HomeMy WebLinkAboutMN-ILPC-2024-02-20Ithaca Landmarks Preservation Commission (ILPC)
Minutes –February 20, 2024
Commission Member Present: David Kramer, Vice Chair
Stephen Gibian, Member
Susan Stein, Member
Katelin Olson, Member
Janet Smith, Member
Absent: Ed Finegan
Avi Smith
Common Council Members:
City Staff Present:
Bryan McCracken, Hist. Pres. and Neighborhood
Planner & Secretary, ILPC
Marjorie McLain, Administrative Assistant
_______________________________________________________________________
The regular monthly meeting of the Ithaca Landmarks Preservation Commission was held in the
Conference Room on Second Floor of City Hall and also conducted remotely using
videoconferencing technology. Virtual participation in public meetings is authorized by Part WW
of Chapter 56 of the Laws of 2022 of New York State and Local Law 2022-05. The proceedings
were livestreamed on the City of Ithaca Public Meetings channel on YouTube and a recording is
available here:
https://www.youtube.com/watch?v=EHNiwRu5Kfc&list=PLfplo_VA57eo3g_kXLZ3SKSop7C-
uS_Md&index=1
Vice Chair D. Kramer called the meeting to order at 5:38 p.m. and read the Public Notice.
I. PUBLIC HEARINGS
A. 209 Eddy Street, East Hill Historic District ― Proposal to Contract a Gravel-Paved Parking
Area for Five Cars in the Rear and Side Yards with Vehicular Access Through the Rear Yard of
211 Eddy Street.
Claudia Brenner, Architect, appeared before the Commission on behalf of property owner Ike
Nestopoulos, also in attendance, to present the proposed project. 209 Eddy Street is a contributing
resource in the locally designated East Hill Historic District.
C. Brenner summarized the proposal and the reasoning behind it, noting specifically the difficulties
of finding on-street parking on Eddy Street and the impact this situation has on tenants and
maintenance staff. stated that the reason for the parking spaces is because of the difficulty in
parking on Eddy Street. Given topography of the property and the proposed access to the parking
area from Cook Street, C. Brenner and the I. Nestopoulos felt the proposed paved area would not be
visible from the public way and, therefore, would not have a visual impact on the character of the
historic district.
The Commission discussed the neighborhood’s green space and landscaped quality as character
defining features of the historic district and this project’s potential impact on these features.
On a motion by S. Gibian, seconded by S. Stein, consideration of the application was tabled to
allow the applicant additional time to evaluate alternatives that would reduce the loss of green
space at the property.
RECORD OF VOTE:
Moved by: S. Gibian
Seconded by: S Stein
In Favor: S. Gibian, D. Kramer, K. Olson, J. Smith, S. Stein
Against: 0
Abstain: 0
Absent: E. Finegan, A. Smith
Vacancies: 0
II. PUBLIC COMMENT ON MATTERS OF INTEREST
Vice Chair D. Kramer opened Public Comment.
The following written comment was received by Commission in advance of the meeting:
I write urging the ILPC to deny the application for widening the lower portion of
Glen Place, solely for the purpose of accommodating the illegal parking of an
adjacent Buffalo St. owner.
I hope the commission will consider that there are significant inaccuracies in the
existing application and presentation of the proposal, which also fails to address
more pressing improvements that wouldn’t require altering the site to this degree.
Application and Presentation concerns:
Although Mr. Lallas’s application states, "This road was never converted to a fire
lane," in fact the portion in question was, and remains, beyond a doubt, so
designated.
By arguing that "To provide for both the existing parking and the fire department
fire lane, the roadway would need to be widened to accommodate both,” Lallas
misleadingly deems the parking “existing,” as if it has any legal status, when it does
not. This is the ONLY reason given for deeming the proposed work necessary.
Asked by Chairman Ed Finegan how much parking is "actually required," Mr.
Lallas answers “seven, these five spots and the two in back.” In fact, only one space
fulfills the requirement: already grandfathered, his building requires no additional
spaces to satisfy code.
This Parking is Illegal:
While usage is not usually in the ILPC’s purview, these illegal parking “spaces”
are the focus of Lallas’s whole current proposal, as seen in each of his supporting
materials and arguments.
Because of this parking, however, Lallas has been out of compliance for years, a
fact emphasized in the Fire Department's recent (provided) memo, which predates
the last ILPC meeting. Multiple violation letters already filed at the time he
purchased 504 had made clear that any cars parked on this stretch of Glen were to
be "immediately" removed.
Despite years of neighbors' objections, Lallas has kept insisting he had a right to
these spaces; dismissing our safety concerns, he told us cars would remain because
he wanted the income.
Asphalt was added to the gravel-over-concrete surface once it had become badly
rutted (2018); only after this were parking lines and numbers added, contrary to
Lallas’s assertion that this type of paving and markings had “always been there.”
At this time Lallas also replaced the Fire Zone sign with a Private Parking sign,
which officials have urged him to take down, along with these "improperly marked"
lines and numbers. Such markings are unsightly as well as improper, and have no
place on our shared Right-of-Way.
Since the City's own Fire Lane sign was installed in the median in mid-January,
cars are at last gone. Without these illegally parked cars restricting access, Glen
residents now enjoy clear passage, no longer living in fear that emergency vehicles
can't access our homes.
Moreover, and more pertinent to the Historic District, views of and from our
buildings on this stretch of Glen, unobstructed by vehicles, are now restored as
well; we and everyone else can admire the two grand houses on either side of Glen
from multiple directions, including the public way.
Considering a Proposal:
Given that a landscape design firm has already been engaged, what sort of work
might result in true improvements, benefiting from ILPC's guidance?
Welcome, even Necessary, Repairs:
Replace the disturbed, partially covered over, concrete curbing on downhill side--
also too low after introduction of asphalt.
Address failing railroad ties between Glen and the downhill mansion, as well as the
weedy vegetation above them on Lallas’s property.
Excavate the plugged catch basin, shown in the application’s “Existing Conditions”
photo, to prevent current run-off and ice hazard on E. Buffalo.
Repair the slate sidewalk: as an integral part of the ROW, this sidewalk and its
sagging retaining wall shouldn't be left in its current dilapidated state. Since the
ILPC's approval of Lallas's recently installed space on the rear lawn called for
screening plantings, these could be added at the same time.
In short, if ILPC members are to consider approving any proposal on this site, focus
should be on these other aspects requiring restoration; improvements should benefit
all concerned.
Owners, residents, and admirers of our historic buildings should be able to rely on
the preservation of existing aesthetic features, including views, with changes
endorsed only when truly restorative, supportive, or necessary. In this case no
competing hardship or legal issue requires alteration.
By denying this proposal ILPC can resolve a fraught situation, instead looking
forward to evaluating a future proposal that enhances, while also preserving, Glen
Place's existing character. I write as someone intimately familiar with this site, as
my mother won an Historic Ithaca Award of Merit for 113 Glen.
Sincerely,
Suzy Kramer
(109 & 113 Glen, residence 406 N. Cayuga St.)
CITY OF ITHACA
310 West Green Street Ithaca, New York 14850-5497
OFFICE OF THE FIRE CHIEF
Telephone: 607/272-1234 Fax: 607/272-2793
MEMORANDUM
To: Property Owners on Glen Place
From: Gillian Haines-Sharp, Assistant Fire Chief/Fire Marshal
Date: January 12, 2024
Re: Inadequate Access to Glen Place for Emergency Response
This memo is to officially notify all property owners on Glen Place of an emergency access issue.
Private parking spaces improperly marked along the east side of Glen Place at 504 East Buffalo
Street have reduced the width of Glen Place to the point where larger emergency vehicles such
as fire engines may not be able to access buildings located on Glen Place. This situation will be
even more acute when snow and ice in the winter months further reduce the width.
Glen Place is not a city street. Most private roads are jointly owned by the adjoining property
owners. The City is, however, authorized to enforce fire lanes on private property in the
interest of public safety.
In 1998, the Fire Chief designated a 12' wide Fire Lane on Glen Place. At the time, Section
1161.2 of the Codes Rules and Regulations of the State of New York gave the code enforcement
official the authority to designate a fire lane on private property. Letters were sent to all the
property owners on Glen Place in 1998 informing them of this designation. Mr. Robert Seibel,
who owned 504 East Buffalo Street at the time, was obligated to install signage saying: "FIRE
LANE-NO PARKING-TOW AWAY ZONE". It appears that the signs were not immediately installed
as directed. Residents continued to park their cars in the fire lane.
In August of 2000, a fire broke out at 113 Glen Place. All but one fire department vehicle had to
park out on East Buffalo Street, and the vehicle that did get through sustained damage as it was
forced to maneuver around parked cars. The fire was extinguished, but not without heavy
damage to a portion of the affected building.
After the fire, "FIRE ZONE" signs were erected on Glen Place, one at each end of the area
where the parking spots had been marked out. These should have said "FIRE LANE", but the
intent was the same. Under both the previous code and current code, it is a violation to park
vehicles on or otherwise obstruct a designated fire lane or fire access road. Although the 1998
"An Equal Opportunity Employer with a commitment to workforce diversification."
Approved on: XXXX
designation was never rescinded and remains in effect, one of the "FIRE ZONE" signs was at
some point removed without authorization from the Ithaca Fire Department, and a "PRIVATE
PARKING" sign was subsequently put in its place.
To drive a fire engine into Glen Place, we need a width of 12 feet and a clear height of 14
feet. When cars are parked in the illegal parking spaces next to 504 East Buffalo Street, the
width is reduced to approximately 10 feet. In the winter, with snow and ice, the roadway can
be even narrower. In the event of a fire, we will do our best to get as close to the fire as
possible, but because Glen Place is not wide enough to accommodate our vehicles with cars
parked in the designated fire lane, hose lines may need to be stretched from pumpers parked
on E Buffalo Street, delaying rescue of any victims and extinguishment of the fire. Even an
ambulance would have difficulty getting through, depending on the we_ather conditions, and
parking arrangements. As some of you have relayed to me, tenants often park their cars too
far from the curb, reducing the passing wic:Jth even further.
Glen Place was legally designated as a Fire Lane in 1998 and the designation remains in
effect. Given that the roadway is reduced to 10' in width by cars parked in the area currently
improperly signed as "Private Parking", we are working with Mr. Lallas, who has been asked
to remove the "Private Parking" sign and to install "NO PARKING FIRE LANE" signs for
clarity.
Regardless of signage on Glen Place proper, the city will install a sign on Buffalo St indicating
that Glen Place is a Fire Lane and that no parking is allowed. No parking will be allowed in
any portion of the Fire Lane, and at least a 12-foot width shall always be maintained. Any cars
found parking in the designated Fire Lane will be ticketed and/or towed pursuant to Sections
181-2 and 317-3{A){4) of the Ithaca City Code.
Please feel free to contact me if you have any questions or additional concerns, either by
phone: 607 272-1234 or via email: ghainessharp@cityofithaca.org.
Thank you,
Gillian Haines-Sharp
Assistant Chief/Fire
Marshal Ithaca Fire
Department
310 West Green Street
Ithaca, New York, 14850
607 272-1234
Approved on: XXXX
III. OLD BUSINESS
With the absence of Chair Finegan and imminent recusal of Vice Chair Kramer, the Commission
accepted nominations for an Alternate Vice Chair. On a motion by K. Olson, seconded by J.
Smith, S. Stein was appointed Alternative Vice Chair of the Ithaca Landmarks Preservation
Commission.
A. 504 East Buffalo Street, East Hill Historic District – Proposal to Remove Concrete
Curbing, Widen the Asphalt Paving and Install Concrete Curbing Along the West Side
of Glenn Place
Vice Chair Kramer recused himself from the consideration of the above noted project due to a
conflict of interest.
In response to the Commission’s comments in January, property owner Jeffery Lallas presented a
proposal to expand the asphalt paving along Glen Place by approximately 2.5’ and install
concrete curbs instead of the landscape-timber curbs originally proposed. The Commission
noted that the concrete curbs are more in keeping with the character of the streets in the
neighborhood.
RESOLUTION: 504 East Buffalo Street, East Hill Historic District – Proposal to Remove
Concrete Curbing, Widen the Asphalt Paving and Install Landscape Timber Curbing along the
West Side of Glen Place
WHEREAS, 504 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 January 2, 2024, 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 drawings
for the project “Glen Place Road Expansion,” titled “Site Plan” and “Existing and
Proposed Conditions,” prepared by Whitham Planning, Design, Landscape
Architecture, PLLC and dated December 29, 2023, 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 removal of a deteriorated concrete curb and installation of approximately 2’ of
asphalt paving and a wood landscape timber curb along the west side of Glenn
Place, which is a private street, and
Approved on: XXXX
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 January 16, 2024, and
WHEREAS, consideration of the application was tabled by the Commission at the conclusion
of the Public Hearing to allow further time for additional study and information,
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
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: XXXX
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 removal of the
concrete curbing and the installation additional asphalt paving and curbing will
not remove distinctive materials and will not alter features and spaces that
characterize the property.
Also with respect to Principle #2, and Standard #9, the proposed asphalt paving is
compatible with the massing, size, scale, and architectural features of the property
and its environment.
With respect to Standard #10, the asphalt paving and wood curb 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
Approved on: XXXX
RESOLVED, that the ILPC approves the Application for a Certificate of Appropriateness with
the following conditions:
• Concrete curbing shall be installed along the west side of the new paving
instead of the proposed wood timbers; and
• The final required width of the new asphalt paving as determined by the
Fire Department shall be considered and approved by the Secretary of the
Commission prior to the issuance of a Building Permit.
RECORD OF VOTE:
Moved by: K. Olson
Seconded by: J. Smith
In Favor: K. Olson, J. Smith, S. Stein, S. Gibian
Against: 0
Abstain: 0
Absent: A. Smith, E. Finegan
Vacancies: 0
Recuse: D. Kramer
B. Olin Library, 161 Ho Plaza, Arts Quad Historic District Proposal to Modify the
Design for the North Entrance Approved with a Certificate of Appropriateness on June 15, 2021
J. Shermeta, Associate University Architect, appeared before the Commission on behalf of
property owner Cornell University to present the proposed changes to the proposed entrance on
the north elevation.
J. Shermeta summarized the proposed changes, noting specifically the addition of a bronze-
colored light fixture above the new entrance, the installation of a “John M. Olin Library” sign,
and the use of champagne-colored anodized aluminum instead of gray anodized aluminum for
the entrance elements. The Commission expressed support for the proposed changes. Members
stated that the changes are in keeping with the original design intent of the project and are
compatible with the historic character of the historic district.
RESOLUTION: Olin Library, 161 Ho Plaza, Arts Quad Historic District – Modification of
the Proposal to Construct a New Entrance on the North Elevation, Including the Installation of
Aluminum Entry Doors in the First Story, a Concrete Terrace, Granite Benches, and New
Signage (Certificate of Appropriateness, June 15, 2021; Certificate of Appropriateness
Extension, June 20, 2023)
WHEREAS, Olin Library, 161 Ho Plaza, is located within the Arts Quad Historic District, as
designated under Section 228-3 of the City of Ithaca Municipal Code in 1990, and
WHEREAS, a Certificate of Appropriateness was issued by the Ithaca Landmarks Preservation
Commission (ILPC) for the construction of an entrance on the north elevation,
Approved on: XXXX
including the installation of aluminum doors, a concrete terrace, granite benches,
and new signage, on June 15, 2021, and
WHEREAS, the Commission issued an Extension of Certificate of Appropriateness Approval
for the project on June 20, 2023, and
WHEREAS, the design for the new entrance significantly changed between the issuance of the
Certificate of Appropriateness and its extension, and the application for a Building
Permit, and
WHEREAS, an amended Application for a Certificate of Appropriateness, dated January 31,
2024, was submitted for review to the Ithaca Landmarks Preservation Commission
(ILPC) by J. Shermeta on behalf of property owner Cornell University, including
the following: (1) two narratives respectively titled Description of Proposed
Change(s) and Reasons for Changes(s); and (2) five drawings prepared by Goody
Clancy and titled “Arts Quad Entry – Rendering and Existing Reference” (R001),
2/5/24, “Elevations” (A201), 10/25/09 (Permit Set, 11/28/2023), “First Floor –
Arts Quad Entry Enlarged Drawings” (A 403), 7/21/23 (Bulletin #3, 2/2/2024),
“Exterior Signage Element Detail” (A601), 8/1/23 (Bulletin #3, 2/2/2024), and
“Arts Quad Entry Details” (A802), 8/1/23 (Bulletin #3, 2/2/2024), and
WHEREAS, as stated in the narrative Description of Proposed Change(s), the modifications
include the addition of a linear bronze lighting element with bronze pin mounted
lettering “John M. Olin Library” and a change from light gray to champagne-
colored finish on the entrance’s aluminum elements, now therefore be it
RESOLVED, that the design modifications have not negatively impacted the overall
compatibleness of the proposed project with the historic character of the district, as
set forth in the resolution adopted by the Commission on June 15, 2021, and be it
further
RESOLVED, that the ILPC approves the modifications.
RECORD OF VOTE:
Moved by: J. Smith
Seconded by: S. Stein
In favor: J. Smith, S. Stein, S. Gibian, D. Kramer, K. Olson
Against: 0
Abstain: 0
Absent: E. Finegan, A. Smith
Vacancies: 0
IV. APPROVAL OF MINUTES
The January 16, 2024, meeting minutes were approved unanimously with minor typographical
modifications.
Approved on: XXXX
V. ADMINISTRATIVE MATTERS
• Assignment of Historic District Monitors – The assignment of historic district monitors
was also tabled due to the absence of some Commission members.
VI. ADJOURNMENT
On a motion by K. Olson, seconded by J. Smith, the meeting was adjourned at 7:25 p.m.
Respectfully submitted,
Bryan McCracken, Historic Preservation Planner