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HomeMy WebLinkAboutMN-PDB-2025-05-27DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 1 Planning and Development Board Minutes May 27, 2025 Attending: Emily Petrina, Chair; Andy Rollman, Bassel Khoury, Max Pfeffer, Elisabete Godden, Jennie Sutcliffe Board Members Absent: Board Vacancies: Staff Attending: Planning and Development Samuel Quinn-Jacobs, Planner - Department of Planning and Development Adam Walters, Partner, Phillips Lytle LLP 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 6:04 p.m. 1.Agenda Review – None 2.Approval of Minutes – April 22, 2025 On a motion by Rollman, seconded by Godden, the Planning and Development Board voted unanimously to approve the April 22, 2025 meeting minutes. 3.Public Comment Chair Petrina opened Privilege of the Floor. Cheryl Swink, resident, commented on the 215 College Ave project, noting that the "Y-shaped" support architectural structure complements the characteristics of the surrounding buildings and the neighboring historic building. Chair Petrina closed the Public Comment period. 4.Board Responses to Public Comment Board members thanked the public for their comments. 5.Subdivision Review DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 2 A. Waters Edge – 683 Third Street by Waters Edge LLC. Public Hearing and Presentation. 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, Eric Colbert, Josh Schmidt, Amy Dake The applicants discussed subdivision plans. Public Hearing Chair Petrina opened the public hearing on a motion by Godden, seconded by Khoury, and the board voted unanimously. Cherly Swink spoke on concerns regarding the subdivision plans for parcels C and D, as well as the potential impact of landscaping of the area on the people who live near the area. Chair Petrina closed the public hearing on a motion by Godden, seconded by Khoury, and the board voted unanimously. 6. Site Plan Review A. Waters Edge – 683 Thirds Street by Waters Edge LLC. Presentation CEQR Review- Transportation/Construction, Noise, Odor & Light. 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 DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 3 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 presented details regarding traffic and circulation, noise, odor, and light and also addressed board comments on micro retail of the property and its design intent. A summary of the traffic analysis report was delivered in addition to the construction impact mitigation plans. The board discussed concerns regarding the use of the lot that would remain undeveloped, accessibility for public use, and permeable development. There was also ample discussion on the planning of micro-retail feasibility. The board commented on bike rack placements and requested accessibility path maps, as well as feedback on waterfront porch coverings. B. 201 Oak Avenue Apartments – 201 Oak Avenue by Modern Living Rentals. Public Hearing and CEQR Review- Land/Water/Historic. 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 discussed updates included a new crosswalk, entrance and canopy adjustments, building massing and window refinements, a Summit Street pull-off, material and horizontal articulation improvements, civil infrastructure planning, and approved fire lane striping. The board asked about building accessibility, exterior design specifics, and updates to the mechanical screening points. Additionally, there were critiques and comments on the exterior landscaping designs. Public Hearing Chair Petrina opened the public hearing on a motion by Khoury, seconded by Godden, and the board voted unanimously. DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 4 Chair Petrina closed the public hearing on a motion by Godden, seconded by Khoury, and the board voted unanimously. C. 215 College Avenue Redevelopment – 215 College Avenue by Nick Robertson. CEQR Review- Land/Water/Community Plans. 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 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. 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 a proposed subdivision plan, describing how the existing plans address previous concerns over height and stories, as well as lot coverage. Petrina expressed disapproval of the sunken rock garden located on the Linden Ave. side of the building, as well as use of handrails. Rollman asked the applicants to clarify how the proposed lot lines will respond to elements of the phasing. Godden commented on the streetscape guardrail, the characteristics of the building view, and the materiality of the structure. Public Hearing Chair Petrina opened the public hearing on a motion by Godden, seconded by Khoury, and the board voted unanimously. Chair Petrina closed the public hearing on a motion by Godden, seconded by Rollman, and the board voted unanimously. D. INHS West State Street Apartments – 205-217 W. State Street by Stephen Woods, Fisher Associates. Public Hearing and CEQR Review. 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 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 DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 5 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, Victorica The applicants presented updates to the site plan including first floor elevated platform and ramp entrance options. The board requested further information on exterior community spaces and material that would provide context to elevations of building that would depict its scale in relation to the neighborhood. Public Hearing Chair Petrina opened the public hearing on a motion by Rollman, seconded by Godden, and the board voted unanimously. Chair Petrina closed the public hearing on a motion by Khoury, seconded by Rollman, and the board voted unanimously. E. Grinspoon Hillel at Cornell – 722 University Avenue by Ari Weiss (Cornell Hillel). Presentation and Updates. 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: Ari Weiss, Michele Palmer, Crystal Ross, Lisa Ferreira The applicants presented updates to the project including building overview, conceptual floor plans, and conceptual renders. Board members requested material that would depict elevation of all sides of the building in context of neighboring buildings. DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 6 7. Old/New Business • Announcement that Daniel Correa is no longer a member and is thanks for his service. • Accepting applications for open seat on the board. 8. Adjournment: On a motion by Godden and seconded by Rollman, the meeting was adjourned by unanimous consent at 8:40 p.m.