HomeMy WebLinkAboutMN-PDB-2025-01-28DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING &
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Planning and Development Board Minutes January 28, 2025
Attending:
Emily Petrina, Chair; Andy Rollman, Daniel Correa, Jennie Sutcliffe,
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
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 – December 17, 2024
On a motion by Correa, seconded by Godden, the Planning and Development Board voted
unanimously to approve the December 17, 2024 meeting minutes.
3.Public Comment
Chair Petrina opened Privilege of the Floor.
The following individuals spoke regarding a car wash located at 501-507 S. Meadow Street:
-Meg Pritchard
- Adam Shandler,
-Adrianna Hurtler
-Jay Leming
Patrick Kraft spoke regarding the project located at 325 College Avenue.
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There being no further 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
A.The William – 110 College Avenue by Jason Demarest. Consideration of Project
Changes. The Planning Board granted final approval of this project on January 31, 2023.
The applicants are now seeking approval for changes to the approved site plan which
have been installed. The changes pertain to site layout, materials, landscaping and
building facades. There are also several unsatisfied conditions. In accordance with
Chapter 276-5 D of the City Code, the Director of Planning and Development has
determined that the changes are significant and require reopening of the review. The
property owner has entered a legally-binding agreement with the city to bring the
project into compliance with the approved site plan; however, the owner still wishes to
pursue approval for the installed changes. This project was determined to be a Type 1
Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(k)
and (l) 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. Project materials are available for
download from the City website.
Applicants Attending: Jason Demarest and Chris Petrillose
The applicants described verbally the new materials that were submitted.
Board members and staff reviewed the project changes one at a time and discussed their
approval for each.
Godden, Rollman and Correa all stated that they prefer that the window wells for the building
match the sunken patios with a concrete material.
Chair Petrina expressed a preference for the existing condition of the window wells.
Adopted Declaration of Approval of Project Changes
On a motion by Correa, seconded by Godden.
B.325 College Ave Redevelopment – 325 College Avenue by Nick Robertson. CEQR
Review. 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,
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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 sidewalk plan detailing the anticipated use of different zones of the
sidewalks located on the project site. The applicant went on to show a number of renderings
and elevations that described the progress in design since the project was originally presented.
Board members, staff and the applicant reviewed the design of the building as it compared to
the Collegetown Design Guidelines. Board members gave feedback to the applicant during
design review including requesting changes including engaging the sidewalk along Dryden Road,
removing the sunken seating area, designing the tree planters along College Avenue, and a
request for consideration to the placement of the loading area to be designed for safe and
adequate unloading for the proposed restaurant and trash receptacles.
C.Taber Street Auto – 229 Cherry Street by Steven Sinn. Preliminary and Final Site Plan
Approval The applicant proposes to replace a 169 SF asphalt parking area northwest of
the existing building, which is an auto repair shop and construct a 14,653 SF gravel
parking area north and east of the existing building. The proposal also includes erecting
a six-foot chain-link privacy fence with a locked gated and barbed wire around the
gravel parking area perimeter to protect the vehicles parked there for maintenance. The
project site is in the Cherry Street Zoning District (CSD) and is subject to Design Review.
The project will require no variances. This has been determined to be a Type 1 Action
under the City of Ithaca Environmental Quality Review Ordinance §176-4 B(1)(h)[1] and
the State Environmental Quality Review Act (“SEQRA”) §617.4 (11) and is subject to
environmental review.
Applicants Attending: Andrew Sciarabba
The applicants were available for questions from the board.
Board members had no questions for the applicant.
Adopted Declaration of Preliminary and Final Site Plan Approval
On a motion by Correa, seconded by Rollman.
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D.MLR 201 Oak Avenue by Charlie O’Connor. Presentation and Lead Agency. The
applicant proposes renovating the 6000 SF existing house into 5 units with 11 bedrooms
and constructing a new 12,800 SF building containing 10 units over 4 floors with 27
bedrooms. The new building will have 3 floors above grade plane and a habitable
basement. The new building will fit into the historic character of the area with similar
design elements as the surrounding buildings. The project is in the CR-3 Zoning District
and will require several variances. 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: Michael Barnoski and Charlie O’Connor
Adopted Declaration of Lead Agency
On a motion by Godden, seconded by Correa.
The applicants presented a project for a new residential building located on Oak Avenue next to
an existing building. A site plan describing the proposal included details such as the location of
the new building and the proposed parking area. The applicants presented floorplans of the
new building. The zoning variances required for the project were briefly described. Design
choices for the proposed roofline were highlighted as an attempt to fit in within the context of
neighboring buildings.
Board members gave the applicant feedback regarding the design, massing and location of the
proposed structure. Concerns related to the location of the trash receptacles and placement of
the HVAC equipment were voiced as well.
E.Waters Edge – 683 Third Street by Waters Edge Ithaca, LLC. Presentation and Project
Updates. The applicant proposes to demolish three existing Department of
Transportation maintenance buildings to redevelop the 8+ acre site into a mixed-use
development that will include two five-story building along Cayuga Inlet and two 4-story
buildings inland with 450-500 residential units between the four and approximately
10,000 SF of commercial space. The project will be constructed in two phases with
approximately 200 units in the first phase and between 250-300 units in the second
phase with each phase including a waterfront and inland building. The waterfront
buildings will be connected by a second-floor roof terrace and will have a mix of parking,
commercial, residential and amenity/service space on the first floor with apartments
and additional amenities above. The two inland buildings will include a mix of residential
units and amenity service space. Site improvements and amenity spaces include fire
pits, outdoor recreation, eating, cooking and seating areas, landscaping, lighting, and
several new terraced stairways and ramps along the Waterfront trail to provide access
to new boat docks with a kayak launch along the Inlet. The project is in the MD Zoning
District and will require no variances. This is a Type 1 Action under the City of Ithaca
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Environmental Quality Review Ordinance §176-4 B.(1)(d), (h)[2], (i), (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: Crystal Ross, Scott Whitham, Eric Colbert, Ian Hunter
The applicants presented a new site plan and renderings describing project changes. Project
changes include a reduction in the number of proposed units and the makeup of buildings
totaling 200 units.
Godden listed a number of changes made to the project that are a disappointment including
the loss of commercial spaces, improvements to the waterfront trail.
Sutcliffe asked the applicant how can they incorporate flood resistant construction as a public
amenity to protect the area from the inlet. Sutcliffe went on to request a separate circulation
for bicycles and pedestrians.
Petrina agreed that the loss of commercial spaces and the addition of parking to the first floor
make the project not supportable in her opinion.
Board members and staff discussed permissible segmentation and the SEQR process moving
forward for this project.
6. Reports
• Director’s Report
7. Old/New Business
• None
8. Adjournment:
On a motion by Godden and seconded by Rollman, the meeting was adjourned by unanimous
consent at 9:07 p.m.
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205 Dryden Road, lthaca, NY 14850
Leasing@ Drydensouth.com
January 271h,2025
City of lthaca Planning Board
Emily Petrina, Chair
108 E. Green Street
Ithaca, NY 1.4850
Re: Variance Request - 325 College Ave
Dear Board members,
I have recently reviewed the updated project renderings submitted by the applicant on January
10th 2025. The 2018 Collegetown Design Guidelines were created to "be used by the Planning Board,
City staff, residents, developers, property owners, architects and others in the design review process"
(Design Guidelines, p. 5). These Guidelines were adopted by the City with the stated intent to "help
preserve a cohesive character and also help clarify the community's expectations for new development"
(p.s)
I would like to remind the Planning Board that it is important to pay careful attention to the
Guidelines'vision for future development in Collegetown and ensure that projects seeking Board
approval adhere to the stated goals put forth in those Guidelines.
For example, the Guidelines explicitly stress the importance of the intersection of College Ave
and Dryden Road: "The Collegetown Core is centered at the intersection of College Avenue and Dryden
Road. lt is an epicenter of octivity that is densely developed and highly urban in character. Buildings are
often mixed-use with ground floor commercial, upper floor office or residential, and are built close to
the sidewalk edge. Heights range from one-six stories, but traditional building heights are about four
stories" (p.14, emphasis added). The Guidelines refer to Dryden Road and College Avenue as two of
Collegetown's "most pedestrian-oriented streets" (p. 83) and stress the importance of pedestrian flow
and connectivity. They call for "a strong and active building edge along the street to provide a sense of
enclosure to the street" and recommend that "greater setbacks may be appropriate in order to provide
an outdoor space for landscaping, special corner treatments or other design elements; however, these
elements should still define the street space" (p. 83). The Guidelines further state: "An additional
setback may sometimes be appropriate to create an open space, plaza or widened sidewalk" (p. 83)
ln an attempt to address prior concerns about retail engagement on the Dryden Avenue side of
the site, the applicant's latest submitted renderings propose railed off/walled off restaurant seating area
on the existing sidewalk space. While this may help with retail engagement, it does not recognize the
needed sidewalk width and open space for this critical intersection. The 2018 College town Design
Guidelines specifically refer to this intersection of College Ave and Dryden Road and emphasizes
the importance of pedestrian flow. As stated in the Design guidelines, a pedestrian plaza
incorporated into the design of the building in the "epicenter" of Collegetown, specifically the corner of
College Ave and Dryden would be a much needed public amenity. This project proposalmanages to
narrow the bustling sidewalk along Dryden Road in order to gain only a small strip of private restaurant
seating while also failing to provide any sort of public open space or plaza. ln this way it fails to adhere
to the Guidelines in two important ways: simultaneously hindering heavy pedestrian foot traffic and
missing a rare opportunity to meet the stated goal of a publicly open plaza at Collegetown's most crucial
intersection.
ln addition, this project team continues to put forward a design that does not acknowledge the
needed size and scale of other buildings in the Collegetown Core and willdisrupt the architectural
symmetry that we are trying to maintain in Collegetown. As the Guidelines state, building heights in the
Collegetown Core range from one to six stories, with an average of about four stories. The variance
request for eight stories, if granted, would put this project well outside the existing conditions of the
surrounding structures that make up even this most developed part of Collegetown.
While it has been established that this Board neither provides variances sought by an applicant
nor recommends any variances to the Board of Zoning Appeals, I am concerned that as the project
moves its way through the planning process it gains buoyancy without what I consider to be appropriate
push back or critical examination. I believe it is incumbent upon the Planning Board to continue to
support the 2018 Collegetown Design Guidelines by bringing this project into line with the Collegetown
Area Form Districts (CAFD)
Sincerely
Patric
sole
Dryden South LLC,
cc' City of lthaca Board of Zoning Appeals
ADOPTED RESOLUTION Site Plan Review
Consideration of Modifications to 108-110 College Avenue “The William”
January 2023 Project Changes (Site Plan) City of Ithaca Planning and Development Board
January 28, 2025
WHEREAS: the City of Ithaca Planning and Development Board approved a 4-story, 29-unit apartment
building with a total finished area of approximately 22,000 SF by 110 C-Town, LLC on January 31, 2023,
and
WHEREAS: the applicant installed portions of the project that are not in compliance with the approved
site plans without first obtaining staff or Board approval. The changes are fully elaborated in the
following documents: Site Inspection Notes 081324, Final Undertaking, and the packet entitled Site
Modifications Request The Willaim- 110 College Ave. The unapproved changes include, but are not
limited to the following:
•Installation of sunken patios with different dimensions and materials
•Continuous pressure treated lumber railings along the sidewalk
•Pressure treated railing used throughout project in lieu of black metal
•No pewter concrete curb for landscaping
•Balconies with different materials including pressure treated wood and synthetic wood as base
and gray supports instead of black curved supports
•Back patios created with pressure treated wood and misplacement of mechanicals in back yard
WHEREAS: the applicant presented the above changes and additional revisions to the Planning Board at
their September, October, November, December 2024, and January 28, 2025 meetings for approval, and
WHEREAS: the Planning Board, has on January 28, 2025 reviewed and accepted as adequate the
following drawings showing the proposed site plan changes: The William SPR Modifications drawings
package (9 pp.) dated 01/27/25 by Jason Demarest Architecture, a letter submitted by Napierala
Consulting Professional Engineer, P.C. dated January 7, 2025, and other application materials, and
WHEREAS: the Zoning Administrator reviewed the site plan changes and determined the changes are in
compliance with the requirements for the CR-4 zone, and
WHEREAS: the Planning Board, has determined that the proposed changes are consistent with the
Negative Declaration of Environmental Significance issued by this Board as Lead agency on December
20, 2022 and that further environmental review is not required, now therefore be it
RESOLVED: that the Planning Board does not approve the following proposed site changes, and directs
the applicant to do the following:
i.The back patios on the west side of the building cannot remain pressure-treated wood and gravel
instead the Board wants poured concrete patios to be installed
ii.The pressure treated wood site railings are not approved and there shall be no pressure treated
wood railings on site, instead the Board approves steel industrial-grade site railings that will
match the balcony railings by having vertical spindles
iii.The pressure-treated wood walls in the sunken patios on the east side of the building are not
approved as installed, instead the Board approves the approved board formed concrete walls
iv.The pressure-treated wood walls in the window wells on the north and south sides of the building
are not approved as installed, instead the Board approves the approved board formed concrete
walls
v.The Board does not approve the omission of the trim band on the building and directs the
applicant to install the approved trim band with crown around the building
and be it further
RESOLVED: that the Planning Board does herby grant approval to the following proposed site changes,
subject to the following conditions:
i.Natural cedar wood can be used for the trash and recycling enclosure, the screen around the sump
pump on the southwest corner of the building, and as heat pump screens in the back/west side of
the building, but these must be stained/painted dark- dark gray/almost black color
ii.The balcony railings can remain as installed with composite posts and railings with aluminum
tube spindles, however the pressure treated wood rim joists must be clad in composite siding the
same as corresponding building wall (blue/blue, gray/gray) and the brackets painted to match the
cladding on the rim joists (blue/blue, gray/gray)
iii.Once the concrete walls have been poured in the sunken patios, the Board approves the size of the
patio being larger by approximately 1 ft than what was originally approved
and be it further
RESOLVED: that the Planning Board does herby grant approval to the following proposed site changes:
i.The drainage design in the sunken patio is approved as illustrated and supported by the letter from
Napierala Consulting Professional Engineer, P.C.
ii.Stained & saw-cut concrete for loading drive versus concrete paver
iii.Installed site lighting including wall packs on corners of front side of building, front entry
lighting, existing streetlight, and wall sconces above doors for all sunken patios
iv.Planting bed shapes and locations with proposed ornamental plants, grasses and evergreens
including cedars and boxwoods with a 4” concrete curb
v.Bike racks with 8 outdoor spaces uncovered and 3 interior spaces within the package room
and be it further
RESOLVED: that this approval incorporates all related unresolved conditions of the January 31, 2023
Preliminary and Final Site Plan Approval Resolution.
Moved by: Correa
Seconded by: Godden
In favor: Correa, Rollman, Godden, Sutcliffe, Petrina
Against: None
Abstain: None
Absent: Khoury, Pfeffer
Vacancies: None
ADOPTED RESOLUTION City of Ithaca Planning & Development Board
Preliminary & Final Approval Site Plan Approval
Taber Street Auto
229 Cherry Street
January 28, 2025
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site
plan approval for replacing an asphalt parking lot and constructing a gravel parking area by Steven Sinn,
and
WHEREAS: the applicant proposes to replace a 169 SF gravel island with asphalt parking area northwest of
the existing building, which is an auto repair shop and construct a 12,890 SF gravel parking area north and
east of the existing building. The proposal also includes erecting a six-foot chain-link privacy fence with a
locked gated and barbed wire around the gravel parking area perimeter to protect the vehicles parked there
for maintenance. The project site is in the Cherry Street Zoning District (CSD) and is subject to Design
Review. The project will require no variances, and
WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance
§176-4 B.(1)(h)[1] and the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (11) and is subject
to environmental review, 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, 20224
declare itself Lead Agency in Environmental Review for the project, and
WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on December
17, 2024, review and accept as adequate: a Full Environmental Assessment Form (FEAF), Part 1,
submitted by the applicant, and Parts 2 and 3 prepared by Planning staff; Project Location Map C100,
Existing Conditions Plan C101, Demolition & E&SC Plan C102, Layout Plan C103, Grading &
Drainage Plan C104, Planting Plan C104A, Details C105-C109 all prepared by Sciarabba Engineering &
Design and dated 12/11/24; and other submitted materials, and
WHEREAS: interested parties have been given the opportunity to comment on the proposed project, and
any received comments have been considered, and
WHEREAS: the Planning Board did, on December 17, 2024 determine, 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: this Board did on January 28, 2025 review and accept as adequate the approved CEQR
drawings dated 12/11/24, now, therefore, be it
RESOLVED: that the Planning and Development Board does hereby grant Preliminary & Final Site Plan
Approval subject to the following:
The following conditions must be satisfied before issuance a Building Permit:
i. Submission to Planning staff of detailed planting plan and planting schedule
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
The following construction must be satisfied during the construction period
i. 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)
ii. 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)
The following conditions must be satisfied before issuance of a Certificate of Occupancy:
i. Any changes to the approved site plans must be submitted to Planning staff for review and may
require Board approval
ii. Installation of bike racks and/or bike storage
iii. Installation of any required or proposed sidewalk to the satisfaction of the City Sidewalk
Coordinator
iv. 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.
v. Submission of any required executed easement, licenses or other legal agreements involving
City property
Moved by: Correa
Seconded by: Rollman
In favor: Petrina, Correa, Rollman, Sutcliffe, Godden
Against: None
Abstain: None
Absent: Khoury, Pfeffer
Vacancies: None
ADOPTED RESOLUTION City of Ithaca Planning & Development Board
Declaration of Lead Agency MLR 201 Oak Avenue
201 Oak Avenue
January 28, 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 12,800 SF building by Charlie O’Connor, and
WHEREAS: the applicant proposes renovating the 6000 SF existing house into 5 units with 11 bedrooms
and constructing a new 12,800 SF building containing 10 units over 4 floors with 27 bedrooms. The new
building will have 3 floors above grade plane and a habitable basement. The new building will fit into the
historic character of the area with similar design elements as the surrounding buildings. The project is in
the CR-3 Zoning District and will require several variances, and
WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance
§176-4 B(1)(h)[2], and (k), and the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (11)
and is subject to environmental review, and
WHEREAS: the NYS Department of Environmental Conservation, and the Tompkins County
Department of Health, both potentially involved agencies in this action, have consented to the Planning
Board acting as Lead Agency for this project, 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: Godden
Seconded by: Correa
In Favor: Correa, Rollman, Godden, Sutcliffe, Petrina
Against: None
Abstain: None
Absent: Khoury, Pfeffer
Vacancies: None