HomeMy WebLinkAboutMN-PDB-2025-06-24DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING &
DEVELOPMENT BOARD
1
Planning and Development Board Minutes June 24, 2025
Attending:
Emily Petrina, Chair; Andy Rollman, 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
Jessie Sutton, Office Assistant - 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
A.Change to the agenda of Special Permit review of Dewitt House going first in order
of business followed by the Special Permit review of the Yoga Studio & School.
B.Notice of added actions on amended agenda.
2.Approval of Minutes – None
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.Special Permit Review
DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING &
DEVELOPMENT BOARD
2
A. Dewitt Park House – 308 N Cayuga Street by Crystal Wright. Public Hearing, Lead
Agency, CEQR Determination, Special Permit Approval. The applicant is proposing
to use the building as a Bed & Breakfast Inn. The project is in the B-1a Zoning
District, in which Bed & Breakfast Inns are allowed by special permit. This is a Type 1
Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”)
§176.7 B. (1) (h) [4] and the State Environmental Quality Review Act (“SEQRA”)
§617.4 (11) as it is located in the Local East Hill Historic District and is subject to
environmental review.
Applicants Attending: Crystal Wright
The applicant spoke of the historic significance and restoration of 308 N Cayuga. The applicant
spoke about the plans for the usage of the DeWitt Park House.
Board members asked for confirmation of the owner occupancy status.
Public Hearing
Member Godden opened the public hearing on a motion by Rollman, seconded by Godden, and
the board voted unanimously.
There being no further members of the public wishing to speak, chair Petrina closed the public
hearing on a motion by Rollman, seconded by Godden, and the board voted unanimously.
Adopted Declaration of Lead Agency
On a motion by Rollman, seconded by Godden.
Adopted Negative Declaration of Environmental Significance
On a motion by Rollman, seconded by Sutcliffe.
Adopted Declaration of Special Permit Approval
On a motion by Rollman, seconded by Sutcliffe.
B. Yoga Studio & School – 123-129 W Falls Street by Jeannie O’Neil. Public Hearing, Lead
Agency, CEQR Determination, Special Permit Approval. The applicant is proposing to
use the main building as a retail space, yoga school and recording studio and the
southern building as a yoga studio. The project is in the R-2B Zoning District, in which
neighborhood commercials are allowed by special permit. 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: Jeannie O’Neil, Executive Director of Yoga Farm Ithaca,
Jessica English
DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING &
DEVELOPMENT BOARD
3
The applicants discussed reasons for seeking a variance for a 2BD residential, as well as plans
for building occupancy and impact on neighborhood ambiance. Proposed plans for a mural on
the street side facing of building, and anticipation of no impact on parking needs of surrounding
area.
Board members asked about specific usages of certain rooms for the proposed project as well
as design plans for a mural.
Public Hearing
Chair Petrina opened the public hearing on a motion by Godden, seconded by Rollman, and the
board voted unanimously.
There being no further members of the public wishing to speak, chair Petrina closed the public
hearing on a motion by Pfeffer, seconded by Sutcliffe, and the board voted unanimously.
Adopted Declaration of Lead Agency
On a motion by Rollman, seconded by Godden.
Adopted Negative Declaration of Environmental Significance
On a motion by Rollman, seconded by Sutcliffe.
Adopted Declaration of Special Permit Approval
On a motion by Rollman, seconded by Sutcliffe.
6. Subdivision Review
A. Waters Edge – 683 Third Street by Waters Edge LLC. Update. The applicant is
requesting a subdivision of the 8.16 acre site, resulting in a private road and four
parcels: Parcel A, the southwest parcel measuring 2.48 acres (108, 029 SF), to contain
a proposed five-story residential building and parking with the rear yard along Cayuga
Inlet and frontage along the private road; Parcel B, the southeast parcel measuring
.70 acres (30, 492 SF), to contain a proposed four-story residential building and
parking with the rear yard along Cayuga Inlet and frontage along the private road;
Parcel C, the northwest parcel measuring 3.60 acres (156,816 SF), containing an old
NYDOT salt barn with the rear yard along Cayuga Inlet and frontage along the private
road; and Parcel D, the northeast parcel measuring 1.02 acres (44,431 SF), with the
rear and front yards along the private road. The 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, Jacob Von-Mechow, Scott Whitham,
Josh Schmidt
DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING &
DEVELOPMENT BOARD
4
7. Site Plan Review
A. Waters Edge – 683 Thirds Street by Waters Edge LLC. Presentation CEQR Review -
Design Review/Community Character/Visualization Viewpoints. The applicant
proposes to demolish three existing Department of Transportation maintenance
buildings on the 8+ acre site to develop the southern portion of the site into a mixed-
use development that will include 200 residential units and approximately 1,000 SF of
micro-retail commercial space between two buildings. The southwest five-story
building will include 160 market-rate residential units on the upper four stories with
a mix of parking, residential amenity services, and micro-retail facing the Waterfront
Trail. The four-story building located to the southeast will contain 40 mixed-income
residential units with its southern side fronting the Waterfront Trail with amenity and
service space. Site improvements and amenity spaces include seating areas,
landscaping, lighting, and several new terraced stairways and ramps along the
Waterfront Trail to connect the development to the trail. 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], (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, Jacob Von-Mechow, Eric Colbert, Scott
Whitham, Josh Schmidt
The applicants described verbally the new materials that were submitted. The applicants
discussed the design elements, profile, and proportions of the building. adjustment to materials
used due to traffic conditions of site, and elevation change. Applicants also discussed how their
project meets the criteria for the City of Ithaca Waterfront Design Guidelines.
Board members gave feedback to the applicant during the design review application as well as
expresses concern over the first-floor parking to retail usage ratio. The board suggested
educational materials on the trial about the building. The board also asked if other types of
socio-economic types of housing that could be considered for this project. Additional
information on pedestrian circulation was requested. Questions about mixed use commercial
entertainment and residential commercial diversity.
The applicants presented sample materials to the commission for review. Board members
raised questions about accessibility for individuals with mobility impairments, garage and
parking specifications, and micro retail seating arrangements. The board also discussed
mechanical equipment screening on the roof, suggested educational signage about the wood
aging process, and requested updates on the undeveloped parcel and a formal presentation.
B. 201 Oak Avenue Apartments – 201 Oak Avenue by Modern Living Rentals.
Presentation and CEQR Review- Transportation/Construction/Noise, Odor & Light.
The applicant proposes demolishing the 6000 SF existing three-story house and
DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING &
DEVELOPMENT BOARD
5
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 updates on pedestrian pathways and access ways, discussed
relocating the transformer eastward with an added retaining wall, and confirmed no
changes to building materials. Board members commented on sidewalk design and
lighting, requested construction logistics and staging plans, and encouraged concrete
instead of asphalt for pull-off areas. The board also suggested landscape modifications
including two trees instead of bushes and raised safety concerns about the current
pedestrian and vehicle traffic design solution.
Requesting construction logistic staging plan and change of materiality for sidewalk and
street infrastructure.
C. 215 College Avenue Redevelopment – 215 College Avenue by Nick Robertson. CEQR
Review- Transportation/Construction/Noise, Odor & Light. 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
The applicants presented updates to the design plans for board review. Board members
expressed concerns about the awkwardness of the linden-facing side of the building and asked
for renderings showing grade transitions and retaining wall alternatives. The board also
DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING &
DEVELOPMENT BOARD
6
suggested relocating bike parking from public land to create more green space and requested
detailed information on garbage disposal areas and public screening methods.
There was no public hearing.
D. INHS West State Street Apartments – 205-217 W. State Street by Stephen Woods,
Fisher Associates. Presentation and CEQR Review – Historic/Community
Character/Community Plans/Transportation. 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
The applicants presented updates to designs and discussed changes to site considerations such
as ground floor access in relation to the driveways as well as landscaping and tree placement.
Additionally, adjustments to elevation and variation in external materials were discussed to
better match the aesthetics of the surrounding buildings.
Board members commented on the suitability of the childcare area and specifications of the
murals, while also inquiring about building materials and mural details. The board requested
further discussion on these topics and commented on proposed color changes. Additional
details were sought regarding the overall design elements and their implementation.
E. Grinspoon Hillel at Cornell – 722 University Avenue by Ari Weiss. Public Hearing
CEQR Review – Water/Land/Historic. 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
DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING &
DEVELOPMENT BOARD
7
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 an environmental site assessment, updated civil narrative and draft
plans, and a revised geological report along with findings on trees and design progress. They
noted that existing trees cannot be saved and will need removal and replacement, while asking
the board which view should be developed for rendering purposes.
Board members requested different elevation views for better project visualization.
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 Godden, seconded by Rollman, and the
board voted unanimously.
8. Sign Review
A. Cayuga Park (Formerly Carpenter Circle Project) – Carpenter Park Road by
Whitham Planning and Design. Sign Package Update. The Planning Board granted
final approval of Phase 1 of this project on September 22, 2020; granted approval for
minor changes to the residential building in Phase 1 and final approval for the two
mixed-use buildings and associated site improvements on October 26, 2021; and
granted approval for signage design updates on November 23, 2021. The applicants
are now seeking final 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)(d), (i), (k), and (B)(6) and (8)(a) 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 May 26, 2020.
Applicants Attending: Jacob Von-Mechow, Paul Colucci, Paul Dudley
The applicants presented updated plans for building and property signage.
Board members expressed opinions on signage changes and raised concerns about illumination
aspects, suggesting specific signs while discouraging others and requesting detailed information
DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING &
DEVELOPMENT BOARD
8
on sign lighting. Following internal discussion, the board decided on removal of lighting from
signage, which was accepted.
Adopted Declaration of Sign Package Approval
On a motion by Rollman, seconded by Sutcliffe.
B. Ithaca Moose Lodge – 367-369 Elmira Road by Samuel Kopf. Sign Package
Approval. The Planning Board granted final approval of Phase 1 of this project on
September 22, 2020; granted approval for minor changes to the residential building
in Phase 1 and final approval for the two mixed-use buildings and associated site
improvements on October 26, 2021; and granted approval for signage design
updates on November 23, 2021. The applicants are now seeking final 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)(d), (i), (k),
and (B)(6) and (8)(a) 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 May 26, 2020.
Applicants Attending: Sam Kopf
The applicant presented information on and answered questions about sign submitted for
review.
Adopted Declaration of Sign Package Approval
On a motion by Godden, seconded by Sutcliffe.
9. Reports
• Director’s Report
10. Old/New Business
• None to report
11. Adjournment:
On a motion by Sutcliffe and seconded by Godden, the meeting was adjourned by unanimous
consent at 10:10 p.m.
ADOPTED RESOLUTION Special Permit
Declaration of Lead Agency Bed and Breakfast Inn
308 N Cayuga St
City of Ithaca Planning and Development Board
June 24, 2025
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 a
Special Permit for a bed and breakfast inn in a B-1a Zoning District at 308 N Cayuga St by Crystal
Wright, owner, and
WHEREAS: in accordance with City Code, a bed and breakfast inn is defined as follows: An owner-
managed, single dwelling unit that provides 5-10 guest rooms, limited to two persons or one family per
guest room, used for lodging on an overnight basis, and
WHEREAS: the applicant is proposing to use the property as a bed and breakfast inn in the B-1a Zoning
District in which the use is allowed by Special Permit and also in the Local and National DeWitt Park
Historic District, and
WHEREAS: This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance
(“CEQRO”) §176.7 B. (1) (h) [4] and the State Environmental Quality Review Act (“SEQRA”) §617.4
(11) as it is located in the Local and National DeWitt Park Historic District, both of which require
environmental review, and now, therefore be it,
RESOLVED: that the City of Ithaca Planning and Development Board, being that local agency which has
primary responsibility for approving and funding or carrying out the action, does, by way of this
resolution, declare itself Lead Agency in Environmental Review for the proposed project.
Moved by: Rollman
Seconded by: Pfeffer
In favor: Rollman, Sutcliffe, Pfeffer, Godden
Against: None
Abstain: Petrina
Absent: None
Vacancies: Two
ADOPTED RESOLUTION Special Permit
S/CEQR Negative Declaration Bed and Breakfast Inn
308 N Cayuga St
City of Ithaca Planning and Development Board
June 24, 2025
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for a
Special Permit for a bed and breakfast inn at 308 N Cayuga Street by Crystal Wright, owner, and
WHEREAS: in accordance with City Code, a bed and breakfast inn is defined as follows: An owner-
managed, single dwelling unit that provides 5-10 guest rooms, limited to two persons or one family per
guest room, used for lodging on an overnight basis, and
WHEREAS: the applicant is proposing to use the property as a bed and breakfast inn in the B-1a Zoning
District in which the use is allowed by Special Permit and also in the Local and National DeWitt Park
Historic District, and
WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance
(“CEQRO”) §176.7 B. (1) (h) [4] and the State Environmental Quality Review Act (“SEQRA”) §617.4
(11) as it is located in the Local and National DeWitt Park Historic District, both of which require
environmental review, and
WHEREAS: that the 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 June 24, 2025 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 June 24, 2025,
review and accept as adequate a Full Environmental Assessment Form Part 1, submitted by the applicant,
and Part 2, prepared by Planning Staff and application materials provided by the applicant, 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 the 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: Rollman
Seconded by: Pfeffer
In favor: Pfeffer, Sutcliffe, Rollman, Godden
Against: None
Abstain: Petrina
Absent: None
Vacancies: Two
ADOPTED RESOLUTION Special Permit
Special Permit Approval Bed and Breakfast Inn
308 N Cayuga St
City of Ithaca Planning and Development Board
June 24, 2025
WHEREAS: the City of Ithaca Planning and Development Board has received a Special Permit
application for a bed and breakfast inn at 308 N Cayuga St, by Crystal Wright, owner, and
WHEREAS: the applicant is seeking a special permit for use of the property as an owner managed bed
and breakfast inn, as required by § 325-9F(1)(c)[1] of the City Code, and
WHEREAS: in accordance with City Code, a bed and breakfast inn is defined as follows: An owner-
managed, single dwelling unit that provides 5-10 guest rooms, limited to two persons or one family per
guest room, used for lodging on an overnight basis, and
WHEREAS: the applicant is proposing to use the property as a bed and breakfast inn and is not proposing
any physical alterations to the building or the site, in the B-1a zoning district in which the use is allowed
by Special Permit, and
WHEREAS: This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance
(“CEQRO”) §176.7 B. (1) (h) [4] and the State Environmental Quality Review Act (“SEQRA”) §617.4
(11) as it is located in the Local East Hill Historic District, both of which require environmental review,
and
WHEREAS: legal notice was published and properly posted in accordance with §325-40B(2)(e) of the
City of Ithaca Code, and
WHEREAS: following proper notice to the public, a public hearing was held by the Board on June 24,
2025, 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 Board, acting as Lead Agency in environmental review, has, on June 24, 2025,
reviewed and accepted as adequate a Full Environmental Assessment Form Part 1, submitted by the
applicant, and Part 2, prepared by Planning Staff and application materials provided by the applicant, and
WHEREAS: the Planning and Development Board, acting as Lead Agency in environmental review, did,
on June 24, 2025 make a negative declaration of environmental significance, and
WHEREAS: the Board after reviewing all relevant material, does make the following findings of fact in
accordance with §325-10 of the City Code:
1. The proposal is for a bed & breakfast inn that would be owner-managed;
2. The granting of a special permit may be conditioned on the effect the use would have on traffic,
congestion, environment, property values, municipal services, character of the surrounding
neighborhood, or the general plan for the development of the community;
3. The property has adequate parking to serve a bed and breakfast inn;
4. The location and size of the use, the size of the site and the location of the site with respect to the
existing or future streets giving access to it are in harmony with the existing or intended character
of the neighborhood and will not discourage the appropriate development of adjacent land and
buildings and will not impair the enjoyment or value thereof;
5. Proposed operations in connection with the bed and breakfast inn will not produce objectionable
noise, fumes, increased vehicular traffic or parking demand, or light impacts;
6. The applicant has read, understands and concurs with the proposed conditions; and
RESOLVED: that the subject application is APPROVED with the following conditions:
1. The applicant shall manage the bed and breakfast inn, as permitted by Special Permit in the B-1a
zoning district and pursuant to §325-10 of the City of Ithaca Code;
2. No cooking facilities shall be provided in the individual guest rooms;
3. Food service shall be limited to guests and occupants taking lodging in the bed-and-breakfast
home;
4. No special events are to be held on the premises;
5. Adequate parking for the facility shall be maintained;
6. The Ithaca Fire Department shall review the application and determine whether or not the
proposed use exacerbates current access and safety issues. The proposed bed and breakfast inn
shall not commence in use until the Ithaca Fire Department determines there are no additional
safety or access concerns; and
7. The special permit shall expire after a period of five years. The renewal of bed-and-breakfast inn
special permits for additional five-year periods shall be granted by the Director of Planning and
Development or their designee following the submission of a renewal application and all
documentation required in said application. A renewal application must be submitted prior to the
expiration of the existing special permit. The Director may refer any application for renewal to
the Planning and Development Board for its approval, in which case all requirements pertaining
to the first-time application for the special permit shall apply.
Moved by: Rollman
Seconded by: Sutcliffe
In Favor: Pfeffer, Godden, Rollman, Sutcliffe
Against: None
Abstain: Petrina
Absent: None
Vacancies: Two
ADOPTED RESOLUTION Special Permit
Declaration of Lead Agency Neighborhood Commercial (Yoga Studio & School)
123-129 W Falls St
City of Ithaca Planning and Development Board
June 24, 2025
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 a
Special Permit for a Neighborhood Commercial Use in an R-2B Zoning District at 123-129 W Falls
Street by Jeannie O’Neil, Executive Director of Yoga Farm Ithaca, and
WHEREAS: in accordance with City Code, §329-9 (B) (f), Standards for Special Conditions and Special
Permits- Applicability, a special use permit is required for “Neighborhood retail or service
commercial facilities in R-2, R-3, CR-2, CR-3, and CR-4 Districts”, and
WHEREAS: the applicant is proposing to use the main building as a retail space, yoga school and
recording studio and the southern building as a yoga studio, 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, being that local agency which has
primary responsibility for approving and funding or carrying out the action, does, by way of this
resolution, declare itself Lead Agency in Environmental Review for the proposed project.
Moved by: Rollman
Seconded by: Godden
In favor: Pfeffer, Sutcliffe, Godden, Rollman, Petrina
Against: None
Abstain: None
Absent: None
Vacancies: Two
ADOPTED RESOLUTION Special Permit
S/CEQR Negative Declaration Neighborhood Commercial (Yoga Studio & School)
123-129 W Falls St
City of Ithaca Planning and Development Board
June 24, 2025
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for a
Special Permit for a Neighborhood Commercial Use in an R-2B Zoning District at 123-129 W Falls
Street by Jeannie O’Neil, Executive Director of Yoga Farm Ithaca, and
WHEREAS: in accordance with City Code, §329-9 (B) (f), Standards for Special Conditions and Special
Permits- Applicability, a special use permit is required for “Neighborhood retail or service
commercial facilities in R-2, R-3, CR-2, CR-3, and CR-4 Districts”, and
WHEREAS: the applicant is proposing to use the main building as a retail space, yoga school and
recording studio and the southern building as a yoga studio, 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: that the 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 June 24, 2025 declare
itself Lead Agency in Environmental Review for the proposed project, and
WHEREAS: the Planning Board acting as Lead Agency did, on June 24, 2025 review and accept as
adequate a Short Environmental Assessment Form Part 1, submitted by the applicant, and Part 2, prepared
by Planning staff, and other application materials prepared by the applicant, 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 the 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: Rollman
Seconded by: Godden
In favor: Pfeffer, Sutcliffe, Godden, Rollman, Petrina
Against: None
Abstain: None
Absent: None
Vacancies: Two
ADOPTED RESOLUTION Special Permit
Approval of Special Permit Neighborhood Commercial (Yoga Studio & School)
123-129 W Falls St
City of Ithaca Planning and Development Board
June 24, 2025
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for a
Special Permit for a Neighborhood Commercial Use in an R-2B Zoning District at 123-129 W Falls
Street by Jeannie O’Neil, Executive Director of Yoga Farm Ithaca, and
WHEREAS: in accordance with City Code, §329-9 (B) (f), Standards for Special Conditions and Special
Permits- Applicability, a special use permit is required for “Neighborhood retail or service
commercial facilities in R-2, R-3, CR-2, CR-3, and CR-4 Districts”, and
WHEREAS: the applicant is proposing to use the main building as a retail space, yoga school and
recording studio and the southern building as a yoga studio, 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: that the 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 June 24, 2025 declare
itself Lead Agency in Environmental Review for the proposed project, and
WHEREAS: the Planning Board acting as Lead Agency did, on June 24, 2025, review and accept as
adequate a Short Environmental Assessment Form Part 1, submitted by the applicant, and Part 2, prepared
by Planning staff, and other application materials prepared by the applicant, and,
WHEREAS: that the Planning Board did, on June 24, 2025, determine that the proposed project will
result in no significant impact on the environment and issued a Negative Declaration of Environmental
significance, and
WHEREAS: the Board after reviewing all relevant material, does make the following findings of fact in
accordance with §325-9 of the City Code:
1. The location and size of the use, the size of the site in relation to it, and the location of the site
with respect to the existing or future streets giving access to it are such that the use will be in
harmony with the existing or intended character of the neighborhood and will not discourage the
appropriate development of adjacent land and buildings or impair the enjoyment or value thereof
2. Operations in connection with the use will not be more objectionable to nearby property by
reason of noise, fumes, increased vehicular traffic or parking demand, vibration, or flashing lights
that would be the operations of any use permitted without a special permit
3. The granting of a special permit may be conditioned on the effect the use would have on traffic,
congestion, environment, property values, municipal services, character of the surrounding
neighborhood, or the general plan for the development of the community, now, therefore be it,
RESOLVED: that the subject application is APPROVED, and be it further
RESOLVED: that in accordance with §325-9 of the City Code, the Director of Planning and
Development or their designee shall revoke any special permit issued hereunder should the applicant or
the applicant's tenant violate any provision of this chapter or any condition imposed upon the issuance of
the special permit by the Planning and Development Board.
Moved by: Godden
Seconded by: Rollman
In favor: Rollman, Godden, Sutcliffe, Pfeffer, Petrina
Against: None
Abstain: None
Absent: None
Vacancies: Two
ADOPTED RESOLUTION City of Ithaca Planning & Development Board
Signage Design Approval Cayuga Park (formerly Carpenter Circle Project)
Carpenter Park Road
June 24, 2025
WHEREAS: the Planning Board granted final approval of Phase 1 of this project on September 22, 2020,
and granted approval for minor changes to the residential building in Phase 1 and final approval for the
two mixed-use buildings and associated site improvements on October 26, 2021, and
WHEREAS: the overall project was determined to be a Type 1 Action under the City of Ithaca
Environmental Quality Review Ordinance §176-4(B)(1)(d), (i), (k), and (B)(6) and (8)(a) 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 May 26, 2020, and
WHEREAS: the City of Ithaca Planning and Development Board did approve the Cayuga Park Signage
Design for the Cayuga Medical Center building on January 25, 2022, and
WHEREAS: the City of Ithaca Planning and Development Board has a pending signage design approval
for wayfinding signs and signs located on the two mixed-use buildings at this project, and
WHEREAS: this Board has on June 24, 2025, reviewed, and accepted as adequate the sign package (21
pps.) dated 06/18/255 and prepared by Whitham Planning Design Landscape Architecture, PLLC, now,
therefore be it
RESOLVED: that the City of Ithaca Planning and Development Board does, by way of this resolution,
approve the Cayuga Park Signage Design for way finding and the two-mixed-use buildings subject to the
following conditions:
i. The blade signs, inscribed “The Aurora N” and “The Aurora S,” mounted on the buildings will
not be illuminated by any means
Moved by: Rollman
Seconded by: Sutcliffe
In Favor: Rollman, Sutcliffe, Pfeffer, Petrina
Against: Godden
Abstain: None
Absent: None
Vacancies: One
ADOPTED RESOLUTION City of Ithaca Planning & Development Board
Signage Design Approval Ithaca Moose Lodge
367-369 Elmira Road
June 24, 2025
WHEREAS: the City of Ithaca Planning and Development Board has a pending signage design approval
for signs for the Ithaca Moose Lodge, and
WHEREAS: this Board has on June 24, 2025, reviewed and accepted as adequate the signage application
materials submitted June 6, 2025, and
WHEREAS: this Board has on June 24, 2025, reviewed, and accepted as adequate the supplemental
materials correcting the calculations of sign sizes and sign variances necessary for sign quantity and size,
now, therefore be it
RESOLVED: that the City of Ithaca Planning and Development Board does, by way of this resolution,
approve the proposed signage for the Ithaca Moose Lodge subject to the following conditions:
i. Only one color, preferably white but if not available yellow, will be used for the lettering in the sign
at all times
ii. At no time will the sign display flashing or intermittent lights or lights changing degrees of
intensity
iii. The message on the sign will not be changed more than 1-2 times per day
iv. The proposed sign will be no larger than the existing sign
Moved by: Godden
Seconded by: Sutcliffe
In Favor: Rollman, Godden, Sutcliffe, Pfeffer, Petrina
Against: None
Abstain: None
Absent: None
Vacancies: Two