HomeMy WebLinkAboutPC Minutes 2024-07-18 Town of Ithaca Planning Committee
Thursday,July 18,2024
(3:00 PM Aurora Conference Room and on Zoom)
Minutes
Committee members present: Rich DePaolo, Chair; Rod Howe. Margaret Johnson
Board/Staff members: Director of Planning C.J. Randall; Director of Codes Marty Moseley;Nick Quilty-
Koval, Town Planner; Dave O'Shea, Senior Civil Engineer; Justin McNeal, Civil Engineer.
Guests: Amabel Cottage Court: Susan Cosentini of New Earth Living. Maplewood II project team on Zoom
and in person including but not limited to: Michele Palmer, Jacob von Mechow and Scott Whitham, Whitham
Planning Design Landscape Architecture; Henry Weinberg, CBT Architects; Mike Kavanaugh, Greystar
Development; Andrew Beckman, Wes Gevaris.
1. Persons to be heard: None.
2. Committee announcements and concerns: None
3.Approval of June meeting minutes: Rich moved, Rod seconded. The June 20, 2024, minutes were
approved with a few minor corrections. 3 Ayes.
4. Amabel Cottage Court concept proposal presentation. Sue Cosentini of New Earth Living submitted a
preliminary description and proposal for eight(8) one-bedroom standalone homes at 615 Five Mile Drive.
There are a few existing steel buildings that are used for a taxi service, fleet maintenance and storage along with
other plumbing and remodeling company offices. The parcel is two(2) acres, but a large permanent NYSDEC
easement and stream setbacks restricts the potential for redevelopment. Applicant states the property has been
for sale for several years and is adjacent to the developer's current Amabel pocket neighborhood; the new
development could potentially connect to the private existing sanitary sewer system and the encumbered area
would serve as open-park type space for the parcel.
Staff and committee's initial comments were that the area is walkable, close to transportation network and trails
and the housing type is needed in the area. The site constraints and the existing LDR zoning seem to be the
largest factors, however the committee was not opposed to the described concept being pursued further. It was
noted that the existing Amabel neighborhood was achieved by a cluster subdivision and a Planned Development
Zone (PDZ) approach.
5. Continue review of Maplewood II development rezoning proposal. Michelle Palmer of Whitham Design
presented a memo with an updated draft PDZ language proposal as well as the Executive Summary (dated July
8, 2024, prepared by Gordon T. Stansbury, P.E., PTOE of GTS Consulting) excerpt from the Traffic Impact
Assessment that was briefly mentioned at the last committee meeting.
Committee members asked for clarification regarding acceptable levels of service: for example, considering that
the levels of service are ranked A-F, is D considered acceptable? It was asked if a formal commitment from
TCAT to add a bus stop and shelter has been made and noted that the frequency of the bus service should be a
large factor in the selection of a bus stop location. The Maplewood team noted there previously was a bus stop
and shelter in the area and it may be preferred for the bus to enter the development, utilizing the wider streets
rather than stopping on Maple Avenue).
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Improving the streetscape along Maple Ave was discussed, including walkability to the trails and connection to
East Hill Plaza. Comments related to the parking area and street designs were concerns about the perpendicular
parking and bicyclist safety, shared lane versus dedicated bike lane possibilities. The developer noted there are
internal sidewalks proposed and new sidewalks along the front of the development on the south side of Maple
Ave. The paving surfaces were discussed and a material pallet with a contemporary design approach was shown
with an eye level view. Double rows of trees were shown as a way to help mitigate the scale of the tallest
building. Engineering noted that no trees should be in the Maple Avenue right-of-way.
The committee then discussed the proposed setbacks of 0'-20'; committee members asked whether zero is even
feasible. Setbacks for the accessory buildings within the development will also need to be identified. The
committee did not want the 5-story building to be intrusive to the neighborhood. Marty noted the front fagade
needed a definition added to the language as primary, corner and side are all the same.
It was also discussed whether the proposed 5% of the parking spaces proposed to be designated for electronic
vehicles was adequate and whether bike and scooter charging, and storage were also adequate.
The Applicant team will continue to revise and develop the concept plan and PDZ language, and a site visit will
be scheduled soon.
6. Continue consideration of proposed amendments to add EV charging stations as uses to the Town
Zoning Code. C.J. explained that the Attorney for the Town suggested further revisions to help simplify the
draft code amendment to add electric vehicle charging as a use. Committee members were in favor of the
language as amended to move forward to the Town Board for consideration in August.
7. Staff updates and reports.
C.J. updated on the following:
An additional LLC application for a Cannabis license in the town is pending approval by NYS, bringing the
total to three (3) total applications pending with the NYS Office of Cannabis Management.
The Town Conservation Board is following the proposed major NYSDEC Wetlands updates that will likely
reduce the acreage for jurisdictional review. Tompkins County did wetland mapping and the town will
coordinate with the county to update the Town's local Freshwater Wetlands regulations (Town Code Chapter
161),which were last updated in 1976.
A notice of award has been announced for the Transportation Alternatives Program (TAP) East Shore Drive
bicycle and pedestrian corridor project funding. The anticipated schedule is to be under contract with NYSDOT
in the fourth quarter of this year.
Tompkins County Safe Streets 4 All (SS4A) project public information session has been moved to Wednesday,
July 2e with virtual presentations at 6 & 6:45 pm. E-mails have been sent to parties interested and the
information has been posted to the town website.
8.Next meeting date and upcoming agenda items: August 15, 2024, 3:00 p.m. Rich noted he is not available
for the September meeting, all agreed to move the meeting to Monday, September 16th at 3:00 p.m. Potential
August agenda: Conceptual presentation of West Hill TND/Conifer housing proposal.
The Town of Ithaca Planning Committee meeting concluded at 4:30 p.m.
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