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Home My WebLink AboutMN-PDB-2025-03-25DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 1 Planning and Development Board Minutes March 25, 2025 Attending: Emily Petrina, Chair; Andy Rollman, Jennie Sutcliffe, 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 – February 25, 2025 On a motion by Sutcliffe, seconded by Rollman, the Planning and Development Board voted unanimously to approve the February 25, 2025 meeting minutes. 3.Public Comment Chair Petrina opened Privilege of the Floor. -Meg Prichard spoke to the Planning and Development Board regarding public noticing procedures. 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. DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 2 Chair Petrina addressed the comment regarding public notice and stated that board members and planning staff will be supporting a change to the site plan review ordinance public notice requirements. Chair Petrina stated that the change to the ordinance is decision that is ultimately made by the Common Council, not the Planning and Development Board. 5. Site Plan Review A. Breeze Apartments – 121-125 Lake Street by Todd Fox. Potential Approval of Site Plan Changes. The Planning Board granted final approval for Phase II of this project on May 23, 2023. The applicants are now seeking input for site plan changes, which include grading modifications that include introducing fill in the northeast corner of the parcel to resolve the steep slopes, reducing the asphalt area, and reducing the off-street loading spaces from 4 to 2. These changes will require an area variance for the minimum number of off-street loading spaces. This was determined a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B(1) (h)[2], (k) and (n) 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 December 20, 2022. Applicants Attending: Erik Reynolds, Julia Bucher The applicant presented proposed site plans detailing the request changes to the rear parking and the removal of two loading spaces for the residential building. Sutcliffe discussed the feasibility of separate options for the parking layout with the applicant. Board members were supportive of the proposed changes. Board members discussed striping the loading zones with the applicant to mitigate risk to pedestrians. The Board was otherwise supportive. Adopted Declaration of Site Plan Changes Approval On a motion by Khoury, seconded by Rollman. B. Stately Apartments – 110 N Corn Street (formerly 510 W State St) by Todd Fox. Potential Site Plan Changes Approval. The Planning Board granted final approval for Phase II of this project on May 23, 2023. The applicants are now seeking input for site plan changes, which include grading modifications that include introducing fill in the northeast corner of the parcel to resolve the steep slopes, reducing the asphalt area, and reducing the off-street loading spaces from 4 to 2. These changes will require an area variance for the minimum number of off-street loading spaces. This was determined a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B(1) (h)[2], (k) and (n) and the State Environmental Quality Review Act (“SEQRA”) §617-4 (b) (11) for which the Planning Board, acting as Lead DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 3 Agency, issued a Negative Declaration of Environmental Significance on December 20, 2022. Applicants Attending: Erik Reynolds, Julia Bucher The applicant presented a series of changes to an approved development including slightly shrinking the building, removing window openings from a façade and relocating the playground. Board members were supportive of the proposed changes. Adopted Declaration of Site Plan Changes Approval On a motion by Godden, seconded by Rollman. C. 325 College Ave Redevelopment – 325 College Avenue by Nick Robertson. Potential Preliminary 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 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 Sutcliffe, seconded by Godden, and the board voted unanimously. The applicants presented new information regarding the residential building’s trash handling and design details for the alley between the neighboring building on Dryden Road. Sutcliffe gave the applicant feedback regarding the internal storage of bicycles. Godden confirmed the design of the trellis system for the retaining walls. DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 4 Board members expressed overall support for the project. Godden requested site lighting plans for the proposal and Board members requested the applicant look at lighting for the alley specifically. Adopted Declaration of Preliminary Site Plan Approval On a motion by Khoury, seconded by Rollman. D. Waters Edge – 683 Third Street by Waters Edge LLC. Presentation. 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, Eric Colbert, Scott Whitham The applicants presented a new site plan for the proposed development. Applicants highlighted a plan that includes two buildings containing 200 hundred units and more than 200 parking spaces. The proposal includes the development of only half the site to include space for future development. Pfeffer confirmed the locations of the main entrances of the two buildings. Khoury asked the applicant to describe what will happen to the second half of the site not proposed for development. Applicants stated that the second half of the site will have the building demolished but will otherwise remain unchanged except to provide construction staging for the first phase of development. Godden asked the applicant to provide renderings of the building without landscaping. DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 5 Rollman asked the applicant to provide a plan that includes the Cayuga Park and the Ithaca Farmers Market developments to demonstrate the circulation between sites. Sutcliffe gave the applicant feedback regarding site plan details and parking. Petrina gave the applicant feedback regarding the use of micro-retail along the waterfront trail and suggested a larger commercial space. Petrina went on to ask the applicant to think about designing the proposal to the waterfront design guidelines. Staff gave the applicant feedback regarding site details and building massing. 6. Reports • Director’s Report 7. Old/New Business • None 8. Adjournment: On a motion by Godden and seconded by Sutcliffe, the meeting was adjourned by unanimous consent at 7:45 p.m. ADOPTED RESOLUTION Breeze Apartments Project Changes 121-125 Lake St Site Plan Review City of Ithaca Planning & Development Board March 25, 2025 WHEREAS: the City of Ithaca Planning and Development Board granted Final Site Plan Approval for Phase I on February 28, 2023 and Final Site Plan Approval for Phase II for the apartments located at 121-125 Lake Street on May 23, 2023, and granted an extension for the site plan approval on June 27, 2023, and WHEREAS: the applicants are now seeking approval for changes to the approved site plan. The changes include • Grading modifications that include introducing fill in the northeast corner of the parcel to resolve the steep slopes • Modifying the retaining walls along the eastern side of the parking lot • Moving the transformer in the parking lot and reducing the asphalt area for the turn-around for emergency vehicles • Reducing the off-street loading spaces from four to two spaces • Revising the approved Planting Plan • Adding bollards for the off-street loading space located at entry of building WHEREAS: this Board has, on March 25, 2025, reviewed and accepted as adequate revised drawings titled Proposed Revisions- 03/25/25 Layout Plan L-101 dated 11/08/24, Untitled drawing of close-up of off-street loading space, Proposed Revisions- 02/19/25 Planting Plan L-401 dated 8/29/2023, Revised Proposed Revisions 03/25/25 Planting Plan L-401 dated 8/29/2023, Section Cuts Grading and drainage Plan C-102 dated 3/4/25, Untitled & Undated 1-4 Section Drawings, and Exterior Elevations A200 dated 8/29/23 all prepared by SWBR; and other application materials, and WHEREAS: the Planning Board has determined that the project changes are consistent with the December 20, 2022 Negative Declaration of Environmental Significance and that no additional environmental review is required, now therefore be it RESOLVED: that the Planning and Development Board does hereby approve the proposed changes to the approved site plan, subject to the following condition: i. Submittal of further demarcation of the off-street loading zone located near the sidewalk and entrance along the eastern side of the building for approval by planning staff, and be it further RESOLVED: that this approval incorporates all related unresolved conditions of the May 23, 2023 Final Site Plan Approval for Phase II. Moved by: Khoury Seconded by: Rollman In favor: Sutcliffe, Rollman, Godden, Khoury, Pfeffer, Petrina Against: None Abstain: None Absent: Correa Vacancies: None PROPSED RESOLUTION Mixed Use Affordable Apartment Units Project Changes 110 N Corn St (formerly 510 W. MLK/State Street) Site Plan Review City of Ithaca Planning & Development Board March 25, 2025 WHEREAS: The City of Ithaca Planning and Development Board granted Preliminary and Final Site Plan Approval to the mixed-use development project located at 510 W. MKL/State Street and 507 W. Seneca St. on August 24, 2021 and granted an extension for the site plan approval on June 27, 2023, and WHEREAS: the applicants are now seeking approval for changes to the approved site plan. The changes include • Shifting the mid-southern wing of the building to the east by 2 feet • Shrinking the southernmost wing of the building on the western side by two feet • Changing the fenestration on the east side of the building, per code, as the building is proposed to be 3 feet from the property line • Relocating the transformer and playground along Corn Street by swapping the approved locations • Repositioning the residential entry along Corn Street to the south elevation of the building, and WHEREAS: this Board has, on March 25, 2025, reviewed and accepted as adequate revised drawings titled Original Plan Site Plan C-2.0 dated 11/01/23, Diagrammatic Proposed Revisions Site Plan C-2.0 dated 11/01/23, Proposed Revisions Site Plan C-2.0 dated 2/27/25 all prepared by Marathon Engineering; Proposed Revisions Enlarged Plan- Entry Sequence undated, Original Elevations Exterior Elevations A-201 dated 7/21/23, Proposed Elevations Exterior Elevations A-201 dated 1/31/25, Original Elevations Exterior Elevations A-202 dated 7/21/23, Proposed Elevations Exterior Elevations A-202 dated 2/19/25 all prepared by SWBR; and other application materials, and WHEREAS: the Planning Board has determined that the project changes are consistent with the July 27, 2021 Negative Declaration of Environmental Significance and that no additional environmental review is required, now therefore be it RESOLVED: that the Planning Board does approve the proposed changes to the approved site plan, and be it further RESOLVED: that this approval incorporates all related unresolved conditions of the August 24, 2021 Preliminary & Final Approval Resolution. Moved by: Seconded by: In favor: Against: Abstain: Absent: Vacancies: APPROVED RESOLUTION City of Ithaca Planning & Development Board Preliminary Approval 325 College Avenue Redevelopment 325 College Avenue Site Plan Review March 25, 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 Board of Zoning Appeals has not yet granted the required area variances, however the Board has determined that due to the long review process and resolution of many site plan issues during that process, that Preliminary approval is appropriate at this time subject to the condition that the applicant receives the required variances, and 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 College Avenue and Dryden Road by the City Engineering and Fire Departments v. Issuance of the required area variances by the Board of Zoning Appeals. vi. 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. vii. Plans, drawings and/or visualizations showing all proposed exterior mechanicals and associated equipment including heat pumps, ventilation, etc., including appropriate screening if necessary viii. Any changes to the approved project must be submitted to Planning Staff for review and may require Board approval 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. This site plan approval does not preclude any other permit that is required by City Code, such as sign permits, tree permits, street permits xi. Submission of executed easement or other legal agreements, including maintenance of public walkway xii. Submission of detailed planting plan including soil replacement specifications for tree planting areas xiii. Submission to the Planning Board for review and approval of placement, design, and photometrics of site lighting fixtures xiv. Installation of bike racks and/or 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: Khoury Seconded by: Rollman In favor: Khoury, Rollman, Petrina, Sutcliffe, Godden, Pfeffer Against: None Abstain: None Absent: Correa Vacancies: None My name is Meg Prichard and I am returning to the Board tonight to inquire about the ﬁndings and possible solutions to the current 250 foot requirement to send certiﬁed letters alerting residents in proximity to new developments or businesses during the application processes. The requirement in the case of Squeaky Clean that had its ﬁnal approval in Dec 2022 excluded the current residents, including myself, on South Meadow Street during the application process. It was noted in previous Planning Board Meetings that the noise ordinance set by the City of Ithaca protects and includes residents, workers and citizens affected by unreasonable noise under a 500-foot distance from where an unreasonable noise emanates. "In summary, the Planning Board's permitting application requires residents within 250 feet of a new development or business be notiﬁed by certiﬁed letter. Local law 240-4. Unreasonable Noise Prohibited-section 6 says to consider the area 500 ft from the source of the sound, and several houses in my neighborhood are within that 500 ft limit. Has the Planning Board made a decision to amend the permitting paperwork to include notiﬁcation of homes within a 500 ft radius of the new development to make the permitting process application more in line with the local noise ordinance law 240-4? I tried to ﬁnd the minutes from the meeting when this topic was discussed, but could ﬁnd no minutes posted from the Planning Board since September 2024. Thank you again for your time and care in addressing this issue and preventing harm in future proposals for all persons involved. Sincerely and with gratitude, Meg Prichard 339 Center Street Outlook planning and development board public comment From todd kurzweil <tdatkurzweil@yahoo.com> Date Sun 3/23/2025 12:12 PM To Nikki Cerra <ncerra@cityofithaca.org>; Lisa Nicholas <LNicholas@cityofithaca.org> Cc Rohrer, Nan <nan@downtownithaca.com> 3.23.25 submitted again for public comment Following the DRI loss, the Downtown Ithaca plan requires reassessment, focusing on priorities and specifics for the current budget cycle and upcoming development plans. City of Ithaca, New York Downtown Ithaca #downtownithaca #retail #stakeholders #ithacany #downtownithaca #retail #stakeholders #ithacany #downtownplan #twothousandtwentyfive Please share your current goals for the upcoming year for Downtown Ithaca with the community Thanks! Firefox https://outlook.office.com/mail/inbox/id/AAQkADQxYTNiYjQxLWQyODgtNGYzOS04O... 1 of 1 3/25/2025, 11:08 AM