HomeMy WebLinkAboutMN-ILPC 2023-05-16 (Corrected)
Approved on: October 17, 2023
Ithaca Landmarks Preservation Commission (ILPC)
Minutes May 16, 2023
Commission Member Present: Ed Finegan, Chair
Stephen Gibian, Member
Katelin Olson, Member
Avi Smith, Member
Janet Smith, Member
Absent:
D. Kramer, S. Stein
Common Council Members Present:
City Staff Present:
Bryan McCracken, Hist. Pres. and Neighborhood
Planner & Secretary, ILPC
Marjorie McLain, Administrative Assistant
_______________________________________________________________________
This meeting was conducted in Common Council Chambers, Third Floor, City Hall, 108 E.
Green Street, Ithaca, NY, and remotely using videoconferencing technology as permitted by Part
WW of Chapter 56 of the Laws of 2022 of New York State and Local Law 2022-05. Chair E.
Finegan called the meeting to order at 5:35 p.m. and read the Public Notice.
I. PUBLIC HEARINGS
A. 101 Llenroc Court, University Hill Historic District – Proposal to Demolish a Brick,
Stone and Concrete Retaining Wall Along the West Property Line and Construct a New
Stone Retaining Wall in the Same Location.
Maria Maynard and Steve Burun from Cornell Real Estate appeared on behalf of property owner
Cornell University Real Estate, 15 Thornwood Dr Ithaca, NY 14850, to present the proposed
project. 101 Llenroc Court is a contributing resource in the University Hill Historic District
S. Burun stated the retaining wall in question has been poorly repaired in the past and is in
danger of collapsing. He outlined the drainage issues at an adjacent property and their impact on
retaining wall. To address the water issues at 618 Stewart Avenue, the applicants propose
running a drain line from the property through 101 Llenroc Court’s yard to the catch basin at the
corner of Llenroc Court and Cornell Avenue. The retaining wall needs to be removed to make
the connection to the catch basin and options for its replacement are being explored.
S. Gibian asked if the failure of the retaining wall was due to the excess water from 618 Stewart
Ave. He also had asked if the city had come to test the water to make sure it was not a broken
water line.
Approved on: October 17, 2023
PUBLIC HEARING
On a motion by S. Gibian, seconded by J. Smith, Chair E. Finegan opened the Public Hearing.
Vincent Mulcahy, 3 Fountain Place, asked about the age of the retaining wall. B. McCracken
reported he could not find the date of construction. It was not included in the Historic Structure
Inventory Form and the structure was not indicated the Sanborn Fire Insurance Maps for the
area.
There being no other members of the public appearing and wishing to speak, and no written
comments submitted to be read aloud, Chair E. Finegan closed the Public Hearing on a motion
by A. Smith, seconded by J. Smith.
S. Gibian stated a preference for a regraded slope where the retaining wall is now. K. Olsen
stated that the retaining wall has more aesthetic interest than historic value, and as its age cannot
be determined, she supports its removal. B McCracken suggested a staff-level review of the plan
for the side yard once the retaining wall is removed.
RESOLUTION: 101 LLENROC COURT, UNIVERSITY HILL HISTORIC DISTRICT
WHEREAS, 101 Llenroc, is located within the University Hill Historic District, as designated
under Section 228-3 of the City of Ithaca Municipal Code in 2003, and
WHEREAS, as set forth in Section 228-4 of the Municipal Code, an Application for a
Certificate of Appropriateness, dated March 11, 2023, was submitted for review
to the Ithaca Landmarks Preservation Commission (ILPC) by Ashley
Management on behalf of property owner Cornell University Real Estate,
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) a photographs showing the proposed
material, and
WHEREAS, the ILPC has reviewed the entry in the annotated list of properties included within
the University Hill Historic District for 101 Llenroc Court, and the City of
Ithaca’s University Hill Historic District Summary Statement, and
WHEREAS, as stated in the narrative Description of Proposed Change(s), the project involves
the removal of a brick, stone, concrete retaining wall and its replacement with one
constructed of natural stone, and
WHEREAS, the issuance of a Certificate of Appropriateness is a Type II Action under the New
York State Environmental Quality Review Act and the City Environmental
Approved on: October 17, 2023
Quality Review Ordinance for which no further environmental review is required,
and
WHEREAS, the applicant (has/has not) 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 16, 2023, 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 University Hill Historic
District is identified in the City of Ithaca’s University Hill Historic District
Summary Significance Statement as 1867-1927.
As indicated in the entry in the annotated list of properties included within the
University Hill Historic District, the Craftsman-style residence at 101 Llenroc
Court was constructed in 1922.
Constructed within the period of significance of the University Hill Historic
District and possessing a high level of integrity, the property is a contributing
element of the University Hill Historic District.
In consideration of this and all approvals of proposals for alterations, new
construction, or demolition in historic districts, the ILPC must determine
that the proposed exterior work will not have a substantial adverse effect on
the aesthetic, historical, or architectural significance and value of either the
landmark or, if the improvement is within a district, of the neighboring
improvements in such district. In considering architectural and cultural
value, the Commission shall consider whether the proposed change is
consistent with the historic value and the spirit of the architectural style of
the landmark or district in accordance with Section 228-6 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
Approved on: October 17, 2023
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.
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 #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
retaining wall and the construction of one of the proposed treatments will remove
distinctive materials but will not alter features and spaces that characterize the
property.
Also with respect to Principle #2, Principle #3, and Standard #9, the proposed side
yard treatments are compatible with the massing, size, scale, and architectural
features of the property and its environment.
With respect to Standard #10, the proposed side yard treatments 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 University Hill Historic District, as set forth in Section 228-6, and be it
further,
Approved on: October 17, 2023
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(s):
• Staff shall consider and approve the applicant-preferred side yard treatment prior
to the issuance of a Building Permit.
RECORD OF VOTE:
Moved by: A. Smith
Seconded by: J. Smith
In Favor: K. Olson, A. Smith, J. Smith, E. Finegan, S. Gibian
Against: 0
Abstain: 0
Absent: D. Kramer, S. Stein
Vacancies: 0
B. 503 East Buffalo Street, East Hill Historic District – Proposal to Replace Slate Tile
Roofing on the Turret with Asphalt Shingle Roofing.
Vincent Mulcahy appeared before the Commission to present the details of the proposed
project.503 East Buffalo Street a contributing resource in the local East Hill Historic District
V. Mulcahy outlined the history of his ownership of the property and the prior approval he
received from the ILPC to replace the roofing. In 2002, the ILPC approved replacing all the
roofing, including the deteriorated and irreversibly altered slate tiles on the tower. Only three
sections of the hipped roof were replaced at that time; the roof on the tower was not replaced. V.
Mulcahy stated that the tower roof is very steep and flares at the bottom. Its slate roofing needs
to be replaced due to severe leaks. B. McCracken stated the leaks were noted in a recent city
inspection of the rental property. V. Mulcahy proposes to replace the slate shingles with
fiberglass shingles.
S. Gibian asked if the existing shingles were dog eared and will the old shingles be replaced with
a scalloped shingle. V. Mulcahy stated he wanted to go with a scalloped shingle; however, the
last scalloped shingle he used is no longer manufactured. V. Mulcahy stated he has selected a 35-
year Certainteed architectural fiberglass shingle; the shingles will not have a scalloped edge.
On a motion by K. Olsen, seconded by J. Smith, Chair E. Finegan opened the Public Hearing.
Approved on: October 17, 2023
There being no members of the public appearing and wishing to speak, and no written comments
submitted to be read aloud, Chair E. Finegan closed the Public Hearing on a motion by K. Olsen,
seconded by J. Smith.
K. Olsen expressed concern about replacing the historic slate roofing material with asphalt
shingles and the precedent for the Commission this might set. She noted the history of this
property’s slate roof roofing, including its alteration with a liquid-applied waterproofing material
and the earlier approval by the Commission for its replacement, as justification for allowing this
project to move forward. The Commission directed staff to approve this project based on the
Commission’s decision in 2002.
C. 504 East Buffalo Street, East Hill Historic District – Proposal to Improve Rear-Yard
Parking Space with Landscape Timber Curbing and Gravel Paving.
Property owner Jeffrey Lallas, 12 Alessandro Drive, Ithaca, NY 14850, appeared before the
Commission to present the proposed project. 504 E Buffalo St is a contributing resource in the
locally designated East Hill Historic District.
J. Lallas stated he has owned the property for twenty years, and the parking area has always been
rough. He plans to put Landscape Timber Curbing as a border and pave the space with gravel.
The parking space would line up with the west elevation of the house and east border of the next-
door neighbor’s parking area at 103 Spring Lane
To address questions about the legality of the parking space, B. McCracken reported that the
City’s Deputy Director of Planning determined the parking area was legal based on aerial
photographs. The space was installed before 2002.
K. Olsen asked if the space is visible from the public right away. A. Smith asked if the gravel
will be confined. J. Lallas stated the gravel will be confined with landscape timber curbing.
PUBLIC HEARING
On a motion by A. Smith, seconded by J. Smith, Chair E. Finegan opened the Public Hearing.
The following individuals appeared before the Commission to comment on the proposal:
Vincent Mulcahy, 3 Fountain Place, spoke in favor of the improvements to the parking space,
stating Jeff Lallas was a good neighbor and took good care of the property.
The following written comment were received by Commission in advance of the, ILPC meeting
and this public hearing:
A. Suzy Kramer, 406 North Cayuga Street, submitted the following:
Approved on: October 17, 2023
Dear ILPC members,
I write requesting you to reject the proposal to "Improve a Rear Yard Parking Space" at
504 E. Buffalo. Instead, this green space should be restored to its former state.
Since 2004, our family has owned 109 Glen Place, directly across Spring Lane from
504's rear yard, affording us a longstanding familiarity with the area in question. Until
recently the rear yard was maintained as a lawn, ornamented by two mature, beautiful
crabapple trees.
While cars had occasionally been seen in the area (usually Mr. Lallas' own), over the last
couple of years we noticed that renters were parking regularly there.
A large SUV now occupies the space, and this heavy vehicle continues to damage the
lawn, compacting soil and creating deep ruts; its wheels turning at an angle into the Lane
displace gravel. Weeds have grown tall on the upper part, and along the lane and
sidewalk; leaves weren't removed last fall, smothering grass.
We have repeatedly emailed Mr. Lallas, reminding him that City Code forbids parking on
lawn areas, but the problem persists.
Multiple Exterior Property Maintenance violation notices (5) have been issued by the
City, starting in 2021 and continuing into 2022 and 2023.
Now that much of the grass is gone, Mr. Lallas may argue that parking is the best use, but
proposed "improvements" would cause more adverse structural and aesthetic effects: any
hardscaping would add to drainage issues, damage tree roots, and further compromise the
area's natural state.
Most significantly, Mr. Lallas's assertion that there is already an "approved parking
space" in this rear yard is clearly not supported by public records.
The Survey Map (2003) as well as Building Department documents confirm that 504
currently has one legal spot behind the building. This is delineated with gravel and ties,
screened by vegetation, and appears on the map adjoining the upper stretch of Spring
Lane.
Too many former backyards in Ithaca have already been converted, some without
appropriate oversight, into parking areas. Approving this proposal would send the wrong
message to other owners, especially those with properties in Historic Districts.
Mr. Lallas should rather be required to restore and maintain the green space, which
formerly provided a far more pleasing sight for surrounding neighbors, as well as his own
residents, viewing the area from 504's rear windows and porches.
Respectfully,
Approved on: October 17, 2023
Suzy Kramer
(406 N. Cayuga St., Ithaca; 607‐342‐1910)
B. Jonah Freedman submitted the following:
Hi Bryan,
It's Jonah Freedman the owner of 103 Spring Lane, and I wanted to let you know that I
approve of the parking space and materials that Jeffery Lallas is proposing.
Cheers,
Jonah
There being no further members of the public appearing and wishing to speak, and no further
written comments submitted to be read aloud, Chair E. Finegan closed the Public Hearing on a
motion by K. Olsen, seconded by J. Smith
A. Smith stated that he would rather see a marked parking area than undefined, muddy space in
the lawn. S. Gibian also stated his support for the improvements to the parking space.
RESOLUTION: 504 EAST BUFFALO STREET, EAST HILL HISTORIC DISTRICT
WHEREAS, 504 East Buffalo Street and 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 May 7, 2023, was submitted for review to
the Ithaca Landmarks Preservation Commission (ILPC) by property owner Jeffrey
Lallas, including the following: (1) two narratives respectively titled Description
of Proposed Change(s) and Reasons for Changes(s); (2) two sketches illustrating
the proposed site plan; and (4) four photographs documenting existing conditions,
and
WHEREAS, the ILPC has also reviewed the New York State Building-Structure Inventory
Form for 504 East Buffalo Street, 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 installation of wood curbing around a rear-yard parking space and paving said
space with gravel, and
Approved on: October 17, 2023
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 16, 2023, now therefore be it
RESOLVED, that the ILPC has made the following findings of fact concerning the property and
the proposal:
As identified in the City of Ithaca’s 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
residence at 504 East Buffalo Street was originally constructed as a 2-story brick
Italianate c. 1870. A Neo-Classical style third story was added to the building
structure before 1919.
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:
Approved on: October 17, 2023
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.
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 #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 installation of
wood curbing and gravel paving will not remove distinctive materials and will not
alter features and spaces that characterize the property. In reaching this
determination, the Commission considered the documented history of the parking
space and the legality of the space as determined by the City of Ithaca’s Zoning
Administrator. As documented in aerial photographs, the parking space has
existed since at least 2002. Available documentation from prior to 2002 can
neither confirm nor refute the existence of the spot at the time the historic district
was locally designated in 1988. The parking space predates the zoning regulation
restricting rear-yard parking adopted by Common Council in 2012. Additionally,
the parking space predates the property’s ownership by the applicant, who
purchased the property in 2003.
Also with respect to Principle #2, Principle #3, and Standard #9, the proposed
curbing and paving is compatible with the massing, size, scale, and architectural
features of the property and its environment.
Approved on: October 17, 2023
With respect to Standard #10, curbing and paving 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 504
East Buffalo Street 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:
• A vegetative screen shall be planted along west side of the parking area to
obscure vehicles from Glen Place. The planting plan shall be considered and
approved by the Secretary of the Commission.
RECORD OF VOTE:
Moved by: S. Gibian
Seconded by: K. Olson
In Favor: S. Gibian, K. Olson, E. Finegan, J. Smith, A. Smith
Against: 0
Abstain: 0
Absent: D. Kramer, S. Stein
Vacancies: 0
II. PUBLIC COMMENT ON MATTERS OF INTEREST
Chair E. Finegan opened Public Comment.
There being no members of the public appearing and wishing to speak, and no written comments
submitted to be read aloud, Chair E. Finegan closed Public Comment.
III. OLD BUSINESS
A. 702 East Buffalo Street, East Hill Historic District – Retroactive Request for Approval
for the Removal of Railroad Tie Retaining Walls and Landscape Stairs as well as Non-
historic Flagstone Walkways in the Front Yard, Regrading the Front Yard, and the
Installation of a Concrete Walkway
Approved on: October 17, 2023
Applicant Mark Haag did not appear before the Commission to present the project. B.
McCracken stated that he has reached out several times to the homeowner with no success.
Following a brief discussion of the completed work and the characteristics of the neighborhood,
the Commission voted to retroactively approve the completed work with several conditions.
RESOLUTION: 702 EAST BUFFALO STREET, EAST HILL HISTORIC DISTRICT
WHEREAS, 702 East Buffalo Street 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 November 28, 2022, was submitted for
review to the Ithaca Landmarks Preservation Commission (ILPC) by property
owner Mark W. Haag, II, including the following: (1) two narratives respectively
titled Description of Proposed Change(s) and Reasons for Changes(s); (2) three
sheets of photographs document original and existing conditions; and (3) a letter
dated November 2, 2022 from the applicant to Bryan McCracken, City of Ithaca
Historic Preservation and Neighborhood Planner and Secretary, Ithaca Landmarks
Preservation Commission, regarding the application, and
WHEREAS, the ILPC has also reviewed the New York State Building-Structure Inventory
Form for 702 East Buffalos Street, 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
a retroactive request for approval for the removal of railroad tie raining walls and
landscape stairs, the removal of non-historic flagstone walkways, regrading the
property’s front yard, and the installation of a concrete walkway, 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 did not 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 21, 2023, and
Approved on: October 17, 2023
WHEREAS, consideration of the application was tabled by the Commission following the
conclusion of the Public Hearing as the Commission made a finding of fact that
the circumstances of the application required further time for additional study and
information, specifically information on the removal of the sidewalk leading from
the front porch and the public sidewalk, and
WHEREAS, pursuant to Section 228-7(F)(1), the Commission is required to make decisions on
applications tabled for the afore stated reason within 90 days, and
WHEREAS, no additional information was presented by the applicant as requested by the
Commission within the 90-day period, and the Commission was required to make
a decision based on the insufficient documentation and information presented in
the original application and evidence presented at the public hearing, 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
Queen Anne style residence was constructed between 1898 and 1903.
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:
Approved on: October 17, 2023
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 hardscape
improvements and concrete walkway did not remove distinctive materials but did
alter features and spaces that characterize the property. Although the material
used to construct the original walkway was non-historic, its orientation toward to
the public sidewalk reflects historic pedestrian circulation patterns in the historic
district and was a character defining hardscape feature of the property and historic
district. With the reorientation of the front walkway toward driveway, the
residence no longer directly engages the street. The ILPC finds the reorientation
of the front walkway significantly changed the character of the property’s historic
hardscape.
Also with respect to Principle #2 and Standard #9, the regraded yard and concrete
walkway 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 have a substantial
adverse effect on the aesthetic, historical, or architectural significance of the 702
East Buffalo Street 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:
Approved on: October 17, 2023
• A walkway from the porch steps to the public sidewalk shall be installed,
reestablishing the significant historic hardscape feature. The walkways shall
be at least 5’ wide as wide as the porch steps. The applicant-proposed paving
material shall be considered and approved by the Secretary of the Commission
prior to the issuance of the Building Permit.
RECORD OF VOTE:
Moved by: S. Gibian
Seconded by: A. Smith
In Favor: S. Gibian, A. Smith, J. Smith, E. Finegan, K. Olson
Against: 0
Abstain: 0
Recuse: 0
Absent: D. Kramer, S. Stein
Vacancies: 0
B. 711 East Seneca Street, East Hill Historic District – Proposal to Replace Replacement
Windows Installed Without a Certificate of Appropriateness
A site visit was scheduled for May 30th at 11:30 AM
V. APPROVAL OF MINUTES
The Commission unanimously approved the minutes from the April 16, 2023, meeting.
VI. ADMINISTRATIVE MATTERS
A. B Zone Off-Street Parking Requirements - Review and Comment
B. McCracken reported that the Planning and Economic Development Committee of Common
Council is considering eliminating parking requirements within the City’s B zones and are
seeking comments from the Landmarks Commission as many of them fall within locally
designed historic districts. As the proposal would help preserve green space within impacted
historic districts by eliminating the need to create inappropriate parking area areas, the
Commission expressed support for the proposal. A. Smith is a property owner within one of the
impacted zones and as such, did not participate in the discussion.
B. B-2b Rezoning – Review and Comment
B. McCracken reported that the Planning and Development Committee of Common Council is
considering rezoning a portion of the East Hill Historic District to closely align with the
characteristics of the neighborhood. As the impacted properties would not be physically altered
by the rezoning and the new zoning reflects the character of the area, the Commission expressed
support for the rezoning proposal.
Approved on: October 17, 2023
C. Call for Nominations: Historic Ithaca’s 2023 Preservation Awards – deadline July 24,
2023
B. McCracken reported that Historic Ithaca is now accepting nominations for their annual
historic preservation awards.
VII. ADJOURNMENT
On a motion by A. Smith, seconded by K. Olsen, the meeting was adjourned unanimously at
8:00 p.m.
Respectfully submitted,
Bryan McCracken, Historic Preservation Planner