HomeMy WebLinkAboutMN-PDB-2025-04-22DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING &
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Planning and Development Board Minutes April 22, 2025
Attending:
Emily Petrina, Chair; Andy Rollman, Bassel Khoury, Max Pfeffer,
Elisabete Godden
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 6:04 p.m.
1.Agenda Review – None
2.Approval of Minutes – March 25, 2025
On a motion by Khoury, seconded by Rollman, the Planning and Development Board voted
unanimously to approve the March 25, 2025 meeting minutes.
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
Board members thanked the public for their comments.
5.Site Plan Review
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A. 325 College Ave Redevelopment – 325 College Avenue by Nick Robertson. Final
Approval. The applicant proposes to combine two parcels, demolish the existing one-
story structure located at 32 College Ave, and construct a single 8-story, mixed-use
building, approximately 37,551 GRSF. The applicant proposes 53 residential units with a
unit mix ranging from studio to 4-bedroom apartments, a 1,500 SF commercial space, 356
SF Lobby, a 770 SF private fitness center, and a small roof deck. The project includes
sidewalk extension, landscaping, and a chamfer corner. The project is located in the MU2,
in which the maximum building height is 6 stories/80’and will require two area variances
including maximum building floors and floor to floor height. It is also subject to
Collegetown Design Guidelines. The project involves 2 tax parcels totaling approximately
.136-acres. Parcel consolidation will be required. This has been determined to be a Type
1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4
B(1)(h)[4], & (k), and the State Environmental Quality Review Act (“SEQRA”) §617.4 (11)
and is subject to environmental review.
Applicants Attending: Nick Robertson, Charlie O’Connor, Anni Pi, Jack Boarman
The applicants presented a series of renderings and plans describing project changes to the
proposed building’s elevations and floor plans.
Godden asked the question clarifying questions regarding the proposed materiality of the
building.
Board members thanked the applicants for their work on the project.
Adopted Declaration of Final Site Plan Approval
On a motion by Godden, seconded by Rollman.
B. Waters Edge – 683 Third Street by Waters Edge LLC. Public Hearing, Presentation and
CEQR Review – Land/Water/Community Plans. 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.
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Applicants Attending: Ian Hunter, Crystal Ross, Eric Colbert, Scott Whitham, Josh
Schmidt
Public Hearing
Chair Petrina opened the public hearing on a motion by Godden, seconded by Khoury, and the
board voted unanimously.
- Jan Rhoades-Norman spoke in favor of the proposed development.
Chair Petrina closed the public hearing on a motion by Godden, seconded by Rollman, and the
board voted unanimously.
The applicants presented site plans of the proposed buildings, highlighting details of vehicle
circulation and design choices made for plaza spaces. The applicants went on to discuss how
the second half of the property will be used for construction staging during development.
Additional information was provided relevant to tree removal, soil testing and stormwater
management of the site.
Board members asked clarifying questions regarding the circulation of the site including
pedestrian and bicycle. Pedestrian access to the retail spaces was highlighted as a concern.
Board members expressed concerns related to the temporary use of half the site during
construction. Questions regarding the demolition of the existing buildings, public access to the
site and the proposed use of parking on the site were discussed with the applicants.
C. 201 Oak Avenue Apartments – 201 Oak Avenue by Modern Living Rentals. Presentation
and Updates. 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 a series of site plans describing the project changes. The presentation
highlighted that the proposed development includes only one building rather than two as
previously proposed. Applicants stated that feedback given by the Board of Zoning Appeals led
to project changes. Renderings of the newly designed building were shown.
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Chair Petrina stated her support of the design of the first story of the building and gave
feedback regarding the articulation and color of the higher stories.
Godden gave the applicant suggestions regarding façade changes that would break up the
massing of the building.
D. 215 College Avenue Redevelopment – 215 College Avenue by Nick Robertson. 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
Adopted Declaration of Lead Agency
On a motion by Rollman, seconded by Godden.
The applicants presented the designs of proposed apartment building located on a through lot
between College and Linden Avenues. Site plans, elevations and renderings were presented for
review.
Board members were supportive of the design of the building, particularly as it relates to the
neighboring buildings. Feedback regarding materiality of the site details was given, emphasizing
the importance of long-lasting products.
Pfeffer disagreed with other members of the Board regarding the design of the building,
particularly the proposed “Y” shaped supporting columns next to the neighboring historic
structure. Pfeffer expressed his belief that the design does not respond well to the neighboring
building.
E. INHS West State Street Apartments – 205-217 W. State Street by Stephen Woods, Fisher
Associates. Presentation and Lead Agency. 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
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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,
Adopted Declaration of Lead Agency
On a motion by Rollman, seconded by Khoury.
The applicants presented the designs of proposed mixed-use building located on the 200 block
of West State Street. Site plans, elevations and renderings were presented for review. The
applicants described the proposed uses of the first floor, including daycare and office space.
Board members expressed support for the proposed project. Several members of the Board
expressed concern regarding pedestrian access and safety. Questions regarding ADA
circulation, daycare operations and entrance design were discussed with the applicant.
6. Reports
• Director’s Report
7. Old/New Business
• Recommendation to Common Council regarding a proposed ADU policy.
8. Adjournment:
On a motion by Godden and seconded by Rollman, the meeting was adjourned by unanimous
consent at 8:40 p.m.
Outlook
Planning and Development Board Meeting - question
From Cheryl Andree <candree@twcny.rr.com>
Date Tue 4/22/2025 2:04 PM
To Planning Board Staff <pbstaff@cityofithaca.org>
Question for Planning and Development Board Meeting:
In order for the DOT Property to have more than 200 residential units it has to have two ways of ingress and
egress according to state law. How do you plan on satisfying that requirement?
Firefox https://outlook.office.com/mail/inbox/id/AAQkADQxYTNiYjQxLWQyODgtNGYzOS04O...
1 of 1 4/22/2025, 2:39 PM
Outlook
Clarification about Proposals to Common Council
From meg prichard <megwoog@gmail.com>
Date Tue 4/22/2025 9:14 AM
To Nikki Cerra <ncerra@cityofithaca.org>; Lisa Nicholas <LNicholas@cityofithaca.org>
Hello Ithaca Planning Board Members,
Thank you for your answers in the last Tuesday March 25th 2025 Planning Board Meeting regarding the 500-foot radius
recommendation to ensure surrounding neighbors and businesses are notified via certified letter of changes to the neighborhood and
opportunities to speak up about changes affecting their lives and property for all future projects that come before the board.
When and by whom will this proposal be brought to the Common Council?
I appreciate your time in reading this email and in your replies.
With gratitude,
Meg Prichard
Firefox https://outlook.office.com/mail/inbox/id/AAQkADQxYTNiYjQxLWQyODgtNGYzOS04O...
1 of 1 4/22/2025, 2:40 PM
APPROVED RESOLUTION City of Ithaca Planning & Development Board
Final Site Plan Approval 325 College Avenue Redevelopment
325 College Avenue
April 22, 2025
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site plan
approval for constructing a new 8-story apartment building by Nick Roberston, and
WHEREAS: the applicant proposes to combine two parcels, demolish the existing one-story structure located
at 321 College Ave, and construct a single 8-story, mixed-use building, approximately 37,551 GRSF. The
applicant proposes 53 residential units with a unit mix ranging from studio to 4-bedroom apartments, a 1,500
SF commercial space, 356 SF Lobby, a 770 SF private fitness center, and a small roof deck. The project
includes sidewalk extension, landscaping, and a chamfer corner. The project is located in the MU2, in which
the maximum building height is 6 stories/80’and will require two area variances including maximum building
floors and floor to floor height. It is also subject to Collegetown Design Guidelines, 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 (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 November 26, 2024 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; Response to Plan Review Comments (5)
prepared by BKV Group and dated 02/07/25; Layout, Grading, Planting Plans L101 and Site Details L501
prepared by BKV Group and Stream Collaborative and both dated 02/21/25; and 325 College Avenue –
Ithaca, NY Planning Board Presentation Packet (12) prepared by BKV group and dated 02/25/25, 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 March
25, 2025, and
WHEREAS: the Planning Board did, on February 25, 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, and
WHEREAS: the Planning and Development Board did, on March 25, 2025, grant Preliminary Site Plan
Approval to the project, and
WHEREAS: this Board did on April 22, 2025 review and accept as adequate the following new and
revised drawings: 325 College Avenue – Ithaca, NY Packet (24) dated April 22, 2025 and prepared by
BKV Group; Site Development Plans for 325 College Avenue Packet (11) dated November 19, 2024 and
prepared by Marathon Engineering; and Layout, Grading, Planting Plans L101 and Site Details L501 both
dated March 26, 2025 and prepared by BKV Group and STREAM Collaborative, now, therefore, be it
RESOLVED: that the Planning and Development Board does hereby grant Final Site Plan Approval
subject to the following conditions:
The following conditions must be satisfied before issuance a Building Permit:
i. Documentation from Ithaca Fire Department all safety concerns and 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 College Avenue and
Dryden Road and other comments by the City Engineering and Fire Departments
The following conditions must be satisfied within six months of approval or the start of construction,
whichever comes first:
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. This site plan approval does not preclude any other permit that is required by City Code, such as
sign permits, tree permits, street permits
The following conditions must be satisfied during the construction period:
ix. 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)
x. 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:
xi. Installation of bike racks and/or bike storage
xii. Installation of any required or proposed sidewalk to the satisfaction of the City Sidewalk
Coordinator
xiii. 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: Rollman
In favor: Rollman, Godden, Khoury, Pfeffer, Petrina
Against: None
Abstain: None
Absent: Sutcliffe
Vacancies: One
ADOPTED RESOLUTION City of Ithaca Planning & Development Board
Declaration of Lead Agency 215 College Avenue Redevelopment
215 College Avenue
April 22, 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 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 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, 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, both potentially involved agencies in this action, have consented to the Planning
Board acting as Lead Agency for this project, now, therefore be it
RESOLVED: that the City of Ithaca Planning and Development Board 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: Rollman, Godden, Petrina, Khoury, Pfeffer
Against: None
Abstain: None
Absent: Sutcliffe
Vacancies: One
ADOPTED RESOLUTION City of Ithaca Planning & Development Board
Declaration of Lead Agency INHS West State Street Apartments
205-217 West State Street
April 22, 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 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 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, now, therefore be it
RESOLVED: that the City of Ithaca Planning and Development Board does, by way of this resolution,
declare itself Lead Agency in Environmental Review for the proposed project.
Moved by: Rollman
Seconded by: Khoury
In Favor: Rollman, Khoury, Petrina, Pfeffer, Godden
Against: None
Abstain: None
Absent: Sutcliffe
Vacancies: One