HomeMy WebLinkAboutPC Minutes 2022-12-15 Town of Ithaca Planning Committee
Thursday, December 15, 2022
(4:15 PM Aurora Conference Room and on Zoom)
Minutes
Committee members: Rich DePaolo, Chair; Rod Howe & Margaret Johnson (via Zoom)
Board/Staff members: Director of Planning, Susan Ritter; Director of Code Enforcement, Marty
Mosely, Justin McNeal, Town Civil Engineer.
Guests: Noah Demarest, STREAM Collaborative,Vikki Wu-owner of 130 Forest Home Dr.
1. Persons to be heard: None
2. Committee announcements and concerns: None
3. Approval of November meeting minutes: Rich moved; Rod seconded. The November 17, 2022,
minutes were approved as presented.
4. 130 Forest Home Limited Historic Commercial Overlay District request: Noah Demarest of
STREAM Collaborative presented an overview of the request for a Limited Historic Commercial
Overlay District at 130 Forest Home Drive for continuation of the mixed commercial/residential use
with office on the ground floor and dwelling units on the 2nd & 3rd floor. The property is currently zoned
MDR-medium density residential. Cornell University utilized the office space and dwelling units under
the permitted use for an"institution of higher learning including dormitory accommodations", but with
the ownership now transferred from CU to a private individual, the property is no longer eligible for the
commercial/residential use.
The new owner and applicant, Vikki Wu, proposes to finish upgrades to the building with the addition of
a tenant laundry room on the office suite floor, as well as reconfiguration of the remaining space for
dedicated office use including a break room. The existing zoning requirements were discussed along
with uses, lot area/yard depth,parking regulations and structural items including the external fire escape.
No changes are proposed to stormwater flows, landscaping, or traffic impact. The alternative to the
zoning request is to modify the building to become compliant as a single-family residential use. This
was noted by the applicant as an excessive financial burden to undertake, including that she would still
need to acquire office space somewhere. She added that the required alterations could impact the
exterior of the building and compromise the historic integrity. It was also noted that a use variance or
rezoning to a multiple residential would not offer the certainties/options that rezoning to LHC would
grant.
The members of the committee present were in favor of the proposal moving forward. The applicant's
next step would be to have an exterior survey conducted and a preservation plan prepared per the
provisions in the newly adopted LHC Overlay regulations. It was agreed to have the applicant come
back to the Planning Committee with the full application and a recommendation would be made to the
Town Board for the LHC designation and Planning Board for Special Permit.
5. Staff updates and reports: Sue reported that the owner of 110 Buttermilk Falls Road East, has
expressed interest in speaking with the Planning Committee about his proposal to operate an inn in the
1
former Bed and Breakfast near the State Park entrance. This would be another application for the
Limited Historic Commercial Overlay zoning,possibly for the January meeting.
Sue then reported that two letters were sent out to large agricultural landowners (80 Acre & 70 Acre)to
inquire about interest in the Purchase and Development Rights program. Both property owners were
interested and are in the process of sending in applications. Those applications have typically come to
the Planning Committee for review and recommendation to the Town Board for the appraisal process.
The Solar Law draft amendments are with the attorney for the town for review.
RaNic was noted to be working on a traffic study which should conclude soon. Submission of a site plan
package to the Planning Board is anticipated for early 2023. A coordinated SEQR review process for
both the site plan and PDZ will involve the Village of Cayuga Height's Planning Board and Trustees
and Town of Ithaca Planning Board and Town Board.
Margaret asked for a brief update on Floral Ave discussions with the city. Rod stated there was a brief
walk that included city engineers and council representative, a NYS DOT rep, himself, and Joe Slater
(Town DPW). This was initiated by the city to look at a possible speed reduction and other safety ideas
for addressing this complicated road. A formal study would be needed to investigate the corridor in
more detail. Rod will follow up with the city and keep the committee apprised.
6. Next meeting date and upcoming agenda items: The committee agreed to continue the meeting
schedule for the 3rd Thursday each month at 3:00 p.m. for 2023, unless any changes are needed. The
next meeting will be January 19th, 2023.
The Town of Ithaca Planning Committee meeting concluded at 4:48 pm.
2