HomeMy WebLinkAboutMN-PDB-2024-10-22DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING &
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Planning and Development Board Minutes October 22, 2024
Board Members
Attending:
Emily Petrina, Chair; Bassel Khoury, Andy Rollman, Daniel Correa,
Jennie Sutcliffe, Max Pfeffer
Board Members Absent:
Elisabete Godden
Board Vacancies: None
Staff Attending: Lisa Nicholas, AICP, Director - Department of Planning and
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 6:02 p.m.
1. Agenda Review – None
2. New Planning Board Member – Max Pfeffer
3. Approval of Minutes – None
4. Public Comment
Chair Petrina opened Privilege of the Floor.
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.
5. Board Responses to Public Comment
Board members thanked the public for their comments.
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6. Site Plan Review
A. The Gateway – 445 (formerly 401) E State Street by Jeff Githens, PEAKMADE Real
Estate. Site Plan Review Approval Extension. In accordance with §276-10, Site Plan
Review Ordinance, if the construction of a development has not commenced within two
years of the date of Site Plan Approval, such approval shall expire, unless an extension
has been granted by the Board following a written request by the applicant. The project
received Site Plan Approval on October 25, 2022 and the applicant is requesting an
extension of the approval.
Applicants Attending: Jeff Githens
The applicant verbally presented the project describing the need for an extension of the site
plan review approval.
Board members had no questions for the applicant.
Adopted Declaration of Site Plan Review Extension Approval
On a motion by Correa, seconded by Khoury.
B. City Harbor – 101 Pier Road by Jason Crane, Edger Enterprises of Elmira. Site Plan
Review Approval Extension. In accordance with §276-10, Site Plan Review Ordinance, if
the construction of a development has not commenced within two years of the date of
Site Plan Approval, such approval shall expire, unless an extension has been granted by
the Board following a written request by the applicant. The project received Site Plan
Approval on October 25, 2022 and the applicant is requesting an extension of the
approval.
Applicants Attending: None
Board members and staff discussed the project and the process history.
Adopted Declaration of Site Plan Review Extension Approval
On a motion by Correa, seconded by Khoury.
C. 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
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The applicant presented their request for changes to the approved site plan including changes
that have already been installed. The applicant described financial difficulties that have led the
requested changes. Changes include new materials for multiple sets of exterior stairs,
landscaping and building façade materials.
Correa expressed his opinions regarding the proposed changes, voicing his opposition especially
relating to the material changes to the exterior stairs.
Pfeffer asked the applicant if the proposed wooden stairs are safe in a climate prone to snow
and ice.
The applicant expressed their belief that the stairs are safe.
Pfeffer expressed his desire to see the applicant to provide information demonstrating that the
proposed stairs are safe.
Board members agreed that the applicant should have installed the approved materials
originally.
Rollman expressed his opinion that the material changes seem satisfactory and is supportive of
the proposed changes.
Board members agreed to table the discussion until the next meeting.
D. Expansion of Religious Facility – 102 Willard Way by Jason Demarest for Chabad
Center at Cornell. Approval of Project Changes. The Planning Board granted preliminary
and final approval of this project on March 22, 2022 and granted further approval for
site plan changes on June 27, 2023. The applicant is now proposing changes to the
approved plans including a new façade design and added screening for mechanicals on
the roof. The project is in the R-2a Zoning District and was granted variances for lot
coverage, front-, rear- and side-yards, and parking on March 1, 2022. This was
determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review
Ordinance §176-4 B.(1)(n) 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 February 22, 2022.
Applicants Attending: Jason Demarest
The applicant presented a number of renderings, elevations and site plans describing the
proposed changes. Changes include new architectural elements on the building façade, roofline
changes and an altered landscaping plan. The applicant described to the Board the need for a
variance request from the Board of Zoning Appeals.
Board members agreed that the proposed changes are improvements to the approved project.
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Adopted Declaration of Approval of Site Plan Review Changes
On a motion by Correa, seconded by Sutcliffe.
E. 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 depicting the proposed changes as side by sides
against the approved details. Changes include many site features that have already been
installed. Changes include new materials for the building façade, landscaping paths, site railings
and retaining walls. Other changes include changes to the approved dimensions of the
approved sunken patios and landscaping features.
At the request of the Chair, the applicant presented each change individually for board
members to provide feedback on each item specifically. Board members gave the applicant
specific feedback regarding each proposed change.
Board members agreed that while some of the proposed changes are acceptable, any decision
of approval should be tabled for a future meeting.
F. Waters Edge - 683 Third Street by Waters Edge Ithaca, LLC. CEQR Review: Waterfront
Trail/Open Space and Recreation. 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 buildings 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 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
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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: Ian Hunter, Jeff Evans, Amy Dake, Nick Merrifield
The applicants presented information regarding a traffic impact study that was recently
provided for board members to review. The applicants briefly explained the methodology, and
recommendations of the study.
Board members had questions regarding the methodology of the traffic impact study, the
comments from the department of transportation on the study and the phasing of the project
as presented by the applicant.
Board members, staff and the applicant discussed trip generation of the project as it compares
to similar recent projects.
Board members and staff discussed the environmental review process as it relates to how the
project can move forward.
Rollman reminded the applicant of the repeated request to discuss parking options with the
neighboring property.
G. Duffield Hall Expansion – 116 Hoy Road by Marine Mukashambo, Cornell University.
Potential CEQR Determination. The applicant proposes constructing a 4-story, 46,340
SF building addition to the existing 4-story 97,500 SF Phillips Hall, located on the corner
of Hoy Road and Campus Road. The addition with new research labs and instructional
spaces, serves to connect the existing Duffield and Phillips Halls, which the entire
complex upon completion will be referred to as Duffield Hall. The project will also
include renovation to the existing buildings including accessibility compliance with
changes to existing entrances, and will renovate the existing interiors with structural,
mechanical, electrical, and plumbing systems to comply with building and energy codes.
Site improvements include new sidewalks, a plaza area, landscaped buffers along
Campus and Hoy Roads, lighting, and a new ADA crosswalk on Hoy Road. The project
site is located in the U-1 Zoning District and will require no variances. This has been
determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review
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Ordinance §176-4 B.(1)(b) and the State Environmental Quality Review Act (“SEQRA”)
§617.4 b. (11) and is subject to environmental review.
Applicants Attending: Leslie Schill, Marine Mukashambo, David Martin, Mark Klopfer,
Stephen Pollard, Jennifer Ng
The applicants presented information regarding the final design of the building and site plan
including materials.
Board members discussed architectural features and materials that were chosen for the
exterior of the building.
Board members their support for the design of the building and the site plan and thanked the
applicant.
Adopted Declaration of Preliminary and Final Site Plan Approval
On a motion by Khoury, seconded by Correa.
H. 325 College Ave Redevelopment – 325 College Avenue by Nick Robertson.
Presentation. 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.
Applicants Attending: Nick Robertson, Charlie O’Connor, Anni Pi
The applicants presented the preliminary drawings, renderings and site plans for a new 8 story
building proposed for the corner of College Avenue and Dryden Road. The applicants stated
that the first floor would be retail space and the rest of the building would contain roughly 53
residential units.
Board members expressed general support for the project. Details such as how the project will
interact with the street, more robust landscaping design, and views of the alleyway that would
be created were requested.
7. Reports
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x Director’s Report
8. Old/New Business
x Planning Board Meeting Dates: November 26, December 17, 2024
9. Adjournment:
On a motion by Correa and seconded by Pfeffer, the meeting was adjourned by unanimous
consent at 9:42 p.m.
Planning & Development Board Public Comments – October 22, 2024
Written public comments submitted for the October 22, 2024 Planning and Development Board meeting can
be accessed via this link: https://www.cityofithaca.org/DocumentCenter/Index/1714
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
Extension of Site Plan Approval 445 (formerly 401) E State/MLK Jr St
City of Ithaca Planning & Development Board
October 22, 2024
WHEREAS: the City of Ithaca Planning and Development Board issued final site plan approval for the
construction of an apartment building with internal parking decks by Jeff Githens for McKinley
Development Company, on September 14, 2021 and subsequent project approval resolution dated
October 25, 2022, and
WHEREAS: the approved project was six stories, with a partial 7th story. The building contains 238 internal
parking spaces, and 376 units mixed between studio, one-, two-, and three-bedroom units. The project
proposes other site improvements including a stairway from State St to the creek level of the site, extension
of the trail to the end of the site and into City property, landscaping, lighting, and other site amenities.
Project development will require the demolition of the existing one-story building and installation of
associated infrastructure including water, electric, gas, stormwater and wastewater. The project is in the
CDB-60 Zoning District and required Design Review for compliance with the Downtown Design
Guidelines, and
WHEREAS: §276-10 of the City Code states that if construction of a project has not commenced within
two years of the date of the Site Plan Approval, such approval shall expire, unless an extension has been
granted by the Board following a written request by the applicant, and
WHEREAS: in a letter dated October 1, 2024 to Lisa Nicholas, Director of Planning and Development of
the City of Ithaca from Jeff Githens, President of Development, PeakMade Real Estate, an extension of the
Site Plan Approval was requested, and
WHEREAS: §325-40 of the City Code states that a variance shall be void if the applicant has not obtained
a Building Permit to construct the building or part thereof for which the variance has been granted and
initiated the construction work within two years from the date of the granting of the variance, now,
therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant a two-year
extension of Site Plan Approval until October 22, 2026, subject to all the conditions stated, and all drawings
cited, in the final Site Plan Review Approval resolution, dated September 14, 2021, and subsequent project
changes approval resolution dated October 25, 2022.
Moved by: Correa
Seconded by: Khoury
In Favor: Petrina, Khoury, Correa, Sutcliffe, Pfeffer, Rollman
Against: None
Abstain: None
Absent: Godden
Vacancies: None
ADOPTED RESOLUTION Site Plan Review
Extension of Site Plan Approval 101 Pier Road
City of Ithaca Planning & Development Board
October 22, 2024
WHEREAS: the City of Ithaca Planning and Development Board issued final site plan approval for a
mixed-use development and associated site improvements to be located at 101 Pier Road by T.G. Miller
PC on behalf of the owner, on August 25, 2022 and a subsequent project changes approval resolution
dated October 25, 2022, and
WHEREAS: the approved project was for 10.35-acre project site consisting of 8.33 acres of
privately-owned land and 2.02 acres of adjacent City-owned parkland and road. The applicant proposes to
redevelop the 8.33-acre project site and make improvements to 2.02 acres of adjacent City land. The project
site consists of (3) privately-owned tax parcels. The building program will be a total of 316,280 SF
consisting of (1) 60,000 SF medical office building (MOB), (2) five-story residential structures with a total
of 172,980 GSF and 111 housing units, (1) five-story mixed-use building with 77,800 GFA with 45 housing
units, 4,500 SF of ground floor commercial (expected to be a restaurant), and (1) 5,500 SF Community
Building to support golf, boating, and other recreational activities associated with the adjacent City-owned
Newman Golf Course. Phase 1 includes the rebuilding of Pier Road to include sidewalks, street trees, a fire
engine turnaround, and additional and reorganized parking, all improvements on private property with the
exception of the construction of Point East 2 Building (which will be used as greenspace and parking) and
the temporary relocation of the fueling dock and tank. Phase 2 of the project will include the construction
of the Point East 2 Building, additional parking at the golf course, installation of the new fueling dock and
tank, the 5,500 SF Newman Community Center, removal of the existing clubhouse and relocation of the
ninth green. Site improvements on private property to include a 1,570-foot publicly accessible promenade
along Cascadilla Creek, including construction of a new seawall and replacement of existing docks,
waterfront parks, a paddle park, internal circulation streets, bus stops, surface parking for 425 cars (in
Phases 1 & 2), and landscaping, and
WHEREAS: §276-10 of the City Code states that if construction of a project has not commenced within
two years of the date of the Site Plan Approval, such approval shall expire, unless an extension has been
granted by the Board following a written request by the applicant, and
WHEREAS: in a letter dated October 4, 2024 to City of Ithaca Planning and Development from Jason
Crane, Chief Financial Officer, Edgar Enterprises of Elmira, Inc. an extension of the Site Plan Approval
was requested, and
WHEREAS: §325-40 of the City Code states that a variance shall be void if the applicant has not obtained
a Building Permit to construct the building or part thereof for which the variance has been granted and
initiated the construction work within two years from the date of the granting of the variance, now,
therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant a two-year
extension of Site Plan Approval until October 22, 2026, subject to all the conditions stated, and all drawings
cited, in the final Site Plan Review Approval resolution, dated August 25, 2020, and subsequent project
changes approval resolution dated October 25, 2022.
Moved by: Correa
Seconded by: Khoury
In Favor: Petrina, Khoury, Correa, Sutcliffe, Pfeffer, Rollman
Against: None
Abstain: None
Absent: Godden
Vacancies: None
ADOPTED RESOLUTION Site Plan Review
Site Plan Modifications Approval Expansion of Religious Facility
102 Willard Way/107 Lake St
City of Ithaca Planning & Development Board
October 22, 2024
WHEREAS: The Planning Board granted preliminary and final approval of this project on March 22, 2021 and site
plan modifications approval on June 27, 2023, and
WHEREAS: the applicant now seeks approval for proposed changes to the approved plans including adding a roof
above the front entrance of the addition, extending mechanical screen across the roof on the western side of the
building, adding a door and occupiable space below approved courtyard on west side of the building, extending
mechanical screening on north side of building, adding two railing sections on north side, changing window design
on north side of the building, and adding a walkway and retaining wall for occupiable space on southwestern side of
the building, and
WHEREAS: the Board of Zoning Appeals granted the required area variances on March 1, 2022, and no further
variances are required, and
WHEREAS: this Board has on October 22, 2024, reviewed and accepted as adequate revised drawings titled:
Approved West Elevation, Modified West Elevation, Modified Elevation 12/19/23 Approved 2/22/24, Modified
North Elevation, Approved Landscape Plan, and Modified Landscape Plan all submitted September 23, 2024 and
prepared by Jason K Demarest Architecture; and other application materials, and
WHEREAS: the Planning Board has determined that the project changes are consistent with the February 22, 2022
Negative Declaration of Environmental Significance and that no additional environmental review is required, now
therefore be it
RESOLVED: that the Planning Board does approve the proposed changes to the Chabad Center Expansion, and be
it further
RESOLVED: that this approval incorporates all related unresolved conditions of the March 22, 2022 Preliminary
and Final Approval Resolution, including:
The following conditions must be satisfied before issuance a Building Permit:
i. Plans, drawings and/or visualizations showing all proposed exterior mechanicals and associated equipment
including heat pumps, ventilation, etc., including appropriate screening if necessary
ii. Documentation from Ithaca Fire Department emergency access issues have been satisfied
iii. This site plan approval does not preclude any other permit that is required by City Code, such as sign
permits, tree permits, street permits
iv. Acceptance of the SWPPP by the City Stormwater Management Officer
v. Final approval of the driveway and curb cuts along Lake Street, as well as all sidewalks needing replaced
along Lake Street and Willard Way by the City Engineering Department
The following conditions must be satisfied within six months of site plan approval or the start of construction,
whichever comes first
i. Submission of detailed planting plan including soil replacement specifications for tree planting areas,
planting schedule with at least one large shade tree, and plan to remove invasive plant species
ii. Submission of final plans to salvage materials and/or the entire house at 107 Lake Street
iii. Submission to the Planning Board for review and approval of placement, design, and photometrics of site
lighting fixtures
iv. Submission to the Planning Board for review and approval of all site details including but not limited to
landscaping details, exterior furnishings, walls, railings, bollards, paving, signage, lighting, etc.
The following conditions must be satisfied during the construction period
i. If impacted groundwater and/or soil are encountered during construction, it is required to be handled in
accordance with the applicable NYSDEC regulations and requirements and with the involvement of both
the City of Ithaca and the NYSDEC in the approval and monitoring of the treatment system(s)
ii. Noise producing construction activities will be limited to the hours between 7:30 A.M. and 5:30 P.M.,
Monday through Friday (or Saturday 9:00 A.M. to 5:30 P.M. with advance notification to and approval by
the Director of Planning and Development)
iii. Any traffic control measures on Lake Street will be coordinated with the City Fire Department and
Department of Public Works
iv. Granting of the variance for lot coverage by the Board of Zoning Appeals
The following conditions must be satisfied before issuance of a Certificate of Occupancy:
i. Any changes to the approved site plans must be submitted to Planning staff for review and may require
Board approval
ii. Installation of signage in circular driveway for one-way vehicular movement and for no parking
iii. Installation of bike racks and/or bike storage
iv. Installation of any required or proposed sidewalk to the satisfaction of the City Sidewalk Coordinator
v. Repair, replacement, or reconstruction of any City property damaged or removed during construction
including, but not limited to paving, sidewalk, curbing, trees or tree lawn, signage, drainage structures, etc.
vi. Submission of any required executed easement, licenses or other legal agreements involving City property
Moved by: Correa
Seconded by: Sutcliffe
In favor: Khoury, Sutcliffe, Correa, Pfeffer, Rollman, Petrina
Against: None
Abstain: None
Absent: Godden
Vacancies: None
ADOPTED RESOLUTION Site Plan Approval
Preliminary & Final Approval Duffield Hall Renovation
116 Hoy Rd
October 22, 2024
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site
plan approval for constructing a 4-story, 46,340 SF building addition to the existing Phillips Hall by
Marine Mukashambo, and
WHEREAS: the applicant proposes constructing a 4-story, 46,340 SF building addition to the existing
4-story 97,500 SF Phillips Hall, located on the corner of Hoy Road and Campus Road. The addition
with new research labs and instructional spaces, serves to connect the existing Duffield and Phillips
Halls, which the entire complex upon completion will be referred to as Duffield Hall. The project will
also include renovation to the existing buildings including accessibility compliance with changes to
existing entrances, and will renovate the existing interiors with structural, mechanical, electrical, and
plumbing systems to comply with building and energy codes. Site improvements include new
sidewalks, a plaza area, landscaped buffers along Campus and Hoy Roads, lighting, and a new ADA
crosswalk on Hoy Road. The project site is located in the U-1 Zoning District and 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)(b) and the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (11) and is
subject to environmental review, 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 September 3, 2024
declare itself Lead Agency in Environmental Review for the proposed project, and
WHEREAS: the Planning and Development Board, acting as Lead Agency in Environmental Review,
did on September 26, 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; and Duffield
Hall Expansion Project Additional Materials Submission Packet prepared by Cornell University and
dated August 6, 2024, and
WHEREAS: legal notice was published, and property posted in accordance with Chapters 276-6 (B) (4)
and 176-12 (A) (2) (c) of the City of Ithaca Code, and
WHEREAS: the Planning and Development Board held the required Public Hearing on September 3,
2024, and
WHEREAS: interested parties have been given the opportunity to comment on the proposed project, and
any received comments have been considered, and
WHEREAS: the Planning Board did, on September 26, 2024, determine that the proposed project will
result in no significant adverse impacts on the environment and issued a Negative Declaration of
Environmental Significance, and
WHEREAS: this Board did on October 22, 2024 review and accept as adequate the following new and
revised drawings: Duffield Hall Expansion Project Additional Materials Submission Packet dated
October 4, 2024 and Duffield Hall Expansion Project City of Ithaca Planning Board Preliminary/Final
Site Plan Packet dated October 22, 2024 both prepared by Cornell University, now, therefore, be it
RESOLVED: that the Planning and Development Board does hereby grant Preliminary & Final Site Plan
Approval subject to the following conditions:
The following conditions must be satisfied before issuance a Building Permit:
i. Submission to Planning staff of detailed planting plan and planting schedule
ii. This site plan approval does not preclude any other permit that is required by City Code, such as
sign permits, tree permits, street permits
iii. Acceptance of the SWPPP by the City Stormwater Management Officer
The following conditions must be satisfied within six months of site plan approval or the start of
construction, whichever comes first
iv. Submission to the Planning Board for review and approval of placement, design, and
photometrics of site lighting fixtures
v. Submission to Planning staff and any issues bring to Planning Board for review and approval of
all site details including but not limited to landscaping details, exterior furnishings, walls,
railings, bollards, paving, signage, lighting, etc.
The following construction must be satisfied during the construction period
vi. If impacted groundwater and/or soil are encountered during construction, it is required to be
handled in accordance with the applicable NYSDEC regulations and requirements and with the
involvement of both the City of Ithaca and the NYSDEC in the approval and monitoring of the
treatment system(s)
vii. Noise producing construction activities will be limited to the hours between 7:30 A.M. and 5:30
P.M., Monday through Friday (or Saturday 9:00 A.M. to 5:30 P.M. with advance notification to
and approval by the Director of Planning and Development)
The following conditions must be satisfied before issuance of a Certificate of Occupancy:
viii. Installation of bike racks and/or bike storage
ix. Any changes to the approved project must be submitted to Planning Staff for review and may
require Board approval
x. Installation of any required or proposed sidewalk to the satisfaction of the City Sidewalk
Coordinator
xi. Repair, replacement or reconstruction of any City property damaged or removed during
construction including, but not limited to paving, sidewalk, curbing, trees or tree lawn, signage,
drainage structures, etc.
Moved by: Khoury
Seconded by: Correa
In favor: Petrina, Khoury, Sutcliffe, Correa, Rollman, Pfeffer
Against: None
Abstain: None
Absent: Godden
Vacancies: None