HomeMy WebLinkAbout06-28-16 Planning and Development Board Meeting Agenda
PLANNING &DEVELOPMENT BOARD
AGENDA
The regular meeting of the PLANNING &DEVELOPMENT BOARD will be held at 6:00 p.m.on JUNE 28TH,2016 in COMMON
COUNCIL CHAMBERS,City Hall,108 E.Green Street,Ithaca,NY.
AGENDA ITEM Approx.Start Time
1.Agenda Review 6:00
2.Special Order of Business:
Ithaca Landmarks Preservation Commission (ILPC)DeWitt House Update —B.McCracken,
Historic Preservation Planner
Brindley Street Bridge —Review of Revised FEAF &Comments to Lead Agency
6:01
3.Privilege of the Floor (3 minute maximum per person if you will be speaking about a project with a
scheduled PUBLIC HEARING below ,you are highly encouraged to speak at that time)
6:30
4.Subdivision Review
A.Project:Minor Subdivision 6:45
Location:312 314 W.Spencer St.
Applicant:Charlie O’Connor,Modern Living Rentals
Actions:Consideration of Preliminary &Final Subdivision Approval
Project Description:The applicant proposes to consolidate,then subdivide,three tax parcels:#105.7 1.1 and #116.
1 1,with a combined area of approximately 0.212 acres (9,234 SF),and containing an existing single family house;
and #116.1 2,measuring approximately 0.395 acres (17,206 SF)and containing an existing single family house.The
new proposed parcels will be:Lot 1,measuring 8,571 SF with approximately 166.78’of frontage on Old Elmira Road;
Lot 2,measuring 5,600 SF with approximately 45’of frontage on Old Elmira Road;and Lot 3,measuring 12,260 SF
with approximately 191’of frontage on Spencer Road and containing the two existing houses.The proposed Lot 3
requires and Area Variance for a deficient front yard setback.This is an Unlisted Action under the City of Ithaca
Environmental Quality Review Ordinance (“CEQRO”)and the State Environmental Quality Review Act (“SEQRA”)for
which the Planning Board,acting as Lead Agency made a Negative Declaration of Environmental Significance on May
24,2016.
CITY OF ITHACA
108 E. Green St. — 3rd Floor Ithaca, NY 14850-5690
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
Telephone: Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6559
Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org
Fax: 607-274-6558 Fax: 607-274-6558
APPLICANT OVERHEAD PROJECTOR NOTE:
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available to connect to our overhead
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laptops may not have a VGA port.)
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accommodation to participate,
please contact City Clerk at 274 6570 by
12:00 p.m.,the day before the meeting.
Start Times:Start times are approximate only —APPLICANTS are responsible for being available at whatever time(s)their agenda item(s)is actually discussed.
“An Equal Opportunity Employer with a commitment to workforce diversification.” 2
5.Site Plan Review
A.Project:Two Duplexes 7:00
Location:312 314 W.Spencer St.
Applicant:Charlie O’Connor,Modern Living Rentals
Actions:PUBLIC HEARING Consideration of Preliminary &Final Site Plan Approval
Project Description:The applicant proposes to construct two new 2 story duplexes.The new houses will each have
a footprint of 1,133 SF and contain a 3 bedroom unit on each floor,for a total of 4 new units.Site improvements
will include:gravel parking areas for a total of 7 spaces;walkways;landscaping;one new curb cut;street trees;and
construction of a public sidewalk along the property’s frontage on Old Elmira Road.The project is in the B 5 and R
2a Zoning Districts and has received required Area Variance This is a Type 2 Action under the City of Ithaca
Environmental Quality Review Ordinance (“CEQRO”),§175 C (8),and State Environmental Quality Review Act
(“SEQRA”),§617.5 C.(9),and is not subject to Environmental Review.
B.Project:Apartment Building 7:15
Location:201 College Ave.
Applicant:Noah Demarest,STREAM Collaborative,for Visum Development Group
Actions:PUBLIC HEARING Consideration of Preliminary Site Plan Approval
Project Description:The applicant proposes to build a 5 story apartment building on a 0.173 acre lot at the corner
of College Avenue and Bool Street.The building will contain 44 dwelling units with approximately 76 bedrooms.
The basement level will have a trash room,a fitness room with windows looking out to the street,and a bicycle
garage for approximately 20 bikes with ramp access from a doorway on Bool Street.Other proposed amenities
include landscaping,lighting,4 outdoor bike racks,and street trees.The site has a 17’difference in elevation from
the southwest corner to the northeast corner,rising from 690.00 to 707.00.Site development requires removal of
the existing 2 story wood framed house containing 1 apartment with 12 bedrooms,gravel parking area,and five
trees.The project is proposing a curb bump out that will require approval form the Board of Public Works.The
project is in the MU 1 Collegetown Area Form District (CAFD).The project has been revised so that it no longer
requires an Area Variance.This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance
(“CEQRO”),§176 4 B(1)(k)&(h)[4],and the State Environmental Quality Review Act (“SEQRA”),§617.4(b)(11),for
which the Planning Board made a negative declaration of Environmental significance on May 24,2016.
C.Project:Elmira Savings Bank 7:55
Location:602 W.State St./M.L.K.,Jr.St.
Applicant:Kim Michaels,Trowbridge Wolf Michaels Landscape Architects,LLP
Actions:Consideration of Preliminary &Final Site Plan Approval
Project Description:Applicant proposes to renovate existing two story brick building at corner of West State and
Meadow Streets for branch bank functions on first and second floor.Basement will be used for mechanical
equipment/tenant storage;also proposed is small 700 SF two story addition,necessary for vertical circulation
(stair/elevator).Site ingress/egress is provided from existing curb cuts on Meadow Street and West State Street
(egress only).Two drive through lanes will be provided for bank transactions,one of which will serve as island
station with pneumatic tube connection to remote teller,the second providing access to night deposit and ATM
station at building’s west exterior wall.17 parking spaces are proposed.Applicant also proposes to remove 2 on
street parking spaces on State St.to expand sidewalks and add street trees.Other site improvements include
landscaping,signage,and lighting.Project site consists of 3 tax parcels:72.2 13,which contains existing two story
brick building;72.2 11,which contains existing asphalt parking area and curb cut to N.Meadow St.;and 72.2 10,
which contains two houses.Project development requires consolidation of tax parcels and demolition of two
homes.Project is in WEDZ 1a Zoning District and has received the required Area Variance to allow for addition of
one story canopy on west side of building over drive through lanes.Project also requires approval for removal of
parking and curb bump out.This is an Unlisted Action under City of Ithaca Environmental Quality Review Ordinance
(“CEQRO”)and State Environmental Quality Review Act (“SEQRA”),for which the Planning Board,acting as Lead
Agency made a Negative Declaration of Environmental Significance on May 24,2016.
“An Equal Opportunity Employer with a commitment to workforce diversification.” 3
D.Project:Nine Unit Apartment Building 8:10
Location:107 S.Albany St.
Applicant:Nick Stavropoulos
Actions:Declaration of Lead Agency PUBLIC HEARING Determination of Environmental Significance
Consideration of Preliminary &Final Site Plan Approval
Project Description:The applicant proposes to construct a three story,plus basement,9 unit apartment building in
back of (and attached to)the existing two story building.The project will involve the removal of the rear 8 feet of
the existing structure and interior renovations for conversion to residential use (three units).Site improvements will
include removal of existing carport and asphalt drive,installation of landscaping,a concrete walk,and other site
amenities.The project is in the CDB 60 Zoning District and has received Design Review.This is a Type 1 Action
under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”)§176 1 B.(h)[4],and the State
Environmental Quality Review Act (“SEQRA”)§617.4(b)(11),and is subject to Environmental Review.
E.Project:Maplewood Graduate &Professional Student Housing Redevelopment Project 8:35
Location:Veteran’s Ave.(between Maple Ave.&Mitchell St.)
Applicant:Scott Whitham,Whitham Planning &Design,LLC,for Cornell University
Actions:Comments of Draft Scope for Environmental Impact Statement (EIS)
Project Description:The applicant proposes to redevelop the existing 170 unit and 372 bedroom Maplewood
housing complex into a new project with 500 600 units and up to 975 bedrooms.The units are to be a mixture of
townhomes,stacked flats,and multi family apartment buildings.The project will include a community center,some
neighborhood scaled retail,and internal circulation network,including connections to adjacent East Hill Recreation
Way,landscaping,lighting,and other amenities.The project site is approximately 17 acres —0.75 of which is in the
City of Ithaca and is proposed to contain an apartment building.The applicant intends to develop the Town portion
of the site as a Planned Development Zone (PDZ),while the City portion will comply with current R 3b Zoning District
regulations.This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”),
§176 4 B(1)(k)&(i),and the State Environmental Quality Review Act (“SEQRA”),§617.4(b)(11),and is subject to
Environmental Review.The Town of Ithaca,acting as Lead Agency for the Environmental Review of the project,
issued a Positive Declaration of Environmental Significance at its May 2016 meeting and directed the applicant to
prepare an EIS.The comment period for the Draft Scope for the EIS ends on July 7,2016.
F.SKETCH PLAN:301 E.State St.—Mixed Use Retail/Residential 8:55
6.Zoning Appeals 9:15
#3034,Area Variance,201½Wyckoff Ave.
#3035,Special Permit,202 Brookfield Rd.
#3036,Area Variance,605 N.Aurora St.
7.Old/New Business
A. Chain Works District DGEIS —Updated Schedule &Special Meeting Schedule
B. Collegetown Area Form Districts (CAFD)—Amendments to Allow Planning Board Discretion on Certain
Design Elements
C. Review of Annual Cornell U 1 Zone Parking Report
9:25
8.Reports
A.Planning Board Chair (verbal)
9:35
B.Director of Planning &Development (verbal)
C.Board of Public Works Liaison (verbal)
“An Equal Opportunity Employer with a commitment to workforce diversification.” 4
9.Approval of Minutes:July 28,2015,September 22,2015,March 22,2016,April 24,2016,&
May 24,2016 (time permitting)
9:45
10.Adjournment 9:46
ACCESSING MEETING MATERIALS ONLINE
Site Plan Review &Subdivision Applications (and Related Documents)
Site Plan Review application documents are accessible electronically via the “Document Center”on the City web site (www.cityofithaca.org/DocumentCenter),under
“Planning &Development”>“Site Plan Review Project Applications,”and in the relevant year/month folder.Subdivision application materials can be similarly located,
but in the “Subdivision Applications”folder.Zoning Appeal Materials are also accessible electronically via the “Document Center”on the City web site,under “Board of
Zoning Appeals."
Agenda
You may access this agenda (including attachments)by going to the “Agenda Center”on the City web site (www.cityofithaca.org/agendacenter),under “Planning &
Development Board.”For ease of access,a link to the most recent Planning Board agenda is always accessible on the Planning Board home page:
http://www.cityofithaca.org/354/Planning Development Board.
“An Equal Opportunity Employer with a commitment to workforce diversification.”
City of Ithaca Sidewalks
To: Lisa Nicholas, Senior Planner
From: Johnathan Licitra, Sidewalk Program Manager
Re: Site Plan Review: Project: 107 S. Albany St.
Date: 20 June 2016
According to the submitted plans, L1-Planting Plan (14 June 2016); this project will
leave the existing sidewalk on South Albany Street in-tact. The plans state that a new
concrete walk will be constructed. There is one sidewalk square (5’ x 5’) that is cracked
located in the asphalt driveway, and should be replaced with this project. Replacing this
one broken sidewalk will improve the sidewalk infrastructure in sidewalk district 3. The
proposed sidewalk should comply with the Americans with Disabilities Act (ADA) standards
(i.e. 2% cross-slope, 5 feet wide, etc.).
“An Equal Opportunity Employer with a commitment to workforce diversification.”
City of Ithaca Sidewalks
To: Lisa Nicholas, Senior Planner
From: Johnathan Licitra, Sidewalk Program Manager
Re: Site Plan Review: Project: 312 -314 W. Spencer Rd
Date: 20 June 2016
According to the submitted plans, L101-Site Layout & Utility Plan (3 June 2016); this
project will connect to the existing sidewalk on Old Elmira Road. This will improve the
sidewalk infrastructure in sidewalk district 4. Although there is a parcel connection to W.
Spencer St., there appears to be no driveway access or sidewalk proposed on W. Spencer
St. The proposed sidewalk on Old Elmira Road must comply with the Americans with
Disabilities Act (ADA) standards (i.e. 2% cross-slope, 5 feet wide, etc.)
“An Equal Opportunity Employer with a commitment to workforce diversification.”
City of Ithaca Sidewalks
To: Lisa Nicholas, Senior Planner
From: Johnathan Licitra, Sidewalk Program Manager
Re: Site Plan Review: Project: 602 W. State St.
Date: 20 June 2016
According to the submitted plans, L201-Layout Plan (14 June 2016); this project will
saw-cut and replace the existing sidewalk on North Meadow Street and West State Street.
This will improve the sidewalk infrastructure in sidewalk district 5. The proposed sidewalk is
specified on the plans to comply with the Americans with Disabilities Act (ADA) standards
(i.e. 2% cross-slope, 5 feet wide, etc.).
June 17, 2016
Mr. Charles O’Connor
Modern Living Rentals
Email address: cwoconnor@gmail.com
RE: Wetlands Investigation
312-314 West Spencer Street
Ithaca, New York
EDR Project No. 16072
Dear Mr. O’Connor:
As per your request, Environmental Design and Research, Landscape Architecture, Engineering & Environmental
Services, D.P.C. (EDR) investigated the above-referenced site to determine if any federal jurisdictional wetlands or
streams are present. As you had mentioned, in preparing the Environmental Assessment Form (EAF), the EAF Mapper
indicated that there were federal wetlands on the site. However, EDR’s review of the National Wetland Inventory (NWI)
map for this area did not show any federal wetlands occurring on site. On June 14, 2016 EDR staff Ecologist Russell
Farchione conducted a site visit to evaluate actual on-site conditions. The site visit revealed that the property consists
primarily of maintained lawn with some trees, shrubs and a roadside ditch that runs parallel to the road on the western
edge of the site. The ditch appears to have intermittent flow, with an off-site discharge into the Cayuga Inlet
approximately 250 feet to the south, on the opposite side of the road. Vegetation within the ditch consists of 95%
upland vegetation (primarily Japanese knotweed [Fallopia japonica] and brambles [Rubus sp.]) with a small patch of
cattails (Typha sp.) at the southern end. Soils within the ditch consist primarily of gravel/rock deposits with clay-loam
near the southern end. The ditch did not have any evidence of an Ordinary Highwater Mark, only drained upland areas
(road surface runoff and uplands north of the site), and appeared to have been excavated wholly within uplands.
According to the U.S. Army Corps of Engineers (USACE) Jurisdictional Guidebook (USACE, 2007), “Ditches (including
roadside ditches) excavated wholly in and draining only uplands and that do not carry a relatively permanent flow of
water generally are not jurisdictional under the CWA [Clean Water Act], because they are not tributaries or they do not
have a significant nexus to TNWs [Traditional Navigable Waters]. If a ditch has relatively permanent flow into waters
of the U.S. or between two (or more) waters of the U.S., the ditch is jurisdictional under the CWA. Even when not
themselves waters of the United States, ditches may still contribute to a surface hydrologic connection between an
adjacent wetland and a TNW.”
Based on EDR’s field review, it appears that the ditch on the project site would likely not be considered jurisdictional
by the USACE due to its intermittent flow of water, dominance of upland vegetation, lack of ordinary highwater mark,
and drainage of only upland areas. This being the case, filling/culverting the ditch should not require a Section 404
(wetland) permit from the USACE.
Mr. Charles O’Connor
June 17, 2016
Page | 2
Please contact me if you have any questions or require additional information.
Sincerely,
John D. Hecklau
Principal
Literature Cited:
United States Army Corps of Engineers (USACE). 2007. U.S. Army Corps of Engineers Jurisdictional Determination
Form Instructional Guidebook. Available at:
http://www.usace.army.mil/Portals/2/docs/civilworks/regulatory/cwa_guide/jd_guidebook_051207final.pdf. (Accessed
June 17, 2016).
PROPOSED RESOLUTION Minor Subdivision
Preliminary & Final Approval City of Ithaca Tax Parcels 105.-7-1.1, 116.-1-1, & 116.-1-2
312-314 W. Spencer St.
City of Ithaca Planning & Development Board
June 28, 2016
WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and
Development Board for a Minor Subdivision (preceded by consolidation) of City of Ithaca Tax Parcels 105.-7-1.1,
116.-1-1, and 116.-1-2, located at 312-314 W. Spencer Street by Charlie O’Connor for Modern Living Rentals, and
WHEREAS:the applicant proposes to consolidate, then subdivide, three tax parcels: #105.-7-1.1 and #116.-1-1,
with a combined area of approximately 0.212 acres (9,234 SF), and containing an existing single-family house; and
#116.-1-2, measuring approximately 0.395 acres (17,206 SF) and containing an existing single-family house. The
new proposed parcels will be: Lot 1, measuring 8,571 SF with approximately 166.78’ of frontage on Old Elmira
Road; Lot 2, measuring 5,600 SF with approximately 45’ of frontage on Old Elmira Road; and Lot 3, measuring
12,260 SF with approximately 191’ of frontage on Spencer Street and containing the two existing houses. The
project is in the R-2a and B-5 Zoning Districts. The proposed Lot 3, in the R-2a District, requires an Area
Variance for a deficient front yard setback, and
WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the
State Environmental Quality Review Act, both of which require Environmental Review, and
WHEREAS: this is considered a Minor Subdivision in accordance with the City of Ithaca Code, Chapter 290,
Article 1, §290-1, Minor Subdivision – Any subdivision of land resulting in creation of a maximum of one
additional buildable lot, and
WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving, funding,
or carrying out the action, did on April 26, 2016 declare itself the Lead Agency for the project, and
WHEREAS: this Board, acting as Lead Agency in Environmental Review, did on May 24, 2016 review and accept
as adequate: a Short Environmental Assessment Form (SEAF), Part 1, submitted by the applicant, and Part 2,
prepared by Planning staff; a draft Subdivision plat entitled “Subdivision Plan 312-314 Spender Rd (L101),” [sic]
dated 3/17/16 and prepared by STREAM Collaborative; and other application materials, and
WHEREAS: the Planning and Development Board did on May 24, 2016 determine the proposed Subdivision will
result in no significant impact on the environment and issued a Negative Declaration, and
WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other
interested parties have been given the opportunity to comment on the proposed project and any comments received
have been considered, and
WHEREAS: in a letter dated June 21, 2016 to Lisa Nicholas, Senior Planner from Edward Marx, Tompkins
County Commissioner of Planning, the County recommended the following: “As this proposal falls within the 100-
year floodplain and is adjacent to an intermittent stream we understand that the project will need to comply with
the City's Flood Damage Prevention Law (Chapter 186). The Tompkins County Hazard Mitigation Plan: 2013
Update, which the City of Ithaca helped develop and adopted, includes actions to "develop regulations to prohibit
future building in flood-prone areas as well as create incentives to encourage property owners to protect and
improve streams and buffers." We recommend that the site plan include a 50-foot pervious, vegetated buffer to the
north of the intermittent stream to help reduce flood risk and improve water quality,” and
WHEREAS: the Planning Board recognizes that the small portion of the project site that is within the 100-year
floodplain is not slated for any development and, furthermore, the City has long planned to culvertize the drainage
ditch (referred to as an intermittent stream in the above-referenced letter) to allow for the installation of a sidewalk
that will fill an important gap in the city’s sidewalk system connecting downtown neighborhoods to the Southwest
Commercial District, and which the applicant will install on the subject property, and
WHEREAS: the applicant has submitted a letter dated June 17, 2016 from John D. Hecklau, Principal of
Environmental Design and Research, to Charlie O’Connor, project sponsor, stating that, based on a field survey on
June 14, 2916, the drainage ditch on the site would not likely to be considered jurisdictional by the U.S. Army
Corps of Engineers (ACOE), and
WHEREAS: should further investigation determine that the ACOE has any jurisdiction over the drainage ditch, the
applicant will be obligated to seek any necessary permits form the ACOE, and
WHEREAS: the Planning and Development Board recognizes that information received and reviewed for this
Subdivision indicates one of the resultant parcels requires an Area Variance for relief from area requirements in the
R-2a Zoning District, and that such area variance was granted by the BZA on June 7, 2016, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant Preliminary and Final
Subdivision Approval to the proposed Minor Subdivision of City of Ithaca Tax Parcels Tax Parcels 105.-7-1.1,
116.-1-1, & 116.-1-2, located at 312-14 W. Spencer St., subject to the submission of three (3) paper copies of the
final approved plat, all having a raised seal and signature of a registered licensed surveyor.
Moved by:
Seconded by:
In favor:
Against:
Abstain:
Absent: Elliott
Vacancies: 0
PROPOSED RESOLUTION Two Duplexes
Preliminary & Final Approval 312-314 W. Spencer St.
Site Plan Review
City of Ithaca Planning & Development Board
June 28, 2016
WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and
Development Board for to duplexes to be located at 312-314 W. Spencer St., by Charlie O’Connor, and
WHEREAS: the applicant proposes to construct two new 2-story duplexes. The new houses will each have
a footprint of 1,133 SF and contain a 3-bedroom unit on each floor, for a total of 6 new units. Site
improvements will include: gravel parking areas for a total of 7 spaces; walkways; landscaping; one new
curb-cut; street trees; and construction of a public sidewalk along the property’s frontage on Old Elmira
Road. The project is in the B-5 and R-2a Zoning Districts and has received the required Area Variance
WHEREAS: this is a Type 2 Action under the City of Ithaca Environmental Quality Review Ordinance
(“CEQRO”), §175-C (8), and State Environmental Quality Review Act (“SEQRA”), §617.5 C. (9), and is
not subject to Environmental Review, 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 on June 28, 2016, and
WHEREAS: this Board, has on June 28, 2016 reviewed and accepted as adequate: drawings titled “Existing
Site (L100),” “Site Layout & Utility Plan (L101),” “Grading and Planting Plans (L102),” and “Elevations
(A202),” all dated 6/3/16 and prepared by STREAM Collaborative; and other application materials, and
WHEREAS: the Tompkins County Planning Department, and other interested parties have been given the
opportunity to comment on the proposed project and any received comments have been considered, and
WHEREAS: in a letter dated June 21, 2016 to Lisa Nicholas, Senior Planner from Edward Marx, Tompkins
County Commissioner of Planning, the County recommended the following: “As this proposal falls within
the 100-year floodplain and is adjacent to an intermittent stream we understand that the project will need to
comply with the City's Flood Damage Prevention Law (Chapter 186). The Tompkins County Hazard
Mitigation Plan: 2013 Update, which the City of Ithaca helped develop and adopted, includes actions to
"develop regulations to prohibit future building in flood-prone areas as well as create incentives to
encourage property owners to protect and improve streams and buffers." We recommend that the site plan
include a 50-foot pervious, vegetated buffer to the north of the intermittent stream to help reduce flood risk
and improve water quality,” and
WHEREAS: the Planning Board recognizes that the small portion of the project site that is within the 100-
year floodplain is not slated for any development and, furthermore, the City has long planned to culvertize
the drainage ditch (referred to as an intermittent stream in the above-referenced letter) to allow for the
installation of a sidewalk that will fill an important gap in the city’s sidewalk system connecting downtown
neighborhoods to the Southwest Commercial District, and which the applicant will install on the subject
property, and
WHEREAS: the applicant has submitted a letter dated June 17, 2016 from John D. Hecklau, Principal of
Environmental Design and Research, to Charlie O’Connor, project sponsor, stating that, based on a field
survey on June 14, 2916, the drainage ditch on the site would not likely to be considered jurisdictional by the
U.S. Army Corps of Engineers, and
WHEREAS: should further investigation determine that the ACOE has any jurisdiction over the drainage
ditch, the applicant will be obligated to seek any necessary permits from the ACOE, now, therefore, be it
RESOLVED: that the Planning Board does hereby grant Preliminary and Final Site Plan Approval to the
project, subject to the following conditions:
i. Submission of colored building elevations keyed to building materials, and
ii. Submission of building materials, and
iii. Bike racks, and
iv. All work in the City Right of Way will require a Street Permit, and
v. Submission of information documenting that endangered species are not present on the project site, and
vi. Bike racks to be installed before a Certificate of Occupancy is issued, and
vii. Written approval by the City Fire Department that all life safety access requirements have been met.
Moved by:
Seconded by:
In favor:
Against:
Abstain:
Absent: Elliott
Vacancies: 0
To: The Planning and Development Board
From: Neil H. Golder
Re: 201 College Avenue project
Date: June 20, 2016
A big building can still be a good building
The Collegetown Area Form Districts (CAFD 325-45) is “intended to implement the 2009 Collegetown Urban
Plan and Conceptual Design Guidelines, endorsed by the Common Council on August 5, 2009” (325-45.1.B).
The Collegetown Plan designates most of the 200 block of College Avenue as a “character area” called “village
residential,” with specific recommendations to building use, height, site design, materials, architectural design,
and streetscape. I have attached copies of the relevant pages (6.14 through 6.19). These recommendations
attempt to maintain and create a vibrant neighborhood. For example, “Site elements, orientation and setbacks
should enable new, higher density housing types to relate to the existing vernacular architecture and
become and active part of the streetscape.” (6.16) Also, “While the ideal housing type for the village
residential area is larger in scale than the single-family houses or rooming houses that currently sit on the street,
every effort should be made to assure that new housing relates directly to the vernacular housing that
gives such a wonderful character to the neighborhoods surrounding the area.” (6.17)
Examples
One doesn't need to be an architect to know if a building gives life to a neighborhood or takes life away from it. I
think most people know this or at least feel it unconsciously. The Egan building and 312 College Avenue are two
in the latter category. The Snaith House and the Grandview are obviously in the former.
But even a newer, modern building can be a positive addition to a neighborhood. I have given as an example 211
Linden Avenue, a building which is not exceptionally beautiful but which—with its visual interest, its setback
similar to that of surrounding houses, and its extensive trees and shrubbery out front— fits in and is not
unpleasant to walk by.
Another example of a building which is large and yet promotes life in the neighborhood is Josh Lower's at 307
College Avenue. The building in this case is big and boxy, but is similar to buildings around it in the
Collegetown core. More importantly, it not only has a residential component: it also contributes to
transportation, pedestrian comfort and shopping: it will have the Greenstar Co-op grocery store, a TCAT bus
stop, and a pedestrian walkway between College and Linden Avenues. It is a truly “mixed use” building. We can
imagine a lively street scene there: not only people living in the floors above, but people shopping for food,
people getting on and off the bus, people walking by and through the walkway chatting and socializing...
Wise Density and a vision
Certainly the 201 project increases density in the area. It provides more housing for Ithaca and more student
housing in Collegetown. I have supported and still support increased density in Ithaca. But not at any cost. Not
long ago, we used to talk about Smart Growth. Maybe now we should talk about Wise Density.
Could the developers of 201 College Avenue offer something similar? Thinking outside the box, what about a
cafe with tables out front? Or a neighborhood laundromat? A restaurant, an ice cream parlor? Affordable housing
for low income people? If this building is to be part of a future more urbanized Collegetown, why not give us
some of the benefits of living in an urban area, where people can work, study, eat, play and live in the same
place. Let it be a place that students will enjoy and that will offer pleasure to people from all over the city. Let it
be a building that really lives and that enhances the life of the neighborhood and the city.
PROPOSED RESOLUTION Apartment Building
Preliminary Approval 201 College Ave.
Site Plan Review
City of Ithaca Planning & Development Board
June 28, 2016
WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and
Development Board for an apartment building to be located at 201 College Avenue, by Noah Demarest for
Visum Development Group, and
WHEREAS:the applicant proposes to build a 5-story apartment building on a 0.173-acre lot at the corner of
College Avenue and Bool Street. The building will contain 44 dwelling units with approximately 76 bedrooms.
The basement level will have a trash room, a fitness room with windows looking out to the street, and a bicycle
garage for approximately 20 bikes with ramp access from a doorway on Bool Street. Other proposed amenities
include landscaping, lighting, 4 outdoor bike racks, and street trees. The site has a 17’ difference in elevation
from the southwest corner to the northeast corner, rising from 690.00 to 707.00. Site development will require
removal of the existing 2 story wood-framed house containing 1 apartment with 12 bedrooms, gravel parking
area, and five trees. The project is in the MU 1 Collegetown Area Form District (CAFD). The originally
proposed project required an Area Variance for rear yard setback, and
WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance
(“CEQRO”), §176-4 B(1)(k) & (h)[4], 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 did, on May 24, 2016 declare itself Lead
Agency in Environmental Review for the proposed project, and
WHEREAS: this Board, acting as Lead Agency in Environmental Review, did on May 24, 2016 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; drawings titled “Demo and Layout Plan,” “Grading and Planting
Plans,” “Level 1,” “Basement,” and “Levels 3-5,” dated 3/29/16; and “Southwest Corner Perspective,” “West
Elevation,” “East Elevation,” “South Elevation - Bool St. Façade,” and “North Elevation,” dated 4/13/16; and
“North to South Site Section,” and “East to West Site Section,” dated 5/11/16 and prepared by STREAM
Collaborative; and other application materials, and
WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and
other interested parties have been given the opportunity to comment on the proposed project and any comments
received have been considered,
WHEREAS: the City of Ithaca Planning and Development Board determined that the proposed project will
result in no significant impact on the environment and issued Negative Declaration of Environmental
Significance on May 24, 2016, and,
WHEREAS: the project met with the Design Review Committee on June 7, 2016, and
WHEREAS: this Board did on June 28, 2016 review and accept as adequate: new and revised drawings titled
“Exterior Building Materials,” “Site Materials,” “Basement Plan,” “1st and 2nd Floor Plans,” “3rd and 4th Floor
Plans,” “3rd and 4th Mezzanine Plans,” “5th Floor Plans,” “5th Floor Mezzanine Plan,” and ”Roof Plan,” dated
June 14, 2016; and “Demo and Layout Plan,” “Grading and Planting Plans,” “East and West Elevations,”
“South Elevation,” “North Elevations,” “Existing Context,” “Future Context,” “Sheet Showing Northeast,
Northwest, Southwest, and Southeast Views,” “Looking North – Existing,” “Looking North – Proposed,”
“Looking South – Existing,” “Looking South – Proposed,” “Looking West – Existing,” “Looking West –
Proposed,” “Looking East – Existing,” “Looking East – Proposed,” “Façade Details,” and an untitled drawing
showing a street-level view of the building at the corner of Bool Street and College Avenue, all dated June 21,
2016 and prepared by STREAM Collaborative; and other application materials, and
WHEREAS: the revised drawings listed above show the following changes from plans reviewed and accepted
during the Environmental Review: the repositioning of the building on the site to meet the rear yard setback
requirement of 10’; the addition of two functional entries along Bool Street to meet CAFD requirements, the
addition of a curb-cut and concrete driveway at the rear of the building, and the incorporation of architectural
details and further design development in response to Design Review Committee comments, and
WHEREAS: this Board did on June 28, 2016 determine the proposed project changes are consistent with the
environmental review and that no amendment to the Negative Declaration is required, now, therefore, be it
RESOLVED: that the Planning and Development Board does hereby grant Preliminary Site Plan Approval to
the project subject to the following conditions:
i. Submission to the Planning Board of all site details including, lighting, signage, paving, retaining walls,
fencing bike racks, site furnishings and other site amenities, and
ii. Submission of cut-sheet for metal paneling materials demonstrating that the installation provides for
reveals between panels, and
iii. Screening for rooftop mechanicals will be changed from white to gray, and
iv. Submission to the Planning Board of a location and plan for remote construction parking, and
v. Hours of noise-producing construction activities will be limited to 7:30 a.m.-6:00 p.m., Monday-Friday,
and
vi. Any work in the City Right of Way will require a Street Permit, and
vii. Before a Certificate of Occupancy is issued, there must be a fully executed permanent easement for
access, use, and maintenance of public sidewalk on private property.
Moved by:
Seconded by:
In favor:
Against:
Abstain:
Absent: Elliott
Vacancies:
Direct-View LED Traffic Controller
TCL734GG-115
PRODUCT ID
12474
DIMENSIONS
7" H x 34" W x 2.5" D
CONSTRUCTION
Cabinet: 1-piece, corrosion resistant, extruded aluminum frame, 2.5" deep.
Cabinet Finish: Duranodic Bronze
Face Material: 1/8" thick, impact resistant, smoke-tinted polycarbonate
(5109)
Faces: Single faced sign
ELECTRICAL
UL/cUL Listed: Listed for wet locations
Voltage: 120 VAC
MESSAGE
Illumination: Super bright direct view LEDs. Message blanks out when off.
LED Viewing Angle: Wide Angle
NOTE: Other colors, voltages, cabinet sizes, cabinet styles and paint
finishes are available upon request.
MESSAGE COLOR HEIGHT AMPS
ATM Green Wide Angle 3.5"0.029
OPEN Green Wide Angle 3.5"0.040
Product View NOTE: Sign image may not exactly represent the finished product. For illustration purposes only.
REV 0 | 01302015 | AV
7"
34"2.5"
iSigns
7625 Birkmire Drive
Fairview, PA 16415
Version 1 (2015-01-30 14:22:20)
Proudly Made in the USA
Direct-View LED Traffic ControllerTCL734GR-100
PRODUCT ID6083
DIMENSIONS7" H x 34" W x 2.5" D
CONSTRUCTIONCabinet: 1-piece, corrosion resistant, extruded aluminum frame, 2.5" deep.Cabinet Finish: Duranodic BronzeFace Material: 1/8" thick, impact resistant, smoke-tinted polycarbonate(5109)Faces: Single faced sign
ELECTRICALUL/cUL Listed: Listed for wet locationsVoltage: 120 VAC
MESSAGEIllumination: Super bright direct view LEDs. Message blanks out when off.LED Viewing Angle: Wide Angle
NOTE: Other colors, voltages, cabinet sizes, cabinet styles and paintfinishes are available upon request.
MESSAGE LED/COLOR HEIGHT AMPS
OPEN Green Wide Angle 3.5"0.041CLOSEDRed Wide Angle 3.5"0.031
Product View NOTE: Sign image may not exactly represent the finished product. For illustration purposes only.
REV 0 | 02032015 | AV
7"
34"2.5"
iSigns
7625 Birkmire Drive
Fairview, PA 16415
Version 2 (2015-02-03 10:52:05)
Proudly Made in the USA
PROPOSED RESOLUTION Building Expansion &Renovations
Preliminary & Final Approval 602 W. State St. (Elmira Savings Bank)
Site Plan Review
City of Ithaca Planning & Development Board
June 28, 2016
WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and
Development Board for building renovations, expansion, and site improvements to be located at 602 W. State Street
by Trowbridge Wolf Michaels Landscape Architects, LLP, and
WHEREAS:the applicant proposes to renovate existing two-story brick building at the corner of West State and
Meadow Streets for branch bank functions on the first and second floor. Basement will be used for mechanical
equipment and tenant storage; also proposed is a small 700-SF two-story addition, necessary for vertical circulation
(stair and elevator). Site ingress/egress is provided from existing curb-cuts on Meadow Street and West State Street
(egress only). Two drive-through lanes will be provided for bank transactions, one of which will serve as an island
station with pneumatic-tube connection to remote teller. The second will provide access to a night deposit and ATM
station at the building’s west exterior wall. 17 parking spaces are proposed. Applicant also proposes to remove 2 on-
street parking spaces on State St. to expand the sidewalks and add street trees. Other site improvements include
landscaping, signage, and lighting. Project site consists of 3 tax parcels: 72.-2-13, which contains existing two-story
brick building; 72.-2-11, which contains existing asphalt parking area and curb-cut to N. Meadow St.; and 72.-2-10,
which contains two houses. Project development will require consolidation of tax parcels and demolition of two
homes. Project is in the WEDZ-1a Zoning District and has received the required Area Variance to allow for the
addition of one-story canopy on west side of building over the drive-through lanes, and
WHEREAS: this is an Unlisted Action under City of Ithaca Environmental Quality Review Ordinance (“CEQRO”)
and State Environmental Quality Review Act (“SEQRA”), and requires 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 May 24, 2016 declare itself Lead Agency
in Environmental Review for the proposed project, 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 on May 24, 2016, and
WHEREAS: this Board, acting as Lead Agency in Environmental Review, did on May 24, 2016 review and accept as
adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Part 2, prepared by
Planning staff; drawings titled “Erosion, Sediment Control and Demolition Plan (C101),” “Utility Plan and Details
(C102),” “Demo Plan (L101),” “Layout Plan (L201),” “Grading Plan (L301),” “Planting Plan (L401),” “Site Details
(L501 & L502),” “First Floor Plan (A1.1),” “Second Floor Plan (A1.2),” “East Elevation (A2.1),” “North Elevation
(A2.2),” “South Elevation (A2.3),” “West Elevation (A2.4),” and “Perspectives (A3.1 & A3.2),” all dated April 15,
2016, and prepared by HOLT Architects; and other application materials, and
WHEREAS: the City of Ithaca Conservation Advisory Council, and other interested parties have been given the
opportunity to comment on the proposed project and any comments received have been considered, and
WHEREAS: the City of Ithaca Planning and Development Board did on May 24, 2016 determine the proposed
project would result in no significant impact on the environment and issued a Negative Declaration of Environmental
Significance, and
WHEREAS: the Board has on June 28, 2016 reviewed and accepted as adequate the following new and revised
drawings titled: “Layout Plan (L201),” “Planting Plan (L410),” “East Elevation (A2.1),” “North Elevation (A2.2),”
“South Elevation (A2.3),” “West Elevation (A2.4),” “Perspectives (A3.1 & A3.2),” and “Exterior Lighting
Photometrics,” all dated June 15, 2016; and “Signage (A4-1),” dated June 14, 2016, and all prepared by HOLT
Architects; and other application materials, now, therefore, be it
RESOLVED: that the Planning Board does hereby grant Preliminary and Final Site Plan Approval to the project
subject to the following conditions:
i. Submission in writing that concern of City Transportation Engineer regarding the State Street ingress/egress
have been satisfied, and
ii. Subject to City approval, street trees should be added to the State Street side of the project, such that their
location and shape do not impede vehicular lines of sight, and
iii. Submission of a corrected sheet “A3.2,” and
iv. Submission of revised west and north elevations to show utility boxes, and
v. Any work in the City Right of Way will require a Street Permit, and
vi. Before a Certificate of Occupancy is issued, there must be a fully executed permanent easement for access,
use, and maintenance of public sidewalk on private property.
Moved by:
Seconded by:
In favor:
Against:
Abstain:
Absent: Elliott
Vacancies: 0
PROPOSED RESOLUTION Nine-Unit Apartment Building
Declaration of Lead Agency 107 S. Albany St.
Site Plan Review
City of Ithaca Planning & Development Board
June 28, 2016
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: an application has been submitted for review and approval by the City of Ithaca Planning and
Development Board for a nine-unit apartment building/addition to be located at 107 S. Albany Street, by
Nick Stavropoulos, and
WHEREAS: the applicant proposes to construct a three-story, plus basement, nine-unit apartment building
in back of (and attached to) the existing two-story building. The project will involve the removal of the rear
8 feet of the existing structure and interior renovations for conversion to residential use (three units). Site
improvements will include removal of existing carport and asphalt drive, installation of landscaping, a
concrete walk, and other site amenities. The project is in the CDB-60 Zoning District and has received
Design Review, and
WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance
(“CEQRO”), §176-1 B. (h)[4], and the State Environmental Quality Review Act (“SEQRA”),
§617.4(b)(11), and is subject to Environmental Review, now, therefore, be it
WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving
and funding or carrying out the action, is by way of this resolution declaring itself Lead Agency in
Environmental Review for the proposed project.
Moved by:
Seconded by:
In favor:
Against:
Abstain:
Absent: Elliott
Vacancies: 0
PROPOSED RESOLUTION Nine-Unit Apartment Building
CEQR Negative Declaration 107 S. Albany St.
Site Plan Review
City of Ithaca Planning & Development Board
June 28, 2016
WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and
Development Board for a nine-unit apartment building/addition to be located at 107 S. Albany Street, by Nick
Stavropoulos, and
WHEREAS: the applicant proposes to construct a three-story, plus basement, nine-unit apartment building in
back of (and attached to) the existing two-story building. The project will involve the removal of the rear 8 feet
of the existing structure and interior renovations for conversion to residential use (three units). Site
improvements will include removal of existing carport and asphalt drive, installation of landscaping, a concrete
walk, and other site amenities. The project is in the CDB-60 Zoning District and has received Design Review,
and
WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance
(“CEQRO”), §176-1 B. (h)[4], and the State Environmental Quality Review Act (“SEQRA”), §617.4(b)(11),
and is subject to Environmental Review, and
WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and
funding or carrying out the action, did on June 28, 2016 declare itself Lead Agency in Environmental Review for
the proposed project, and
WHEREAS: this Board, acting as Lead Agency in Environmental Review, has on June 28, 2016 reviewed and
accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and
Parts 2 and 3 prepared by Planning staff; drawings titled “Survey Map No. 107 South Albany Street, City of
Ithaca, Tompkins County, New York,” prepared by T.G. Miller, P.C. and dated 3/3/11; and “Site Plat Plan, E&S,
Demo and Excavation” [undated and drawn on Site Plan dated 3/21/16] and “Demolition Plan,” dated 5/31/16,
and “Site and Partial Landscape Plan,” dated 6/2/16; and “ Basement Plan (A-100),” “First Floor Plan (A-101),”
“Second Floor Plan (A-102),” and “Third Floor Plan (A-103),” dated 3/21/16; and “Elevations (A-201 & A-
202),” and “Renderings (A-203 & A-204),” with a last revision date of 6/13/16, and all prepared by Lawrence P.
Fabbroni PE, LC; and “Planting Plan (L-1),” dated 6/14/16 and prepared by Empire Landscape Architecture; and
other application materials, and
WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and
other interested parties have been given the opportunity to comment on the proposed project and any received
comments have been considered, and
WHEREAS: as more fully documented in the FEAF, Part 3, the applicant has incorporated architectural
elements to make the building more compatible with both the existing building, as well as the adjacent Historic
District, 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 that a Negative Declaration for 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:
Seconded by:
In favor:
Against:
Abstain:
Absent: Elliott
Vacancies: 0
PROPOSED RESOLUTION Nine-Unit Apartment Building
Preliminary & Final Approval 107 S. Albany St.
Site Plan Review
City of Ithaca Planning & Development Board
June 28, 2016
WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development
Board for a nine-unit apartment building/addition to be located at 107 S. Albany Street, by Nick Stavropoulos, and
WHEREAS: the applicant proposes to construct a three-story, plus basement, nine-unit apartment building in back of
(and attached to) the existing two-story building. The project will involve the removal of the rear 8 feet of the existing
structure and interior renovations for conversion to residential use (three units). Site improvements will include removal
of existing carport and asphalt drive, installation of landscaping, a concrete walk, and other site amenities. The project is
in the CDB-60 Zoning District and has received Design Review, and
WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”),
§176-1 B. (h)[4], and the State Environmental Quality Review Act (“SEQRA”), §617.4(b)(11), and is subject to
Environmental Review, and
WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or
carrying out the action, did on June 28, 2016 declare itself Lead Agency in Environmental Review for the proposed
project, 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 on June 28, 2016, and
WHEREAS: this Board, acting as Lead Agency in Environmental Review, has on June 28, 2016 reviewed and accepted
as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 and 3
prepared by Planning staff; drawings titled “Survey Map No. 107 South Albany Street, City of Ithaca, Tompkins County,
New York,” prepared by T.G. Miller, P.C. and dated 3/3/11; and “Site Plat Plan, E&S, Demo and Excavation,” [undated
and drawn on Site Plan dated 3/21/16]; and “Demolition Plan,” dated 5/31/16; and “Site and Partial Landscape Plan,”
dated 6/2/16; and “Basement Plan (A-100),” “First Floor Plan (A-101),” “Second Floor Plan (A-102),” and “Third Floor
Plan (A-103),” dated 3/21/16; and “Elevations (A-201 & A-202),” and “Renderings (A-203 & A-204),” with a last
revision date of 6/13/16, and all prepared by Lawrence P. Fabbroni, PE, LC; and “Planting Plan (L-1),” dated 6/14/16
and prepared by Empire Landscape Architecture; and other application materials, and
WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other
interested parties have been given the opportunity to comment on the proposed project and any received comments have
been considered, and
WHEREAS: as more fully documented in the FEAF, Part 3, the applicant has incorporated architectural elements to
make the building more compatible with both the existing building, as well as the adjacent Historic District, and
WHEREAS: the City of Ithaca Planning and Development Board did on June 28, 2016 determine the proposed project
will result in no significant impact on the environment and issued a that a Negative Declaration, now, therefore, be it
RESOLVED: that the Planning Board does hereby grant Preliminary and Final Site Plan Approval to the project subject
to the following conditions:
i. Submission of detail showing window assembly with sill added, and
ii. That the large sign currently on the existing building will be removed, and
iii. All work in the City Right of Way will require a Street Permit, and
iv. Tree planting in the City Right of Way will require approval from the City Forester, and
v. Bike racks to be installed before a Certificate of Occupancy is issued, and
vi. Written approval by the City Fire Department that all life safety access requirements have been met.
Moved by:
Seconded by:
In favor:
Against:
Abstain:
Absent: Elliott
Vacancies: 0
ZONING APPEAL SUMMARIES,
WORKSHEETS, &
SUPPLEMENTARY MATERIALS
NOT PROVIDED EARLIER
1
ZONING APPEAL #3034 201½ WYCKOFF AVENUE
(PETRU PETRINA)
Appeal of Petru Petrina for Area Variances from Section 325-8, Column 6, Lot Area, Column 7, Lot
Width at Street, Column 10, Lot Coverage, Column 11, Front Yard, Column 12, Side Yard, and
Column 13, Other Side Yard, requirements of the Zoning Ordinance. The applicant is proposing to
use the existing dwelling located at 201½ Wyckoff Avenue as a two-family dwelling. This property
received variances to add various additions to the single-family home. Zoning Appeal #1426 was
granted on April 5, 1982 to previous owner, Mary Boynton. This variance was for raising the roof over
the existing garage and creating a bedroom, study, and bathroom in the second-floor addition.
Subsequently, a permit was issued on March 20, 1987 to the current owner to add a kitchen to the
garage addition, creating a live-in space with access from the main dwelling. Then, in June 1996, Mr.
Petrina was granted a variance to construct a two-story addition on the west and south sides of the home
to further improve the property. Not until 2005 was it discovered a separation was installed, separating
the owner-occupied portion of the home from the live-in portion, which created a second unit. The
owner would like to maintain the current configuration as two units.
The property has existing deficiencies in lot area, lot width at street, lot coverage, front yard, and both
side yards that will not be exacerbated by the proposal. 201½ Wyckoff Avenue is located in an R-2a
residential use district in which the proposed use is permitted. However, Section 325-39 requires a
variance be granted before a Certificate of Compliance is issued.
CITY OF ITHACA
Board of Zoning Appeals – Notice of Appeal
City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-3034Address201½ Wyckoff AvenueUse DistrictR-2aDate7/5/2016ApplicantPetru PetrinaOwnerPetru PetrinaApplication Type:Area VarianceColumn Number234567891011121314/1516Column Title UseAccessory UseOff-Street ParkingOff-Street LoadingLot Area (Sq. Feet)Lot Width (Feet)Number of StoriesHeight in Feet% of Lot CoverageFront Yard Side YardOther Side YardRear yard: % of depth or number of feet, whichever is lessMinimum Building HeightExisting Condition and Use1 Family w/4BR3 3354.12 6' 3 28+48.56% 2.5' 4' .3' 33.5' or 35%District Regulations for ExistingOne and Two Family Zone2None Required5000 45 3 35 30% 25 10 1025% or 50' but not less than 20'NoneNote Non-Conforming Conditions* Def. OK N/A Def. Def. OK OK Def. Def. Def. Def. OK N/AProposed Condition and/or Use2 Family 3 3354.12 6' 3 28+48.56% 2.5' 4' .3' 33.5' or 35%District Regulation for ProposedOne and Two Family Zone2None Required5000 45 3 35 30% 25 10 1025% or 50' but not less than 20'NoneNote Non-Conforming Conditions for ProposalVariance RequiredN/A OK N/A Def. Def. OK OK Def. Def. Def. Def. OK N/ANotes: This property has had five variances that were proposed. BZA-1426, the variance was granted and the work was performed.BZA-1862, this variance was denied.BZA-1867, the variance was granted, but the work was never performed.BZA-1935, applicant withdrew the appeal at the meeting.BZA-2297, initial proposal included an addition to the rear of the building, final approval was limited to the north and west side of the building.
1
ZONING APPEAL #3035 202 BROOKFIELD ROAD
(MICHAEL THORNE)
Appeal of Michael and Pamela Thorne for an Accessory Apartment Special Permit from Section 325-
10, Accessory Apartments, requirements of the Zoning Ordinance. The applicant proposes to construct
an accessory apartment at the property located at 202 Brookfield Road. The applicant proposes to rent
the apartment to help with monthly mortgage payments and eventually use the space for an elderly
parent.
The accessory apartment will have a separate entrance and be located in the basement level of the
existing home. The apartment will contains kitchen, bathroom, and have approximately 196 SF of
habitable living space. Section 325-10 D. (4) requires accessory apartments not exceed 33 % of the
total habitable floor area within the primary dwelling. The apartment will be 8.22%, meeting the
requirement of the Zoning Ordinance.
The 202 Brookfield Road property is in an R-1a Zoning District where the installation of an accessory
apartment is permitted. However, Section 325-10 requires the Board of Zoning Appeals grant a Special
Temporary Permit for the accessory use prior to issuance of a Building Permit.
CITY OF ITHACA
Board of Zoning Appeals – Notice of Appeal
City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-3035Address202 Brookfield RoadUse DistrictR-1aDate7/5/2016ApplicantMichael & Pamela ThorneOwnerMichael & Pamela ThorneApplication Type:Special PermitColumn Number23 4567891011121314/1516Column Title UseAccessory UseOff-Street ParkingOff-Street LoadingLot Area (Sq. Feet)Lot Width (Feet)Number of StoriesHeight in Feet% of Lot CoverageFront Yard Side YardOther Side YardRear yard: % of depth or number of feet, whichever is lessMinimum Building HeightExisting Condition and UseOne Family Dwelling3 45302 181.55' 1 14' 0.06% 32.5' 118' 34.4' 100' or 41%District Regulations for ExistingOne Family Zone2None Required10,000 75 3 35 20% 25 10 1025% or 50' but not less than 20'NoneNote Non-Conforming ConditionsOK OK N/A OK OK OK OK OK OK OK OK OKProposed Condition and/or UseOne Family DwellingAccessory Apt.3 45302 181.55' 1 14' 0.06% 32.5' 118' 34.4' 100' or 41%District Regulation for ProposedOne Family ZonePermitted 3None Required10,000 75 3 35 20% 25 10 1025% or 50' but not less than 20'NoneNote Non-Conforming Conditions for ProposalOKSpecial Permit RequiredOK N/A OK OK OK OK OK OK OK OK OK N/ANotes:
1
ZONING APPEAL #3036 605 NORTH AURORA STREET
(SHELLEY KNICKERBOCKER)
Appeal of Shelley Knickerbocker of Access to Independence on behalf of owners Paul and Jen Mutolo
for an Area Variance from Section 325-8, Column 11, Front Yard, Column 12, Side Yard, and Column
13, Other Side Yard dimensions, of the Zoning Ordinance. The applicant proposes to construct an
accessible ramp on the property located at 605 N. Aurora Street. The ramp is designed to assist the
owner’s son to access the bus from the front of the home and will extend to the garage entry door in
the rear of the property. Due to the rise and run requirements of the NYS Residential Code, the ramp
will extend from the front yard to the rear yard, incorporating a series of ramps and level landings on
the north side of the property. In the front yard, the ramp will be set back 11’ from the front property
line and positioned approximately 4’ from the property line. In the rear yard, the ramp will be
positioned approximately 6” from the side lot line. The ordinance requires the side yard to be 10’. The
property has existing deficiencies in the front yard and other side yard that will not be exacerbated by
the proposal.
The property is located in an R-2b residential use district in which the proposed use is permitted.
However, Section 325-38 requires that a variance be granted before a Building Permit is issued.
CITY OF ITHACA
Board of Zoning Appeals – Notice of Appeal
City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-3036Address605 N. Aurora StreetUse DistrictR-2bDate07/05/16ApplicantPaul & Jen MutoloOwnerPaul MutoloApplication Type:Area VarianceColumn Number234567891011121314/1516Column Title UseAccessory UseOff-Street ParkingOff-Street LoadingLot Area (Sq. Feet)Lot Width (Feet)Number of StoriesHeight in Feet% of Lot CoverageFront Yard Side YardOther Side YardRear yard: % of depth or number of feet, whichever is lessMinimum Building HeightExisting Condition and UseTwo Family Dwelling2 5,199.70 40.75' 2 27'+33.90% 8' 9.5' 1.08' 59.5' or 46.6%District Regulations for ExistingTwo Family Zone2None Required3,000 35 3 35 35% 10 10 525% or 50' but not less than 20'NoneNote Non-Conforming ConditionsOK N/AOK N/A OK OK OK OK OK Def. Def. Def. OK N/AProposed Condition and/or UseTwo Family Dwelling2 5,199.70 40.75' 2 27'+41.30% 8' 6" 1.05' 59.5' or 46.6%District Regulation for ProposedTwo Family Zone2None Required3,000 35 3 35 35% 10 10 525% or 50' but not less than 20'NoneNote Non-Conforming Conditions for ProposalOK N/AOK N/A OK OK OK OK OK *Def. Def. Def. OK N/ANotes:The beginning of the ramp in the front yard will be located approximately 11' from the property line.
2
The revision took into account that students,employees,and visitors going to Cornell Campus who use
the bus or other ride share program,instead of their car,should be excluded from the total number of
parking spaces Cornell needs to provide on campus.
Determining Number of Parking Spaces Needed on Main Campus
The number of parking spaces required under the U 1 Ordinance on main campus is based on the results
of a survey conducted by the Travers Association in 1998.This survey derived a correlation between full
time undergraduates,graduates,and employees and a specified ratio of parking spaces that should be
provided for each.Travers’parking ratios are:
(1)one parking space per every seven full time undergraduates;
(2)one parking space for every two full time graduate students;
(3)three parking spaces for every four full time employees;and
(4)one parking space for every 25 persons in the group of undergraduates,graduates,and employees.
(This ratio,in part,accounts for visitors on campus.)
When the parking ratio for each user group is multiplied by the yearly population of each group on
campus,the number of parking spaces for each group can be derived.Adding the parking space
requirements for all three groups together,plus one additional space for each 25 undergraduates,
graduates,and employees,results in the number of campus parking spaces needed before credit is
allocated for TDM participation.
As stated earlier,this calculated number of parking spaces on campus is proportionately reduced by the
number of people using Cornell’s TDM program.Credit for TDM transportation is calculated by applying
the Travers’ratios for determining parking spaces to the specific population of students,employees,and
visitors using the TDM program.The sum calculated for TDM program participation is subtracted from
the original number of required parking spaces determined for Cornell’s entire population of students,
employees,and visitors.With this reduction,Cornell not only benefits from the TDM program,because
there are fewer vehicles on campus,but also the continued increase in TDM program participation may
mean that land once required for parking spaces can be used for other purposes.
Cornell’s Efforts to Increase TDM Participation
Since the inception of the TDM ridership program,participation has led to the overall reduction of
required parking spaces on Cornell’s main campus.Currently,Cornell continues to use an incentive
program where all new students are provided a free one year bus pass.This program introduces new
students to the convenience of the TDM program and leads to many continuing to participate in the
program until graduation.
Furthermore,the TDM program supports the car share program and has also helped implement a
community van pool program,which uses two vans from independent contractors to transport various
groups throughout Tompkins County.The car share,car pooling,and van pool programs help increase
alternative ridership.All the issues listed above have had and will have some impact on the required
number of parking spaces on Cornell’s main campus,listed in the reports dating from 2007 to present.
If Cornell continues to draw participants into the TDM and rideshare program,then the likelihood is that
Cornell will have sufficient parking on campus because of the parking credit rewarding the TDM program.
In the 2015 2016 school year,participation in the TDM program increased among undergraduates,
graduates,and in the total population categories.While the number of Cornell’s employees participating
in the ridership program has declined over the past two school years,overall,there is no indication that
interest in riding the bus to and from Cornell or participating in ridesharing is dwindling.
3
Required Annual Report
In reviewing the statistics for the 2015 2016 school year that Cornell’s Campus Planning Office provided,
Cornell shows in its timely submitted report that there are sufficient parking spaces on the main campus
to meet the U 1 Zoning District parking requirements.As required in the City Zoning Ordinance,§325 20
J.,this report also provides an annual parking inventory spreadsheet,a summary of the parking changes
that have occurred in the preceding year,and a report on whether more than 25 parking spaces have
been removed from any parking lot.
Requirements Under Part §325 20 J.(7)
Section §325 20.J.(7)states that as of 2006,every 5 years,Cornell shall submit a new “Main Parking
Inventory Map.”The map must provide the names of prominent buildings and roads for the sake of
geographical reference,and must provide inventory control numbers for parking areas.Cornell
submitted a new 24”x36”map in 2011.This map has the names of Cornell’s main buildings and inventory
control numbers designating where parking is located.This year,as required,Cornell submitted a new
updated 24”x36”inventory map.In addition,Cornell submitted an updated 8.5’x11”Main Parking
Inventory Map showing the current location of parking areas on campus,which is ATTACHED for reference.
Requirements Under Part §325 20 J.(10)(a)
The requirements under Parking for the U 1 Zoning District also state under §325 20.J.(10)(a)that every
year the Director of Zoning Administration will be provided with an updated “parking inventory
spreadsheet and summary.”This control sheet is also ATTACHED to this report.The parking inventory
spreadsheet provides parking lot identification numbers and the number of parking spaces available in
each lot;and it provides the total number of parking spaces on campus.
According to part §325 20 J.(8),this parking inventory must also provide a summary of parking changes.
These changes list the number of spaces added back to the inventory,newly created spaces,temporarily
removed spaces,permanently removed spaces,and inventory errors.
Requirements Under Part §325 20 J.(11)
This part states that whenever 25 parking spaces have been permanently deleted since the last report,
Cornell must provide a report stating where the parking spaces were removed from and provide the total
number of remaining parking spaces.This year,no parking lots have experienced a permanent loss of
parking spaces.Seven parking lots have temporarily lost a total of 95 spaces,but these losses are due to
construction projects.Parking will be restored to these lots once these construction projects are
completed.Cornell’s parking report also shows 21 spaces were permanently added to lot #3055 and 39
spaces were permanently added to lot #4015.There are a total of 11,579 parking spaces this year on
main campus —a decrease of 35 parking spaces from last year.
Supplementary Chart
Along with this memorandum,I have ATTACHED a supplementary chart entitled “Cornell Parking 2015
2016.”This chart provides a count of full time undergraduates,graduate students,and employees
enrolled in the 2015 2016 school year,and a count of full time undergraduates,graduates,and employees
participating in the TDM program.This information was provided by Cornell in accordance with part §325
20 J.(10)of the Zoning Ordinance.It is from this information that the required number of parking spaces
on campus can be derived.The chart shows:
(1)How many parking spaces are required without credit for TDM participation;
(2)The number of parking spaces credited for participation in the TDM;
(3)The total number of required parking spaces;and
(4)The excess number of parking spaces on main campus.
4
Finally,using the information found in Cornell’s report and applying the regulations under §325 20 J.(2)
(a)and (b),I have determined that not only does Cornell University comply with the U 1 Parking Ordinance
requirements,but it has 3,938 parking spaces in excess of the overall on campus parking requirement.
The University’s report and my review are required to be submitted to the Planning Board for its review
and comment.The report must also be provided to the City of Ithaca Director of Planning and
Development,the Town of Ithaca Zoning Officer,and the Village of Cayuga Heights.
I hope this information regarding Cornell’s main campus parking spaces and TDM ridership is useful to the
Planning Board.
If you have any questions regarding Cornell’s parking report and my determination of compliance,please
do not hesitate to contact me at 274 6550.
cc:JoAnn Cornish,Director of Planning &Development
Brent Cross,Zoning Officer,Village of Cayuga Heights
Bruce Bates,Zoning Officer,Town of Ithaca
Reed Huegerich,Senior Planner,Campus Planning Office,Cornell University
Total Spaces on Campus:11,614 11,579
Required Spaces without TDM* Participation
Undergraduates (14,282 ÷ 7 =) 2,041 (14,024 ÷ 7 =) 2,003
Graduates (7,397 ÷ 2 =) 3,699 (6,909 ÷ 2 =) 3,455
Employees (8,439 × 0.75 =) 6,330 (9,073 × 0.75 =) 6,805
Total Population (30,118 ÷ 25 =) 1,205 (30,006 ÷ 25 =) 1,200
13,275 13,463
TDM Participation for Parking Reduction
Undergraduates (5,422 ÷ 7 =) 775 (5,641 ÷ 7 =) 806
Graduates (4,330 ÷ 2 =) 2,165 (4,353 ÷ 2 =) 2,177
Employees (3,265 × 0.75 =) 2,449 (3,086 × 0.75 =) 2,315
Total Population (13,017 ÷ 25 =) 521 (13,080 ÷ 25 =) 524
5,910 5,822
Parking Adjusted for TDM Participation
Required Spaces —Unadjusted 13,275 13,463
Number of Spaces Deducted for TDM 5,910 5,822
Required Parking 7,365 7,641
Available Parking:11,614 11,579
Required Parking:7,365 7,641
Excess Parking:4,249 3,938
* Transportation Demand Management (TDM)
Note: Fractions rounded up to the nearest whole number.
Date: 6/21/14
Author: Phyllis Radke, Director of Zoning Administration
Zoning Division
Planning, Building, Zoning, & Economic Development Department
City of Ithaca
2014 2015
Cornell University Annual Report —Compliance with Requirements of
Zoning Ordinance,§325 20.J.,Parking for the U 1 Zoning District
2015-2016