Owner seeks early feedback on garage-and-green-roof idea at 403 East Buffalo; commission raises concerns

An owner seeking early advisory comments from the Ithaca Landmarks Preservation Commission on Feb. 25 presented a concept for a two-car enclosed garage with a rooftop garden at 403 East Buffalo Street in the East Hill historic area. The commission offered feedback but did not take action; members expressed concerns about the proposal's size, proximity to property lines, maneuverability given steep site slopes, and the likely visibility and impact on neighbors.

Applicant Leanne presented drawings showing a 21-by-21-foot garage located near the southwest corner of the lot, a rooftop patio/planter scheme and a proposed rail to enclose the roof area. She said the rooftop planting would offset lost yard vegetation and provide a space for a private garden. Staff and commissioners raised several issues for the applicant to consider: the garage's proximity to adjacent property lines and setbacks, the difficulty of maintaining an exterior wall three feet or less from a property line, and the steep topography and constrained sightlines on East Buffalo that create challenging vehicle maneuvering and safety concerns.

Commissioners suggested alternative approaches the applicant could consider in future designs, including a lower-slope roof rather than a rooftop patio, a carriage-barn style accessory structure more consistent with district character, and retaining a carport or other less-massive option. Commissioners also recommended a site visit or visual mock-up so neighbors and the commission could better judge scale and neighborhood impact. The commission did not endorse the rooftop-patio concept as presented and advised the applicant to return with more detailed drawings and neighbor-impact studies if she wishes to pursue the project further.