HomeMy WebLinkAboutMN-PDB-2024-12-17DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING &
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Planning and Development Board Minutes December 17, 2024
Attending:
Emily Petrina, Chair; Andy Rollman, Daniel Correa, Jennie Sutcliffe,
Max Pfeffer, Elisabete Godden
Board Members Absent:
Board Vacancies:
Staff Attending:
Development
Nikki Cerra, Environmental and Landscape Planner - Department of
Planning and Development
Samuel Quinn-Jacobs, Planner - Department of Planning and
Development
This meeting was held in Common Council Chambers, Third Floor, City Hall, and also conducted
remotely using videoconferencing technology, as authorized by Part WW of Chapter 56 of the
Laws of 2022 of New York State and Local Law 2022-05.
All resolutions and public comments are attached at the end of this document.
Chair Petrina called the meeting to order at 6:05 p.m.
1.Agenda Review – None
2.Approval of Minutes – November 26, 2024
On a motion by Godden, seconded by Correa, the Planning and Development Board voted
unanimously to approve the November 26, 2024 meeting minutes.
3.Public Comment
Chair Petrina opened Privilege of the Floor.
The following members of the public spoke regarding the Squeaky Clean Car Wash located at
501-507 South Meadow Street:
-Meg Prichard
-Arne VanLooken
-Louise McGarry
-Adrianna Hurtler
-Kathleen Spooner
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There being no further members of the public appearing in order to speak, nor any additional
written comments submitted to be read into the record, Chair Petrina closed the Public
Comment period.
4. Board Responses to Public Comment
5. Site Plan Review
A. The Outlook – 815 S Aurora Street by Julia Bucher, Visum Development Group.
Approval of Project Changes. The Planning Board granted final approval of this project
on September 24, 2019 and granted further approval for site plan changes on
September 26, 2023 and March 26, 2024. The applicants are now seeking input for site
plan changes. This project was determined to be a Type 1 Action under the City of Ithaca
Environmental Quality Review Ordinance §176-4 B.(1)(b), (d), (k) and (n) and the State
Environmental Quality Review Act (“SEQRA”) §617.4 b. (5)(iii) and (9) for which the Lead
Agency made a Negative Determination of Environmental Significance on September 22,
2020. Project materials are available for download from the City website
Applicants Attending: Julia Bucher, Todd Fox
A site plan detailing a lot line adjustment that the applicant intends on pursuing with the
neighbor was presented to the board. The applicant explained that the proposed lot line would
bring the stairs into compliance with the zoning setbacks. The applicants went on to describe
their request to remove a set of exterior stairs connecting a parking lot to one of the buildings.
Correa stated that he is now supportive of the stairs proposed for the north end of the site.
Correa went on to describe his opposition to the removal of stairs between the parking lot and
the building.
Rollman expressed his opposition to the removal of the stairs between the parking lot and the
building. Rollman also requested more details for the northern stairs drawn by a civil engineer.
Sutcliffe stated her wish to have more details regarding the northern stairs and expressed her
safety concerns of removing the parking lot stairs.
Godden agreed with previous comments made by the planning board members and reiterated
her opposition to the removal of the stairs leading to the parking lot.
Pfeffer expressed his desire for more information regarding both stairs including information
related to pedestrian circulation and safety.
Board members agreed removing the parking lot stairs is not acceptable and appears to be a
safety risk.
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Board members and staff discussed the specifics of the conditions of approval related to the
north stairs.
Adopted Declaration of Approval of Project Changes
On a motion by Correa, seconded by Godden.
B. Squeaky Clean Car Wash – 501-507 S. Meadow Street by Gary Sloan, Bridgewater
Management Entities. Presentation of Project Changes. The Planning Board granted
final approval of this project on December 20, 2022. The applicant is now seeking
approval for two automated cashier kiosks within the footprint of the existing entrance
drive along South Titus Avenue in the Northeast area of the parcel. The applicant
proposes to implement approximately 36 ft of six foot tall, opaque fence between the
kiosks and S. Titus Ave. The project is subject to Southwest Area Design Guidelines. This
was determined to be a Type 1 Action under the City of Ithaca Environmental Quality
Review Ordinance §176-4 B.(1)(h)[2] and the State Environmental Quality Review Act
(“SEQRA”) §617.4 b. (11) for which the Planning Board, acting as Lead Agency, issued a
Negative Declaration of Environmental Significance on November 22, 2022.
Applicants Attending: Patrick King, Gary Sloan
The applicants described their request to install automated self-service payment kiosks to serve
the car wash located on the site. The applicants explained their need for the kiosks and the
specifics functions they would perform. The applicants went on to describe the history of
complaints regarding noise produced from the car wash and the property owner’s efforts to
address the complaints.
Correa asked the applicant to provide a vehicle circulation plan of the site with the kiosks
represented. Correa went on to ask the applicant to explore options for fencing and to ensure
that the material used has been tested for sound penetration.
Rollman confirmed material detail information with the applicant. Rollman asked the applicant
to provide additional material and lighting details. Rollman stated that he agrees with Correa’s
point regarding fencing material.
Godden confirmed with the applicant that removing the vacuums will not be entertained,
Godden then requested an STC rated fence and expressed her belief that the fence will not
address the sound mentioned in public comments.
Pfeffer expressed his concerns on the efficacy of a fence and requested a sound expert weigh in
on the conversation.
Chair Petrina agreed with Pfeffer’s request that a sound engineer be involved with the design of
any sound mitigation. Petrina asked for the applicant to provide information regarding sound
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and light produced from the proposed kiosks. Petrina went on to request the applicant provide
street-level renderings describing the pedestrian experience while walking past the sight.
The applicant responded to the board members’ questions regarding sound and lighting
proposed for the kiosks.
Board members, staff and the applicant discussed what information regarding sound should be
provided for the board’s review.
C. The William – 110 College Avenue by Jason Demarest. Consideration of Project
Changes. The Planning Board granted final approval of this project on January 31, 2023.
The applicants are now seeking approval for changes to the approved site plan which
have been installed. The changes pertain to site layout, materials, landscaping and
building facades. There are also several unsatisfied conditions. In accordance with
Chapter 276-5 D of the City Code, the Director of Planning and Development has
determined that the changes are significant and require reopening of the review. The
property owner has entered a legally-binding agreement with the city to bring the
project into compliance with the approved site plan; however, the owner still wishes to
pursue approval for the installed changes. This project was determined to be a Type 1
Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(k)
and (l) and the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (11) for
which the Planning Board, acting as Lead Agency, issued a Negative Declaration of
Environmental Significance on December 20, 2022. Project materials are available for
download from the City website.
Applicants Attending: Jason Demarest and Chris Petrillose
The applicants presented a series of slides describing the applicant’s request to leave installed
site details that were not previously approved.
Pfeffer expressed his preference for the proposed Trex material rather than the originally
approved metal railing.
Pfeffer went on to describe his preference for the originally approved concrete walls for the
sunken patios.
Godden stated that poured concrete is preferable for the patios in the back and that the railings
should be installed with the approved metal material.
Sutcliffe expressed that the modified proposed railings are acceptable and defers to other
board members regarding the patios in the back.
Rollman expressed his opinion that the railings should be installed using the originally approved
metal railing along College Avenue.
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Correa stated that poured concrete is acceptable for the patios in the rear yard and that the
originally approved metal railings should be installed.
All board members agreed that the sunken patio walls should be installed as originally
approved.
Rollman confirmed with staff and the applicant details regarding the approved details for the
balconies.
Board members and staff reviewed the originally approved details for the balconies.
The applicant stated his opinion that the originally approved balconies would not significantly
increase the amount of light in the sunken patios.
Rollman expressed his repeated request to have drainage analysis designed by a qualified civil
engineer be provided by the applicant related to the sunken patios.
Board members discussed what information they are requesting of the applicant for the next
meeting.
After the proposal of the applicant to install metal railings with vertical design rather than
originally approved detailing.
Board members agreed that the vertical design is acceptable so long as the material is metal.
Board members reviewed every proposed site change one by one and the signaled their
approval for each.
D. 325 College Ave Redevelopment – 325 College Avenue by Nick Robertson. CEQR
Review. The applicant proposes to combine two parcels, demolish the existing one-story
structure located at 32 College Ave, and construct a single 8-story, mixed-use building,
approximately 37,551 GRSF. The applicant proposes 53 residential units with a unit mix
ranging from studio to 4-bedroom apartments, a 1,500 SF commercial space, 356 SF
Lobby, a 770 SF private fitness center, and a small roof deck. The project includes
sidewalk extension, landscaping, and a chamfer corner. The project is located in the
MU2, in which the maximum building height is 6 stories/80’and will require two area
variances including maximum building floors and floor to floor height. It is also subject
to Collegetown Design Guidelines. The project involves 2 tax parcels totaling
approximately .136-acres. Parcel consolidation will be required. This has been
determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review
Ordinance §176-4 B(1)(h)[4], & (k), and the State Environmental Quality Review Act
(“SEQRA”) §617.4 (11) and is subject to environmental review.
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Applicants Attending: Nick Robertson, Charlie O’Connor, Anni Pi, Jack
The applicants presented a series of renderings for the board to review and described how the
proposed building will interact with the street. Details regarding the alley between the
neighboring building were presented as well.
Correa and Rollman discussed how the applicant should present information and future
meetings.
Rollman gave the applicant feedback regarding the design of the first story of the building as it
relates to the retail use. Rollman also asked the applicant to include mechanicals in their
renderings and elevations.
Sutcliffe asked the applicant to provide more information about what the alley along College
Avenue looks like and the back corner of the property. Sutcliffe gave the applicant feedback
regarding the design of the retail space.
Chair Petrina asked the applicant to provide additional information for the next meeting.
The applicant discussed the possibility of introducing a continuous planter edge around the
building.
Board members and staff reviewed the draft FEAF part 3 and highlighted anything that still
requires attention from the applicant.
E. Taber Street Auto – 229 Cherry Street by Steven Sinn. Lead Agency and CEQR
Determination. The applicant proposes to replace a 169 SF asphalt parking area
northwest of the existing building, which is an auto repair shop and construct a 14,653
SF gravel parking area north and east of the existing building. The proposal also includes
erecting a six-foot chain-link privacy fence with a locked gated and barbed wire around
the gravel parking area perimeter to protect the vehicles parked there for maintenance.
The project site is in the Cherry Street Zoning District (CSD) and is subject to Design
Review. The project will require no variances. This has been determined to be a Type 1
Action under the City of Ithaca Environmental Quality Review Ordinance §176-4
B(1)(h)[1] and the State Environmental Quality Review Act (“SEQRA”) §617.4 (11) and is
subject to environmental review.
Applicants Attending: Andrew Sciarabba
The applicants presented a series of site plans detailing changes made to the proposal since the
last presentation.
Pfeffer stated his opinion that the proposed barbed wire is needed for that site and the design
is acceptable.
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Board members had no further questions for the applicant.
Adopted Declaration of Lead Agency
On a motion by Godden, seconded by Sutcliffes.
Adopted Negative Declaration of Environmental Significance
On a motion by Sutcliffe, seconded by Godden.
F. 215-217 Prospect Street Parking Lot. 215-217 Prospect Street by Andrew Schrek. Lead
Agency, Public Hearing and CEQR Determination. The applicant proposes to retain an
approximately 1590 SF gravel parking area south of the existing house located at 215-217
Prospect Street. The gravel parking lot will contain 6 parking spaces for the residents at
the existing building. The project will require two area variances for parking in the side
and rear yards. This is an Unlisted Action under the City of Ithaca Environmental Quality
Review Ordinance §176-4 and the State Environmental Quality Review Act (“SEQRA”)
§617.4 and is subject to environmental review.
Applicants Attending: Andrew Schrek
The applicant verbally presented his request for a parking lot.
Rollman had clarifying questions regarding the process.
Board members had no further comments or questions for the applicant.
Adopted Declaration of Lead Agency
On a motion by Godden, seconded by Correa.
Adopted Negative Declaration of Environmental Significance
On a motion by Godden, seconded by Correa.
Public Hearing
Chair Petrina opened the public hearing on a motion by Sutcliffe, seconded by Rollman, and the
board voted unanimously.
Chair Petrina closed the public hearing on a motion by Correa, seconded by Godden, and the
board voted unanimously.
G. Waters Edge – 683 Third Street by Waters Edge Ithaca, LLC. Presentation and Project
Updates. The applicant proposes to demolish three existing Department of
Transportation maintenance buildings to redevelop the 8+ acre site into a mixed-use
development that will include two five-story building along Cayuga Inlet and two 4-story
buildings inland with 450-500 residential units between the four and approximately
10,000 SF of commercial space. The project will be constructed in two phases with
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approximately 200 units in the first phase and between 250-300 units in the second
phase with each phase including a waterfront and inland building. The waterfront
buildings will be connected by a second-floor roof terrace and will have a mix of parking,
commercial, residential and amenity/service space on the first floor with apartments
and additional amenities above. The two inland buildings will include a mix of residential
units and amenity service space. Site improvements and amenity spaces include fire
pits, outdoor recreation, eating, cooking and seating areas, landscaping, lighting, and
several new terraced stairways and ramps along the Waterfront trail to provide access
to new boat docks with a kayak launch along the Inlet. The project is in the MD Zoning
District and will require no variances. This is a Type 1 Action under the City of Ithaca
Environmental Quality Review Ordinance §176-4 B.(1)(d), (h)[2], (i), (k), (l), (n) and (8)(a)
and the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (11) and is subject
to environmental review.
Applicants Attending: Crystal Ross, Scott Whitham, Eric Colbert, Ian Hunter
The applicants introduced a new project team to the board.
Board members thanked the applicants for the introductions.
6. Reports
• Director’s Report
7. Old/New Business
• None
8. Adjournment:
On a motion by Godden and seconded by Correa, the meeting was adjourned by unanimous
consent at 9:25 p.m.
Planning & Development Board Public Comments – December 17, 2024
Written public comments submitted for the December 17, 2024 Planning and Development Board meeting
can be accessed via this link: https://www.cityofithaca.org/DocumentCenter/Index/1736
CITY OF ITHACA
108 E. Green St. — Third Floor Ithaca, NY 14850-5690
DEPARTMENT OF PLANNING AND DEVELOPMENT
Lisa Nicholas, AICP, Director
Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565
E-Mail: dgrunder@cityofithaca.org
ADOPTED RESOLUTION Site Plan Review
Consideration of Modifications to 815 S. Aurora Street
September 2023 Project Changes (Site Plan) City of Ithaca Planning and Development Board
December 17, 2024
WHEREAS: the City of Ithaca Planning and Development Board approved a 66-unit student housing
complex comprised of three buildings, located at 815 South Aurora Street by Stream Collaborative on
behalf of the owner, on September 24, 2019, and subsequent materials changes on July 27, 2021 and May
24, 2022, and consideration of modifications to September 2023 Project Changes on March 26, 2024, and
WHEREAS: the applicant is requesting approval of the following changes of the project that are not in
compliance with the approved site plans:
• Installation of an EIFS brick material at the base of Building C
• Installation of a large block retaining wall and stair along the north façade of Building A as well
as changes to the vegetative screen in this area
• New proposal of wood staircase consisting of composite deck treads and metal cable railings for
the wooden staircase not approved between the upper and lower parking areas
WHEREAS: the applicant installed portions of the project that are not in compliance with the approved
site plans without first obtaining staff or Board approval. These included, but are not limited to the
following:
• Installation of an EIFS brick material at the base of all buildings
• Installation of a large block retaining wall and stair along the north façade of Building A as well
as changes to the vegetative screen in this area
• Installation of artificial turf in the courtyard between buildings A and B
• Change in layout and grading of the entrance to Building B, requiring a revised entrance to
Building C
• Addition of wood railings along the top of slope between the upper parking lot and Building B
WHEREAS: the applicant presented the above changes and additional revisions to the Planning Board at
their July, August, and September 2023 meetings for approval, and
WHEREAS: the Board accepted the following changes:
• The revised entrance to building C
• The revised landscape plan for the courtyards between Buildings A and B
• These changes are shown in the following drawings: Color Schematic Site Plan L-101, Layout &
Materials Plan- Building C Entrance L-102, Grading Plan- Building C Entrance L-103, Planting
Plan- Building C Entrance L-104, Layout & Materials Plan- Courtyard L-105, Grading Plan-
Courtyard L-106, and Planting Plan- Courtyard L-107 all dated 9/26/23 and prepared by Whitham
Planning Design Landscape Architecture, PLLC, and
WHEREAS: the Board did not accept the following changes:
• The EIFS brick material,
• The north entrance of Building A and subsequent landscape changes, and
WHEREAS: the Board instructed the applicant to install the approved brick material and to reconstruct
the north entrance of building A and landscaping in conformance with the approved site plan, as shown
in the following drawings: Building A NW Door- Layout & Grading Plans L-108, Building A NW
Door- Planting Plan both dated 9/26/23 and prepared by Whitham Planning Design Landscape
Architecture, PLLC; Depiction and Description of Metal Staircase to be code compliant submitted
08/01/22 by Stream Collaborative; and Site Layout- Buildings A & B L101, Grading Plan- Buildings A
& B both dated 8/19/19 and prepared by Stream Collaborative, and
WHEREAS: the Planning Board, did on September 26, 2023 review and accept as adequate the following
drawings showing the proposed site plan changes: Color Schematic Site Plan L-101, Layout & Materials
Plan- Building C Entrance L-102, Grading Plan- Building C Entrance L-103, Planting Plan- Building C
Entrance L-104, Layout & Materials Plan- Courtyard L-105, Grading Plan- Courtyard L-106, and
Planting Plan- Courtyard L-107, Building A NW Door- Layout & Grading Plans L-108, Building A NW
Door- Planting Plan all dated 9/26/23 and prepared by Whitham Planning Design Landscape Architecture
PLLC; and other application materials, and
WHEREAS: that the Planning Board did grant approval to the following site changes:
• Code compliant metal staircase approved by staff 08/22 or the approved concrete staircase
9/24/19 north of Building A
• Courtyard between Buildings A & B with shade tolerant lawn and perimeter shrub plantings
• ADA entrance and walkway from the lower parking lot to Building C and surrounding landscape
• Grading and landscape northwest door area of Building A
• Installation of matching metal railings along the walkway from the lower parking lot to the ramp
lading to Building B, and
WHEREAS: on March 26, 2024 the applicant requested and the Board approved to remove the approval
condition from the September 26, 2023 resolution reading, “No TCO or CO will be issued for Building C
until the approved site plan improvements relating to Buildings A and B, including the walkway and
staircase north of Building A, are completed by the applicant in accordance with the approved site plan
and approved by the Planning Department,” and
WHEREAS: the Planning Board did on March 26, 2024 add the condition for approval that all site plan
deficiencies, including those listed above, shall be corrected within one year of the date of this resolution;
failure to comply with this condition shall result in the commencement of appropriate enforcement
actions, which may include without limitation the immediate suspension of all certificates of occupancy at
the site, an order to immediately vacate all occupied structures at the site, and referral for prosecution of
all past and ongoing violations to the fullest extent permitted by law, and
WHEREAS: the applicant on November 26, 2024 is requesting approval of the following installed and
further modified portions of the project that are not in compliance with the approved site plans:
• Installation of an EIFS brick material at the base of Building C
• Installation of a large block retaining wall and stair along the north façade of Building A as well
as changes to the vegetative screen in this area
• New proposal of wood staircase consisting of composite deck treads and metal cable railings for
the wooden staircase not approved between the upper and lower parking areas
WHEREAS: the Planning Board, did on December 17, 2024 review and accept as adequate the following
drawings showing the proposed site plan changes: 815 South Aurora Street ‘The Outlook Apartments’
packet (14 pages) prepared on October 16, 2024 and Re: 815 South Aurora Street ‘The Outlook
Apartments’ packet (7 pages) prepared on December 11, 2024 both prepared by Visum Development
Group; and other application materials, and
WHEREAS: the Planning Board determined that the accepted changes are consistent with the Negative
Declaration of Environmental Significance issued by this Board as Lead Agency on 07-23-19 and that
further environmental review is not required, and
WHEREAS: the Zoning Administrator has reviewed the new site plan changes and determined the
changes are not in compliance with the requirements for the R-3b zone and will require an area variance
for side yard setback, now therefore be it
RESOLVED: the following changes are not approved:
• Installation of an EIFS brick material at the base of Building C
• Removal of the staircase between the upper and lower parking areas
• New proposal of wood staircase consisting of composite deck treads and metal cable railings for
the wooden staircase not approved between the upper and lower parking areas, and be it further
RESOLVED: the following changes are approved:
• Installation of a large block retaining wall and stair along the north façade of Building A as well
as changes to the vegetative screen in this area contingent on approval of lot line adjustment with
the adjacent neighbors, a detailed planting plan and soil specifications submitted to and approved
by city staff, no planters installed, and adding the missing capstones to the wall, and be it further
RESOLVED: this approval does not change the remaining unsatisfied conditions from the Final
Approval that are as follows:
Before Certificate of Occupancy
i. Any future changes should be submitted to the Planning Board for review and approval, and
ii. Bike racks must be installed before a certificate of occupancy is granted, and
iii. Signage in parking lot pertaining to cell tower fall zone must be installed before a certificate of
occupancy is granted, and
iv. Execution of an easement agreement between the City and the property owner for portions of the
sidewalk on private property, and
v. Submission to the Planning Board of the tenant lease including language regarding the fall zone
of the cell tower, and
vi. This site plan approval does not preclude any other permit that is required by City Code, such as
sign permits, tree permits, street permits, etc.
Moved by: Correa
Seconded by: Godden
In favor: Correa, Rollman, Sutcliffe, Godden, Pfeffer, Petrina
Against: None
Abstain: None
Absent: Khoury
Vacancies: None
PROPOSED RESOLUTION City of Ithaca Planning & Development Board
Declaration of Lead Agency Taber Street Auto
229 Cherry Street
December 17, 2024
WHEREAS: 6 NYCRR Part 617 of the State Environmental Quality Review Law and Chapter 176.6 of
the City Code, Environmental Quality Review, require that a lead agency be established for conducting
environmental review of projects in accordance with local and state environmental law, and
WHEREAS: State Law specifies that for actions governed by local environmental review, the lead
agency shall be that local agency which has primary responsibility for approving and funding or carrying
out the action, and
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site
plan approval for replacing an asphalt parking lot and constructing a gravel parking area by Steven Sinn,
and
WHEREAS: the applicant proposes to replace a 169 SF asphalt parking area northwest of the existing
building, which is an auto repair shop and construct a 14,653 SF gravel parking area north and east of the
existing building. The proposal also includes erecting a six-foot chain-link privacy fence with a locked
gated and barbed wire around the gravel parking area perimeter to protect the vehicles parked there for
maintenance. The project site is in the Cherry Street Zoning District (CSD) and is subject to Design
Review. The project will require no variances, and
WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance
§176-4 B.(1)(h)[1] and the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (11) and is
subject to environmental review, and
WHEREAS: the NYS Department of Environmental Conservation, the Tompkins County Department of
Health, and the Army Corps of Engineers, all potentially involved agencies in this action, have consented
to the Planning Board acting as Lead Agency for this project, now, therefore be it
RESOLVED: that the City of Ithaca Planning and Development Board does, by way of this resolution,
declare itself Lead Agency in Environmental Review for the proposed project.
Moved by:
Seconded by:
In Favor:
Against:
Abstain:
Absent:
Vacancies: None
PROPOSED RESOLUTION City of Ithaca Planning & Development Board
S/CEQR Negative Declaration Taber Street Auto
229 Cherry Street
December 17, 2024
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site plan
approval for replacing an asphalt parking lot and constructing a gravel parking area by Steven Sinn, and
WHEREAS: the applicant proposes to replace a 169 SF gravel island with asphalt parking area northwest of
the existing building, which is an auto repair shop and construct a 12,890 SF gravel parking area north and east
of the existing building. The proposal also includes erecting a six-foot chain-link privacy fence with a locked
gated and barbed wire around the gravel parking area perimeter to protect the vehicles parked there for
maintenance. The project site is in the Cherry Street Zoning District (CSD) and is subject to Design Review.
The project will require no variances, and
WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4
B.(1)(h)[1] and the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (11) and is subject to
environmental review, and
WHEREAS: the NYS Department of Environmental Conservation, the Tompkins County Department of
Health, and the Army Corps of Engineers, all potentially involved agencies in this action, have consented to the
Planning Board acting as Lead Agency for this project, and
WHEREAS: the City of Ithaca Planning and Development Board, being the local agency, which has primary
responsibility for approving and funding or carrying out the action, did on December 17, 20224 declare itself
Lead Agency in Environmental Review for the project, and
WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on December 17, 2024,
review and accept as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the
applicant, and Parts 2 and 3 prepared by Planning staff; Project Location Map C100, Existing Conditions Plan
C101, Demolition & E&SC Plan C102, Layout Plan C103, Grading & Drainage Plan C104, Planting Plan
C104A, Details C105-C109 all prepared by Sciarabba Engineering & Design and dated 12/11/24; and other
submitted materials, and
WHEREAS: interested parties have been given the opportunity to comment on the proposed project, and any
received comments have been considered, now, therefore, be it
RESOLVED: that the City Planning Board determined, as elaborated in the FEAF Part 3, that the proposed
project will result in no significant adverse impacts on the environment and a Negative Declaration for purposes
of Article 8 of the Environmental Conservation Law be issued in accordance with the provisions of Part 617 of
SEQRA.
Moved by:
Seconded by:
In favor:
Against:
Abstain:
Absent:
Vacancies: None
ADOPTED RESOLUTION City of Ithaca Planning & Development Board
Declaration of Lead Agency 215-217 Prospect Street Parking Lot
215-217 Prospect Street
December 17, 2024
WHEREAS: 6 NYCRR Part 617 of the State Environmental Quality Review Law and Chapter 176.6 of
the City Code, Environmental Quality Review, require that a lead agency be established for conducting
environmental review of projects in accordance with local and state environmental law, and
WHEREAS: State Law specifies that for actions governed by local environmental review, the lead
agency shall be that local agency which has primary responsibility for approving and funding or carrying
out the action, and
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site
plan approval for a 6-space gravel parking lot by Andrew Schreck, and
WHEREAS: the applicant proposes to retain an approximately 1590 SF gravel parking area south of the
existing house located at 215-217 Prospect Street. The gravel parking lot will contain 6 parking spaces for
the residents at the existing building. The project will require two area variances for parking in the side
and rear yards, and
WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review
Ordinance §176-4 and the State Environmental Quality Review Act (“SEQRA”) §617.4 and is subject to
environmental review, now, therefore be it
RESOLVED: that the City of Ithaca Planning and Development Board does, by way of this resolution,
declare itself Lead Agency in Environmental Review for the proposed project.
Moved by: Godden
Seconded by: Correa
In favor: Godden, Correa, Petrina, Sutcliffe, Pfeffer, Rollman
Against: None
Abstain: None
Absent: Khoury
Vacancies: None
ADOPTED RESOLUTION City of Ithaca Planning & Development Board
S/CEQR Negative Declaration 215-217 Prospect Street Parking Lot
215-217 Prospect Street
December 17, 2024
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site plan
approval for a 6-space gravel parking lot by Andrew Schreck, and
WHEREAS: the applicant proposes to retain an approximately 1590 SF gravel parking area south of the
existing house located at 215-217 Prospect Street. The gravel parking lot will contain 6 parking spaces for the
residents at the existing building. The project will require two area variances for parking in the side and rear
yards, and
WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance
§176-4 and the State Environmental Quality Review Act (“SEQRA”) §617.4 and is subject to environmental
review, and
WHEREAS: City of Ithaca Planning and Development Board, being that local agency which has primary
responsibility for approving and funding or carrying out the action, did, on December 17, 2024, declare itself
Lead Agency in Environmental Review for the proposed project, and
WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on December 17,
2024, review and accept as adequate: a Short Environmental Assessment Form (SEAF), Part 1 prepared by
the applicant; SEAF Part 2 & 3 prepared by Planning staff; Survey Map 215-217 Prospect Street City of
Ithaca, Tompkins County, New York dated 6/8/2009 and prepared by T.G. Miller, P.C.; and pictures (4)
submitted by Andrew Schreck (owner) on December 5, 2024; and other application materials, and
WHEREAS: interested parties have been given the opportunity to comment on the proposed project, and any
received comments have been considered, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project will
result in no significant impact on the environment and a Negative Declaration for purposes of Article 8 of
the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State
Environmental Quality Review Act.
Moved by: Godden
Seconded by: Correa
In favor: Godden, Correa, Petrina, Sutcliffe, Pfeffer, Rollman
Against: None
Abstain: None
Absent: Khoury
Vacancies: None