HomeMy WebLinkAboutMN-PDB-2025-09-23DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING &
DEVELOPMENT BOARD
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Planning and Development Board Minutes September 23, 2025
Attending:
Emily Petrina, Chair; Max Pfeffer, Elisabete Godden, Jennie
Sutcliffe
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 6:06 p.m.
1.Agenda Review – None
2.Approval of Minutes – None
3.Public Comment
Chair Petrina opened Privilege of the Floor.
Sheryl Swink spoke regarding the development proposed for 683 Third Street (Waters Edge)
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.683 Third Street – Waters Edge by Waters Edge Ithaca, LLC. Presentation and
Updates. The applicant is requesting a subdivision of the 8.16 acre site, resulting in
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two parcels: Parcel A, the southern parcel measuring approximately 3.7 acres
(161,172 SF), to contain a proposed five-story residential building, a proposed four-
story residential building and surface parking with the rear yard along Cayuga Inlet
and frontage along a shared assessment easement; Parcel B, the northern parcel
measuring approximately 4.46 acres (194,278 SF), containing an old NYDOT salt barn
and associated paving with the rear yard along Cayuga Inlet and frontage along a
shared assessment easement. The Minor Subdivision is part of a larger development
project that was determined to be a Type 1 Action City of Ithaca Environmental
Quality Review Ordinance §176-4 B.(1)(d), (h)[2], (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, Crystal Ross, Eric Colbert
The applicants presented a new site plan for the project describing changes to the Southwest
building, retail/commercial space, shifted building west out of flood plain, increased buffer
between facade of southeast building and trail, and ventilation screens. The application
additionally presented conceptual plans for the second phase of the proposed project.
Board members commented on use of retail space and the potential for details along the
perimeter of the fence including plantings or murals.
B. 215 College Avenue Redevelopment – 215 College Avenue by Nick Robertson.
Preliminary and Final Site Plan Approval. The applicant proposes to demolish an
existing 2-story house located at 215 College Ave, and construct a single 7-story,
residential building, approximately 64,236 GSF. The applicant proposes 91 residential
units with a unit mix ranging from studio to 3-bedroom apartments for a total of 158
beds, 3,168 SF of amenity space, and a 1,797 SF rooftop terrace. The project includes
a public plaza along College Avenue and landscaping. The project has a through lot,
has frontage on both College Avenue and Linden Avenue and experiences a significant
grade change, sloping west, towards College Avenue. The project is located within
both the MU-1 and CR-4 zoning districts and will require area variances. The project
is also subject to Collegetown Design Guidelines. 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”)
§617.4b(11) and is subject to environmental review.
Applicants Attending: Nick Robertson, Charlie O’Connor, Anni Pi, Noah Demarest
The applicants presented design updates to the amenity space on the roof featuring a gaming
area, a bar/grill, a lounge area, lighting, rooftop railings, and outdoor restroom amenities.
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Board members raised questions regarding code calculation and occupancy. The board also
had concerns over the rail lighting and roof top noise nuisance. Board suggested contingencies
for signage, as well as, limiting occupancy, noise, and access after a specified time.
Adopted Declaration of Preliminary and Final Site Plan Approval
Motion by Godden, second by Sutcliffe.
C. Grinspoon Hillel at Cornell – 722 University Avenue by Ari Weiss. Potential
Negative Declaration of Environmental Significance. The applicant proposes to
construct a 3-story, approx. 23,190 SF building with a 5,665 SF footprint on an
existing vacant .47-acre (~20,274 SF) parcel. The 3-story center has four floors with
one floor below grade comprised of spaces for educational, cultural, Jewish, and
inter-faith religious programs, worship or instruction, student lounge areas,
pastoral/wellness spaces, a space for religious use, classrooms, staff offices, a café,
and a community kitchen for food programs. Site improvements include an entrance
plaza, outdoor space for the café and lounge, and seasonal plantings. The project is
in the U-1 Zoning District and will not require any variances. This is a Type 1 Action
under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §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: Steve Woods, Bear Smith, Michele Palmer, Lisa Ferrer, Frank
Santelli, Mitchell Westfield
The applicants presented project updates detailing the lighting options for the exterior site
lighting.
Board members voiced their approval of the designs.
Adopted Negative Declaration of Environmental Significance
Motion from Godden, seconded by Pfeffer.
6. Sign Review
A. 445 E State Street Apartments (formerly 401) – 445 E State Street by Kim
Wakefield. Potential Sign Package Approval. The Planning Board granted final
approval for project changes and site plan review on August 24, 2021 as well as final
approval for an additional 7th floor to the western wing of the apartment building,
which increased the unit count from 331 units to 376 units. The applicants are now
seeking approval for their sign package. The overall project was determined to be a
Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance
§176-4 B.(1)(b), (h)[2] and [4], (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 Declaration of Environmental Significance on May 25, 2021.
Applicants Attending: Brian Bouchard
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The applicants presented sign package updates to address previous board comments regarding
illumination and lighting, as well as, size of the signs.
Board members reenforced concerns over illumination of the signs as well as placement on
building and appearance from the street. Board members did not approve of lighting of the
signs and note that it should reinforce the architectural aesthetic of the building in the
neighborhood.
B. 105 Dryden Road – Collegetown Dispensary by Karli Miller-Hornick. Potential Sign
Package Approval. As part of the site plan review process, the applicant is coming to
the board to submit signs for review.
Applicants Attending: Nate Cook, Karli Miller-Hornick
The applicants presented sign proposal for two signs of both to be located on either side of the
building.
Board members provided comments and suggestions to the signs designs, specifically reducing
to a single sign, reducing size, and changing color and aesthetics to be more compatible with
surrounding architectural character of both the building and the neighborhood.
7. Reports
• Director’s Report
8. Old/New Business
• None to report
9. Adjournment:
On a motion by Sutcliffe and seconded by Godden, the meeting was adjourned by unanimous
consent at 10:10 p.m.
APPROVED RESOLUTION City of Ithaca Planning & Development Board
Preliminary & Final Approval Site Plan Approval
215 College Avenue Redevelopment
215 College Ave
September 23, 2025
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site
plan approval for constructing a new 7-story apartment building by Nick Roberston, and
WHEREAS: the applicant proposes to demolish an existing 2-story house located at 215 College Ave,
and construct a single 7-story, residential building, approximately 64,236 GSF. The applicant proposes
86 residential units with a unit mix ranging from studio to 3-bedroom apartments for a total of 151 beds,
4,175 SF of amenity space, and a 1,812 SF rooftop terrace. The project includes a public plaza along
College Avenue and landscaping. The project as a through lot, has frontage on both College Avenue
and Linden Avenue and experiences a significant grade change, sloping west, towards College Avenue.
The project is located within both the MU-1 and CR-4 zoning districts and will require area variances.
The project is also subject to Collegetown Design Guidelines, and
WHEREAS: this 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”) §617.4b(11) and
is subject to environmental review, and
WHEREAS: the NYS Department of Environmental Conservation, and the Tompkins County
Department of Health have been identified as potentially Involved Agencies in 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 April 22, 2025
declare itself Lead Agency in Environmental Review for the project, and
WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did August 26,
2025, 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; 215 College Avenue – Ithaca, NY Site
Plan Review Meeting Presentation (25) prepared by BKV Group and dated August 26, 2025; Site
Logistics Plan Submitted by Noah Demarest on August 19, 2025; Site Development Plans for 215
College Avenue (10) prepared by Marathon Engineering and dated August 19, 2025; and Planting Plan
L103 prepared by STREAM Collaborative and BKV Group dated 07/25/25; and
WHEREAS: interested parties have been given the opportunity to comment on the proposed project, and
any received comments have been considered, 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 beginning on May
27, 2025, and
WHEREAS: the Planning Board conducted Design Review for the Project on August 5, 2025 and found
the project to be largely compliant with the Collegetown Design Guidelines, and
WHEREAS: the Planning Board did, on August 26, 2025, determine, as elaborated in the FEAF Part 3,
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 September 23, 2025 review and accept as adequate the following new
and revised drawings: Site Plan Review Meeting Packet (28) dated 09/23/2025 and prepared by BKV
Group; and Enlarged Electrical Plans – Public Areas E154 dated 09/05/2025 and prepared by BKV
Group, and
WHEREAS: the Zoning Administrator reviewed the site plan changes and determined the changes are in
compliance with the requirements for the CR-4 and MU-1 zones, and
WHEREAS: the Planning Board, has determined that the proposed changes are consistent with the
Negative Declaration of Environmental Significance issued by this Board as Lead agency on December
20, 2022 and that further environmental review is not required, now, therefore, be it
RESOLVED: that the Planning and Development Board does hereby grant Preliminary & Final Site Plan
Approval subject to the following:
The following conditions must be satisfied before issuance of a Building Permit:
i. This site plan approval does not preclude any other permit that is required by City Code, such as
sign permits, tree permits, street permits
ii. Acceptance of the SWPPP by the City Stormwater Management Officer
iii. Documentation from Ithaca Fire Department emergency access issues have been satisfied
iv. Submission to planning staff documentation from licensed engineer as to whether a vibration
monitoring plan is a necessity and submission of a complete vibration monitoring plan if it is
determined to be necessary.
The following conditions must be satisfied within six months of approval or the start of construction,
whichever comes first:
i. Submission to the Planning Board for review and approval of all site details including but not limited
to exterior furnishings, walls, railings, bollards, paving, signage, interpretive signage, lighting
showing dark sky compliance), etc.
ii. Any changes to the approved project must be submitted to Planning Staff for review and may
require Board approval
iii. Submission of detailed planting plan including soil replacement specifications for tree planting
areas
iv. Plans, drawings and/or visualizations showing all proposed exterior mechanicals and associated
equipment including heat pumps, ventilation, etc., including the options for screening
v. Submission to the City Engineering and Fire Departments for final approval of the construction
staging plan.
The following conditions must be satisfied during the construction period:
i. 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)
ii. 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)
The following conditions must be satisfied before issuance of a Certificate of Occupancy:
i. Submission to the Planning Board for review and approval of placement, design, and updated
photometrics of site lighting fixtures
ii. Installation of bike racks and/or bike storage
iii. Installation of any required or proposed sidewalk to the satisfaction of the City Sidewalk
Coordinator
iv. 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.
v. Submission to Planning Staff a plan for managing roof amenity noise via limiting occupancy,
music or access and/or through signage
Moved by: Godden
Seconded by: Sutcliffe
In favor: Sutcliffe, Pfeffer, Godden, Petrina
Against: None
Abstain: None
Absent: Rollman
Vacancies: Two
ADOPTED RESOLUTION City of Ithaca Planning & Development Board
S/CEQR Negative Declaration Cornell Hillel
722 University Avenue
September 23, 2025
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site plan
approval for construction of a 3-story building by Ari Weiss for Hillel Center for Jewish Community at Cornell,
and
WHEREAS: the applicant proposes to construct a 3-story, approx. 24,000 SF building with a 6,400 SF footprint
on an existing vacant .48-acre (~20,909 SF) parcel. The 3-story center has four floors with one floor below
grade comprised of spaces for educational, cultural, Jewish, and inter-faith religious programs, worship or
instruction, student lounge areas, pastoral/wellness spaces, a space for religious use, classrooms, staff offices, a
café, and a community kitchen for food programs. Site improvements include an entrance plaza, outdoor space
for the café and lounge, and seasonal plantings. The project is in the R-U Zoning District and will require
multiple variances, and
WHEREAS: this has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality
Review Ordinance (“CEQRO”) §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 NYS Department of Environmental Conservation, and the Tompkins County Department of
Health, both 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 April 23, 2024 declare itself Lead
Agency in Environmental Review for the project, and
WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did September 23, 2025,
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; Site Lighting Plan; Site Lighting & Fixtures; Site
Photometric Plan; and Site Lighting Render – Option 2 prepared by Steven K. and Winifred A. Grinspoon Hillel
Center for Jewish Community at Cornell, Hayes Strategy, Good Clancy, Whitham Planning Design Landscape
Architecture, PLLC and T.G Miller, P.C. and dated 09/23/25; Demolition Plan L-000; Site Plan L-100; Layout
& Materials Plan L-200; Grading Plan L-300; Planting Plan and Planting Schedule L-400; Site Details L-500;
Site Details L-501; Site Details L-502; Site Planting Details L-503; General Civil Legend, Notes C001; Existing
Site Conditions Plan C101; Site Utility Demolition Plan C1-02; Site Utility Plan C201; Site Drainage Plan
C202; Erosion and Sediment Control Plan C203; Details C302; Details C302; Details C303; and Work Zone
Traffic Controls C401 all prepared by Steven K. and Winifred A. Grinspoon Hillel Center for Jewish
Community at Cornell, Hayes Strategy, Good Clancy, Whitham Planning Design Landscape Architecture,
PLLC and T.G Miller, P.C. and dated 08/29/25; 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: Godden
Seconded by: Pfeffer
In favor: Petrina, Godden, Sutcliffe, Pfeffer
Against: None
Abstain: None
Absent: Rollman
Vacancies: Two