the building is in a
deteriorated state and it would cost the owners about $50,000 to lift it up and build a new
foundation. He said another option would be to dismantle the carriage barn and build new.
D. Kramer asked if he is proposing to remove everything and build an all new building.
J. Barradas said that they would salvage what they can and would build in the same envelope
with the same roofline. He said the shingles may contain asbestos, so that would have to be
abated before anything else can be done.
B. McCracken said they had also talked about possibly building a new foundation and sliding the
barn over to the new location (losing the historic context but keeping the fabric versus losing the
historic fabric, but keeping the context).
M.M. McDonald said they might find after trying to move it that not much can be saved so you
would then end up with a new building, on a new foundation, in a new location.
Approved by ILPC: 11, June 2019
15
S. Gibian said that when they had considered this previously they were concerned that during
renovation they might determine that it’s in poor shape and end up replacing much of the historic
fabric.
Additional discussion followed, during which the question of whether a rebuilt structure would
be considered a new structure, and if so, what would be permissible under the zoning.
McCracken said that at this point it doesn’t sound like the condition is bad enough to necessitate
demolition. It does not have a foundation that would be suitable for a residential building, and
there are some condition issues with the building leaning, but it sounds like the building could be
lifted and saved. He said that he thinks allowing it to be dismantled and rebuilt is a slippery slope
and that it could open the door to someone proposing to do the same to a contributing resource.
After further discussion, the Commission decided that they would like to make a site visit before
making any further recommendation.
IV. APPROVAL OF MINUTES
On a motion by D. Kramer, seconded by S. Stein, the March 12, 2019 minutes were approved
unanimously with the following modifications:
Change “K. Olson noted that the jerkinhead roof is rarely seen on buildings in
Ithaca and asked specifically that it not be retained” to “be retained.”
V. ADMINISTRATIVE MATTERS
Mandatory Sexual Harassment Training
Upcoming Dates: Historic Ithaca 2019 Preservation Award – 5:30 PM on
Thursday, May 16, at La Tourelle
VI. ADJOURNMENT
Chair E. Finegan adjourned the meeting at 7:24 p.m. by unanimous consent.
Respectfully submitted,
Bryan McCracken, Historic Preservation Planner
Ithaca Landmarks Preservation Commission