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HomeMy WebLinkAboutMN-PDB-2025-08-05DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 1 Planning and Development Board Minutes August 05, 2025 Attending: Emily Petrina, Chair; Max Pfeffer, Elisabete Godden, Jennie Sutcliffe Board Members Absent: Board Vacancies: Staff Attending: 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 6:03 p.m. 1.Agenda Review – None 2.Approval of Minutes – May 27, 2025 and June 24, 2025 3.Public Comment Chair Petrina opened Privilege of the Floor. There being no 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.Subdivision Review A.Waters Edge – 683 Third Street by Whitham planning and Design. Minor Subdivision Update and Potential CEQR Determination. The applicant is requesting a subdivision of the 8.16 acre site, resulting in 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 along Cayuga Inlet and frontage along a shared assessment easement; Parcel B, the northern parcel measuring approximately 4.46 acres DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 2 (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, Jacob von Mechow, Crytal Ross The applicants presented a new plan for the parcel located at 683 Third Street to be subdivided into two separate parcels. Board members asked questions regarding access, buffers and circulation. Questions were also raised about the use the of the separate parcels. 6. Site Plan Review A. Waters Edge – 683 Third Street by Whitham planning and Design. Presentation and Potential CEQR Determination. The applicant is requesting a subdivision of the 8.16 acre site, resulting in 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 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, Jacob von Mechow, Crytal Ross The applicants presented elevations of the building including materials and site lighting. Board members voiced their approval of the materiality and lighting proposed for the building. Concerns were raised about the use of the proposed northern parcel. Board members agreed that while the issues still need to be resolved, they can be addressed during site plan and subdivision and won’t prevent the project from receiving a SEQR declaration. Adopted Negative Declaration of Environmental Significance Motion by Godden, second by Sutcliffe. DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 3 B. 201 Oak Avenue Apartments – 201 Oak Avenue by Modern Living Rentals. Potential Preliminary Site Plan Approval The applicant proposes demolishing the 6000 SF existing three-story house and constructing a new 43,725 SF multifamily building containing 46 units over five floors with 91 total bedrooms. The new building will have 4 floors above grade plane, a habitable basement and porches or stoops on both street-facing facades. Project site improvements include dark-sky compliant building- mounted lighting, new landscaping, and green space in the northeastern portion of the parcel. The project is in the CR-4 Zoning District and requires no variances. The project is also subject to Collegetown Design Guidelines. This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(h) [2], and (k), and the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (11) and is subject to environmental review. Applicants Attending: Charlie O’Connor, Michael Barnoski, Craig Modisher The applicants presented project updates including revisions to the proposed sidewalks, landscaping and construction plans. The applicants also represented the design review for the building including elevations and materials. Board members were supportive of the proposed changes and gave the applicant feedback regarding their preferred sidewalk layout. Adopted Declaration of Preliminary Site Plan Approval Motion by Godden, second by Sutcliffe. C. 215 College Avenue Redevelopment – 215 College Avenue by Nick Robertson. Presentation and CEQR Review – Design Review/Community Character/Historic. 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, Jack Boarman DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 4 The applicants presented a series of renderings and elevations of the project detailing three options regarding the proposed sunken patio along Linden Avenue. Also presented were updated elevations and site plans. Board members gave the applicant feedback regarding the proposed options. Board members agreed that “Option 3” was preferable. D. INHS West State Street Apartments – 205-217 W. State Street by Stephen Woods, Fisher Associates. Potential CEQR Determination. The applicants propose demolishing the existing one-story office building and constructing a 5-story building, approximately 65,500 SF, containing affordable senior housing and a daycare. The proposed building provides services for the senior housing on the eastern side and common spaces for the daycare on the western side of the ground level, while the four stories above will be approximately 56 one-bedroom senior housing units. The existing site, approximately .435 acres, is a relatively flat city block with asphalt parking lots on both the western and eastern sides, a professional building on the western portion and street trees and sidewalks along S. Geneva, W. State and S. Albany Streets. The applicants propose a one-way parking lot for 12 cars along the southern edge of the site, a 445 SF covered playground, site lighting and container planting along the northern side of the proposed building. The applicants will consolidate the parcels at 205 & 209-217 West State for the project. The project is in the CBD-60 Zoning District and as proposed requires no variances. This is 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 b. (11) and is subject to environmental review. Applicants Attending: Steve Woods, Bear Smith, Victoria Neenan The applicants presented project changes including updated site plans, elevations and building design choices. A landscaping plan was presented, highlighting amenities. Board members discussed with the applicant the color of the building and comments from the Ithaca Landmarks Preservation Commission which address the design of the building. Board members ultimately agreed that the applicant’s proposal was acceptable. Adopted Negative Declaration of Environmental Significance Motion by Godden, second by Sutcliffe. E. Grinspoon Hillel at Cornell – 722 University Avenue by Ari Weiss. CEQR Review- Design Review/Community Character/Visualizations. 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, DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 5 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 elevations, renderings, materials and visualizations for the board’s review. Board members expressed their firm support for the proposal 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 8:54 p.m. ADOPTED RESOLUTION City of Ithaca Planning & Development Board Preliminary Approval MLR 201 Oak Avenue 201 Oak Avenue August 5, 2025 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site plan approval for constructing a new 12,800 SF building by Charlie O’Connor, and WHEREAS: the applicant proposes demolishing the 6000 SF existing three-story house and constructing a new 43,725 SF multifamily building containing 46 units over five floors with 91 total bedrooms. The new building will have 4 floors above grade plane, a habitable basement and porches or stoops on both street-facing facades. Project site improvements include dark-sky compliant building-mounted lighting, new landscaping, and green space in the northeastern portion of the parcel. The project is in the CR-4 Zoning District and requires no variances. The project is also subject to Collegetown Design Guidelines, and WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B(1)(h)[2], and (k), 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 January 28, 2025 declare itself Lead Agency in Environmental Review for the project, and WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on February 25, 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 Developments Plans for Modern Living Rentals 201 Oak Avenue drawings dated 07/30/25 prepared by Marathon Engineering; Renderings (4) of 201 Oak Ave prepared by Trade Design Build and submitted 07/30/25; 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, 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 did, on August 5, 2025 determined, 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, now, therefore, be it RESOLVED: the Planning Board does herby grant Preliminary Site Plan Approval to the project. Such approval applies to the major elements of the site layout including building placement and footprints, location and design of major routes of site circulation pertaining to emergency access, personal, commercial and service vehicles, and pedestrians and bikes, grading and demolition, and placement of major hardscape features such as walls, patios, stairways, etc. Preliminary approval does not apply to the placement and arrangement of building façade features, building and hardscape materials and colors, planting plans, lighting, signage, site furnishings and other site details, and be it further RESOLVED: that the Planning and Development Board does hereby grant Preliminary Site Plan Approval subject to the following conditions: The following conditions must be satisfied before Final Approval: i. Documentation from Ithaca Fire Department emergency access issues have been satisfied 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 iv. Final approval of streetscape, curb ramps, curb cut and sidewalks along Oak Avenue and Summit Street by the City Engineering and Fire Departments v. 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. vi. Plans, drawings and/or visualizations showing all proposed exterior mechanicals and associated equipment including heat pumps, ventilation, etc., including appropriate screening if necessary vii. Any changes to the approved project must be submitted to Planning Staff for review and may require Board approval viii. 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) ix. This site plan approval does not preclude any other permit that is required by City Code, such as sign permits, tree permits, street permits x. Submission of executed easement or other legal agreements, including maintenance of public walkway xi. Submission of detailed planting plan including soil replacement specifications for tree planting areas xii. Submission to the Planning Board for review and approval of placement, design, and photometrics of site lighting fixtures xiii. Submission to planning staff documentation from licensed engineers 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. xiv. Installation of bike racks and bike storage xv. Installation of any required or proposed sidewalk to the satisfaction of the City Sidewalk Coordinator xvi. 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: Godden Seconded by: Sutcliffe In favor: Sutcliffe, Godden, Pfeffer, Petrina Against: None Abstain: None Absent: Rollman Vacancies: Two ADOPTED RESOLUTION City of Ithaca Planning & Development Board S/CEQR Negative Declaration INHS West State Street Apartments 205-217 West State Street August 5, 2025 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site plan approval for constructing a new 5-story multi-use building by Steven Wood Jr., Fisher Associates for INHS, and WHEREAS: the applicants propose demolishing the existing one-story office building and constructing a 5- story building, approximately 65,500 SF, containing affordable senior housing and a daycare. The proposed building provides services for the senior housing on the eastern side and common spaces for the daycare on the western side of the ground level, while the four stories above will be approximately 56 one-bedroom senior housing units. The existing site, approximately .435 acres, is a relatively flat city block with asphalt parking lots on both the western and eastern sides, a professional building on the western portion and street trees and sidewalks along S. Geneva, W. State and S. Albany Streets. The applicants propose a one-way parking lot for 12 cars along the southern edge of the site, a 445 SF covered playground, site lighting and container planting along the northern side of the proposed building. The applicants will consolidate the parcels at 205 & 209-217 West State for the project. The project is in the CBD-60 Zoning District and as proposed requires no variances, and WHEREAS: this is 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 b. (11) and is subject to environmental review, and WHEREAS: the NYS Department of Environmental Conservation, Tompkins County Industrial Development Agency, Ithaca Area Economic Development Agency, Tompkins County Department of Planning and Sustainability, Ithaca Urban Renewal Agency, and the Tompkins County Department of Health, 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 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 on August 5, 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; Project Progress Report (28) dated 07/30/2025 and prepared by Fisher Associates 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 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: Sutcliffe In favor: Sutcliffe, Godden, Pfeffer, Petrina Against: None Abstain: None Absent: Rollman Vacancies: Two