HomeMy WebLinkAboutMN-PDB-2022-09-27DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING &
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Planning and Development Board Minutes
September 27, 2022
Board Members
Attending:
Robert Lewis, Chair; Garrick Blalock, BPW Liaison; Daniel Correa;
Mitch Glass; Elisabete Godden; Emily Petrina; C.J. Randall
Board Members Absent:
None
Board Vacancies: None
Staff Attending: Lisa Nicholas, Deputy Director of Planning, Division of Planning and
Economic Development
Nikki Cerra, Environmental and Landscape Planner, Division of
Planning and Economic Development
Bryan McCracken Historic Preservation and Neighborhood Planner
Secretary, Ithaca Landmarks Preservation Commission
Samuel Quinn-Jacobs, Assistant Planner, Division of Planning and
Economic Development
This meeting was held in Common Council Chambers, Third Floor, City Hall, and also conducted
remotely using videoconferencing technology, as authorized by Part WW of Chapter 56 of the
Laws of 2022 of New York State and Local Law 2022-05.
Chair Lewis called the meeting to order at 6:06 p.m.
1. Agenda Review
109-111 Valentine Place was removed from the agenda.
2. Approval of Minutes
On a motion by Godden, seconded by Randall, the, March, June and July 2022 meeting minutes
were approved unanimously with no changes.
3. Public Comment
Chair Lewis opened Privilege of the Floor. There were no public comments. Chair Lewis closed
the Public Comment period.
4. Board Responses to Public Comment
There were no Board comments.
5. Special Order of Business
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A. Proposed Local Historic Landmark Designation – Home Dairy/Firebrand Books Building
143 E State St. At the regular monthly meeting on August 16, 2022 the Ithaca Landmarks
Preservation Commission (“ILPC”) by unanimous vote recommended designation of the
Andrus Block/Home Dairy/Firebrand Books Building at 143 East State Street as an
Individual Local Landmark. As set forth in Section 228-3 of the Municipal Code, Landmarks
Preservation, “The Planning Board shall file a report with the Council with respect to the
relation of such designation to the comprehensive plan, the zoning laws, projected public
improvements, and any plans for the renewal of the site or area involved.”.
Applicants Attending: Bryan McCracken Historic Preservation and Neighborhood
Planner Secretary, Ithaca Landmarks Preservation Commission
McCracken gave a presentation on the historical significance of the building, highlighting the
businesses of both Home Dairy and Firebrand books and their cultural significance on the
community.
The Board thanked McCracken for his presentation and agreed the historical and cultural
significance of the building.
Proposed Local Historic Landmark Designation of the Andrus Block/Home Dairy Building
(Firebrand Books Building) at 143 East State Street
Moved by Randall, seconded by Correa and unanimously approved.
At the regular monthly meeting on August 16, 2022 the Ithaca Landmarks Preservation
Commission (“ILPC”) by unanimous vote recommended designation of the Andrus Block/Home
Dairy/Firebrand Books Building at 143 East State Street as an Individual Local Landmark.
A map showing the location of the station and a summary of its historic and architectural
significance are found in the documents provided by the ILPC to support the recommendation
to designate the structure.
As set forth in Section 228-3 of the Municipal Code, Landmarks Preservation, “The Planning
Board shall file a report with the Council with respect to the relation of such designation to the
comprehensive plan, the zoning laws, projected public improvements, and any plans for the
renewal of the site or area involved.”
The following report has been prepared to address these considerations.
1. Relation to the Comprehensive Plan
The City of Ithaca adopted “Plan Ithaca” as Phase I of the Comprehensive Plan on August 17,
2015, which identifies the goals of the downtown/urban core area as remaining the heart of the
city, the destination for all residents and visitors.
“Plan Ithaca” offers the following goals and recommendations related to Historic Preservation:
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• 5.2.2 All historic resources worthy of preservation will be protected, whether formally
designated or not.
• 5.2.4 Existing historic buildings will be rehabilitated or adaptively reused rather than
demolished.
• 5.2.5 New construction within or adjacent to historic districts or individually listed
landmarks
will be compatible with the existing built environment.
• 5.2[C] Continue to designate resources identified as historically or architecturally
significant.
• 5.2[Q] Use patterns of traditional design – including detailing, materiality, size mass,
form, rhythm and scale – which all enhance the sense of place within historic
neighborhoods, to inform future development.
The Comprehensive plan identifies the following characteristics for the downtown/urban core
character area:
The Downtown/Urban Core will remain the heart of the city, a destination for all residents and
visitors, a prime location for car-free living, and an employment center. New development will
provide increased density with more residential options while preserving the historic character
of downtown. Ground-level commercial activity will enliven the streetscape. The area will be a
transportation hub that is served by multiple transit routes and that provides ample pedestrian
and bicycle facilities.
Designation of the Andrus Block/Home Dairy/Firebrand Books Building at 143 East State Street
is consistent with the historic preservation goals and desired character of the Downtown/Urban
Core district. Furthermore, designation of the building will encourage new construction and
redevelopment projects to be consistent in character.
2. Relation to Zoning Laws
The property is located in the CBD district. Due to its location at Ithaca Commons, the building
is subject to a Zoning Regulation on use which specifies that the storefront facing the Primary
Commons must contain active use on street level. Local designation will not affect building uses
permitted under the Zoning Ordinance. The frontage of the property/parcel facing the
pedestrian thoroughfare of Ithaca Commons is designated as CBD-60, while the back end of the
property/parcel is designated as CBD-140. This, therefore, limits the height of the building
categorized as CBD-140 to a maximum of 140 feet, with a maximum of twelve stories; the CBD-
60 portion of the building has a maximum height of 60 feet (City of Ithaca, 2018). The existing
building is a four-story, late Victorian/Italianate brick, rectangular building within the allowable
maximum building heights set forth under zoning. Any proposed exterior alterations or
additions to the structure would be subject to ILPC review to assess the visual and historic
compatibility.
3. Relation to Projected Public Improvements
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There are no plans for public improvements in the area at this time. Designation will not
prevent a future development in project area. Local landmark designation requires that any
future public improvements in the area undergo review and approval by the Ithaca Landmarks
Preservation Commission before work commences.
4. Relation to Plans for Renewal of the Site or the Area
There are no plans in the City’s Community Development Block Grant program or by the Ithaca
Urban Renewal Agency for renewal of this site or the nearby area. Local landmark designation
requires that any private proposal for material change of the exterior of the building or site
undergo review and approval by the Ithaca Landmarks Preservation Commission before work
commences.
B. The Ithacan, 215 E State Street by Jeff Rimland. The Ithacan
The applicant is requesting approval for a Leasing Office as Active Use. As well, as part of
the site plan review process, the applicant is coming back to the board to submit signs for
review.
Applicants Attending: Brian Bouchard
Bouchard presented a general overview of the lot and floor plan of the leasing office, as well as
the signage for the storefront.
Blalock asked the applicant if there is a timeline for how long they will be using the leasing office.
Bouchard stated that there is not an exact timeline, but the leasing office would stay open during
the duration of the construction process until the office could be placed inside the development
itself.
Petrina stated that there should be a timeline instated by the board in which the applicant needs
to come back for further approval. Director Nicholas suggested a timeline of 12 months to give
the applicant enough time for their intended use.
Correa asked if the applicant will be leasing out space to themselves as they are developing both
blocks. Bouchard stated that the Ithacan project proper is a joint venture between different
development parties, than the existing Rothchild building. Bouchard stated that while these
developers are related, they are not under the same direct ownership.
Director Nicholas suggested that since no signage was presented, there should be an amendment
to the resolution stating that signage should not be blocking views into the storefront.
Godden asked what the recourse is if the applicant does not conform with the signage
requirement to leave the storefront transparent.
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Glass brought up a public comment that stated that the storefront should maintain lighting
outside until 9 PM, and that he agrees with this sentiment on grounds of safety. Glass asked the
applicant if this would be feasible to implement.
Bouchard stated that maintaining lighting until 9 PM would not be a problem and he also agreed
with the safety concerns.
Before voting on the resolution the board added three amendments including keeping the
leasing office well-lit until 9:00 pm nightly; providing visually interesting window displays and
maintain visibility into the space from the street; and that the use will terminate on or before
September 27, 2023, with possible 6-month increment extensions granted by the Board.
Adopted Resolution for Determination of Active Use and Special Approval for a Temporary
Sales Office
On a motion by Randall, seconded by Petrina:
WHEREAS: Jeff Rimland is proposing to operate a temporary sales/leasing office for The Ithacan
located in the Rothschild Building at 215 E State Street (the Commons) and 210 E Green Street,
and
WHEREAS: in accordance with §325-8 District Regulations, Section D: Additional restrictions in
the CBD districts, all properties located in the Central Business District (CBD) district that contain
a storefront that fronts on the Primary Commons must contain an active use on the street level for
that portion of the building that fronts onto the Primary Commons, and
WHEREAS: a sales office is not specifically listed as an active use, however the code provides that
additional uses may be allowed if the Board determines them to be an active use and grants special
approval for the use, and
WHEREAS: the Board has, on September 27, 2022 reviewed and accepted a letter from James E
Trasher, Vice President, CHA and other application materials dated September 23, 2022 describing
the proposed use of the space, site plan, site signage and furnishings, and improvements to the
property, and
WHEREAS: the applicant has agreed to keep the leasing office well-lit until 9:00 pm nightly, and
WHEREAS: the applicant has agreed to provide visually interesting window displays and maintain
visibility into the space from the street, now, therefore, be it
RESOLVED: that the Planning Board, does herby determine that the proposed temporary use is an
active use, and be it further
RESOLVED: the Board does hereby grant special approval for that use as described in the above
mentioned letter subject to the condition that the use will terminate on or before September 27,
2023, with possible 6-month increment extensions granted by the Board.
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Moved by: Randall
Seconded by: Petrina
In favor: Glass, Correa, Randall, Godden, Petrina, Blalock, Lewis
Against: None
Abstain: None
Absent: None
Vacancies: None
6. Site Plan Approval
A. City Harbor, 101 Pier Road, by Jessica Edger-Hillman. Newman Golf Course Layout
Approval, Building Changes & Informal Public Kayak Plan. The Planning Board granted
preliminary and final approval for project changes, site plan review & approval of Point
East 2 Building on May 24, 2022, and final approval of Phase 1 of this project on August
25, 2020. The applicant now seeks approval for final site plan layout changes for the area
surrounding the ninth hole and the Newman Golf Course Clubhouse. The overall project
was determined to be a Type 1 Action under the City of Ithaca Environmental Quality
Review Ordinance §176-4(B)(1)(d), (h)(2), (i), (k) and (n) and the State Environmental
Quality Review Act (“SEQRA”) §617.4(b)(6)(iii) and (v), for which the Planning Board,
acting as Lead Agency, issued a Negative Declaration of Environmental Significance on
May 26, 2020.
Applicants Attending: Whitham, Yifei Yan, Jacob von Mechow, Jason Crane, Steve Hugo,
Michael Valent,
The applicant presented two photos showing the building before and after design changes were
made. Hugo explained the financial situation of the project, which has led to the changes in the
design. Design changes, including a decrease to the building height and the removal of stepped-
back balconies to be in-line with the rest of the building, were presented through perspectives
and a roof-plan.
Godden stated her approval of the design changes to the upper stories of the buildings but
expressed her dissatisfaction with the bottom floor’s lack of design and thus activation.
Hugo explained to the board that the design features associated with the bottom floor were
not apart of the renderings presented to them, and that more details on that floor will be
provided.
Petrina stated her understanding that the design changes were necessary and that she is overall
accepting of the design but stated that some design elements of the previous proposal made
for a better looking building.
The applicant presented the informal kayak launch design and associated landscaping plan.
Particular attention was paid to the walkways and ramp leading to the water.
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Cerra asked the applicant who would be responsible for the plant maintenance. The applicant
responded that the plantings would be maintained by the City Harbor development team.
Director Nicholas reminded the applicant to provide information on the proposed retaining wall
next to the water. Nicholas also suggested that the applicant include a kayak rack for
residents/visitors.
The board agreed that the design of the kayak launch was overall simple and could use further
refinement.
B. The Hive, 132 Cherry Street by 132 Cherry Street Clinton LLC. Potential Preliminary &
Final Site Plan Approval. The applicant proposes to demolish the existing building and
construct a primarily residential mixed-use development. The applicant proposes (two)
five-story buildings, with a combined total gross floor area of 174,622 SF. The buildings
contain 143 residential units on four floors, three commercial spaces totaling
approximately 4,350 SF, 43 +/- parking spaces on the ground floor, and indoor amenities
including a fitness room, multifunctional studio, community kitchen, rooftop terrace and
lounge, dog wash and secured package room. Outdoor amenities include a picnic area, a
waterfront courtyard with a pool, a plaza along Cherry Street, streetscape improvements
and landscaping. The project is located in in the Cherry Street District Zoning District and
will require a front yard variance. The project site is in the Cherry Street Zoning District
(CSD) and is subject to Design Review. This has been determined to be a Type 1 Action
under the City of Ithaca Environmental Quality Review Ordinance §176-4 B(1) (h)[2], (k),
and (n) and the State Environmental Quality Review Act (“SEQRA”) §617.4 (b)(11) and is
subject to environmental review.
Applicants Attending: Scott Selin and Laura Mattos
Selin presented changes to the proposal with a site plan, elevations, and materials list.
Particular attention was given to building heights, location of balconies and quality of the
proposed materials. The applicant then presented on the selection process for the mural,
asking for feedback from the board.
Godden gave positive feedback to the applicant regarding building materials. Godden also
thanked the applicant for being responsive and addressing the board’s concerns throughout the
process.
The board was overall receptive of the materials proposed for the project.
Adopted Declaration of Preliminary and Final Site Plan Approval
On a motion by Godden, and seconded by Petrina:
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WHEREAS: the City of Ithaca Planning and Development Board has one pending application for
site plan approval for construction of a residential mixed-use development with 143 units by 132
Cherry Clinton LLC, and
WHEREAS: the applicant proposes to demolish the existing building and construct a primarily
residential mixed-use development. The applicant proposes two 5-story buildings, with a
combined total gross floor area of 171,800 SF. The buildings contain 143 residential units on four
floors, three commercial spaces totaling approximately 4,350 SF, 41 +/‐ parking spaces on the
ground floor, and indoor amenities including a fitness room, multifunctional studio, community
kitchen, rooftop terrace and lounge, dog wash and secured package room. Outdoor amenities
include a picnic area, a waterfront courtyard with a pool, a plaza along Cherry Street, streetscape
improvements and landscaping. The project is located in in the Cherry Street District Zoning
District and will require a front yard variance. The project site is in the Cherry Street Zoning
District (CSD) and is subject to Design Review, and
WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review
Ordinance §176-4 B(1) (h)[2], (k), and (n) 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 have been identified as potentially Involved Agency in 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 April 26,
2022, declare itself Lead Agency in Environmental Review for the project, and
WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on
August 23, 2022, 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 Waterfront Rendering, Courtyard Renderings, Rendering from Waterfront Trail
Extension all dated 08/16/22 and all prepared by CJS Architects; Landscape Plan L100 dated
07/29/22 and prepared by CJS Architects and RPK Landscape Architecture, P.C.; Site Plan C3,
Grading Plan C4, Utility Plan C5, all dated 07/29/22 and prepared by Fagan Engineers & Land
Surveyors PC; Ground Floor/Site Plan A-100 dated 07/29/22 and prepared by CJS Architects;
and other application 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 August 23, 2022, 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: the Board of Zoning Appeals granted the required area variances on September 26,
2022, and
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WHEREAS: this Board did on September 27, 2022 review and accept as adequate the following
new and revised drawings: E & S Plan C7 dated 07/29/22 and prepared by Fagan Engineers &
Land Surveyors PC; Site Plan with Revised Courtyard, South Building East Elevation Revision,
South Building North/West Elevation Revision, Parking Screen Corrugated/Perforated Metal, and
Mural Selection Framework all dated 09/19/22 and prepared by CJS Architects; Ground Floor Key
Plan A-110, South Building Elevations A-201 & A-202 all dated 07/29/22 and prepared by CJS
Architects 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. Plans, drawings and/or visualizations showing all proposed exterior mechanicals and
associated equipment including heat pumps, ventilation, etc., including appropriate
screening if necessary
ii. Documentation from Ithaca Fire Department emergency access issues have been satisfied
iii. This site plan approval does not preclude any other permit that is required by City Code,
such as sign permits, tree permits, street permits
iv. Acceptance of the SWPPP by the City Stormwater Management Officer
v. Final approval of streetscape and curb cuts along Cherry Street by the City Engineering
and Fire Departments
The following conditions must be satisfied within six months of approval or the start of
construction, whichever comes first:
vi. Submission of detailed planting plan including soil replacement specifications for tree
planting areas, planting schedule with at least one large shade tree, and plan to remove
invasive plant species
vii. Submission to the Planning Board for review and approval of placement, design, and
photometrics of site lighting fixtures
viii. Submission to the Planning Board for review and approval of all site details including but
not limited to landscaping details, exterior furnishings, walls, railings, bollards, paving,
signage, lighting, etc.
ix. Final approval of streetscape along Cherry Street in front of project site by the City
Engineering Department
The following conditions must be satisfied during the construction period:
x. 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)
xi. 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)
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The following conditions must be satisfied before issuance of a Certificate of Occupancy:
xii. Any changes to the approved site plans must be submitted to Planning staff for review
and may require Board approval
xiii. Installation of bike racks and/or bike storage
xiv. Installation of any required or proposed sidewalk to the satisfaction of the City Sidewalk
Coordinator
xv. 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
xvi. Submission of any required executed easement, licenses or other legal agreements
involving City property
Moved by: Godden
Seconded by: Petrina
In favor: Petrina, Godden, Randall, Correa, Glass, Blalock, Lewis
Against: None
Abstain: None
Absent: None
Vacancies: None
C. Cornell Computing and Information Science (CIS) Building, Hoy Rd, by Kimberly
Michaels. Review FEAF Part 3 & Potential SEQR Determination. The applicant proposes
constructing a 4-story L-shaped building, approximately 133,000 SF, south and adjacent
to Gates Hall (107 Hoy Rd.) and west of Hoy Garage on Hoy Road in the area currently
occupied by Hoy Baseball Field. The new building will house academic and research
facilities for Cornell Bowers Computing and Information Science (CIS) programs, faculty,
and students. The project includes a new quad, plaza spaces, new greenspaces along with
native landscaping, pedestrian/vehicular circulation, accessible and electric vehicle
parking, and a service drive. The project site is located in the U-1 Zoning District where
the primary use is Post-Secondary Education. 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)(b),(n), 8(a) and the State Environmental Quality Review
Act (“SEQRA”) §617.4 (b)(11) and is subject to environmental review.
Applicants Attending: Kimberly Michaels, Trowbridge Wolf Michaels Landscape
Architects, Sarah Miller, Sarah Martin, Katia Lucic, Leslie Schill
Michaels briefly presented an overview of the proposal, highlighting the purpose, project
location and environmental impacts. The applicant also showed renderings of the building for
the board’s review.
The board responded positively to the proposal and saw no issue regarding environmental
impacts.
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Correa asked the applicant if they had continued to search for ways in which to memorialize the
baseball field.
The applicant responded to Correa stating there have been discussions on how to memorialize
the home plate from the field, but a full proposal is not ready for the board’s review.
Adopted Negative Declaration of Environmental Significance
Moved by Randall, seconded by Petrina:
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for
site plan approval for constructing a 4-story L-shaped building by Kimberly Michaels, and
WHEREAS: the applicant proposes constructing a 4-story L-shaped building, approximately
133,000 SF, south and adjacent to Gates Hall (107 Hoy Rd.) and west of Hoy Garage on Hoy
Road in the area currently occupied by Hoy Baseball Field. The new building will house academic
and research facilities for Cornell Bowers Computing and Information Science (CIS) programs,
faculty, and students. The project includes a new quad, plaza spaces, new greenspaces along with
native landscaping, pedestrian/vehicular circulation, accessible and electric vehicle parking, and
a service drive. The project site is located in the U-1 Zoning District where the primary use is
Post-Secondary Education. 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)(b),(n), 8(a) 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, the Tompkins County
Department of Health, Common Council, and the Board of Zoning Appeals have been identified
as potentially Involved Agencies in 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 July 26,
2022 declare itself Lead Agency in Environmental Review for the project, and
WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on
September 27, 2022, 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; New
Computing and Information
Science (CIS) Building Review Application Report prepared by Trowbridge, Wolf and Michaels,
A Fishers Associates Landscape Architecture Studio dated May 17, 2022; Cornell Bowers New
Building for Computing and Information Science Municipal Site Approval dated April 22, 2022
and prepared by Project Consultants including T.G. Miller, P.C., The Olin Studio, Thonrton
Tomasetti, and others; and other application materials, and
WHEREAS: interested parties have been given the opportunity to comment on the proposed
project, and any received comments have been considered, now, therefore, be it
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RESOLVED: that the City Planning Board determined, as elaborated in the FEAF Part 3, that the
proposed project will result in no significant adverse impacts on the environment and a Negative
Declaration for purposes of Article 8 of the Environmental Conservation Law be issued in
accordance with the provisions of Part 617 of SEQRA.
Moved by: Randall
Seconded by: Petrina
In favor: Blalock, Petrina, Randall, Correa, Glass, Lewis
Against: None
Abstain: Godden
Absent: None
Vacancies: None
D. 202 Linden Apartments, 202 Linden Ave by Laura Mattos. Design Review & Review SEAF
Parts 2 & 3. The applicant proposes to demolish an existing two-story residential structure
and accessory garage to allow for the construction of a new three-story apartment
building with a partial story below average grade. The apartment building will house 10
units, equaling approximately 9,150 SF total building area. The project is located in the
CR-4 zoning district and will require no variances. No off-street parking will be provided,
and the applicant will submit a TDM plan as required. The project is subject to
Collegetown Design Guidelines. This is an Unlisted Action under the City of Ithaca
Environmental Quality Review Ordinance §176-4 and the State Environmental Quality
Review Act (“SEQRA”) §617.4 and is subject to environmental review.
Applicants Attending: Bradley Wells, Steve Hugo, Adam Fishel, Laura Mattos
The applicants presented changes to the proposal, highlighting the landscaping plan, materials,
and design. Particular attention was given to buffering green space behind the building as shown
in the landscape plan. The applicant also presented design elements to break up the façade of
the building.
The board thanked the applicant for responding to their comments with changes to the design
of the building, specifically regarding the façade and entrances. The board complemented the
landscaping plan and gave feedback on siding materials.
Cerra asked the applicant to consider more diverse species for the plantings.
Staff and the board reviewed the SEAF associated with the project. The board asked the
applicants if they had a plan for salvaging or deconstructing the existing buildings for the
historical significance.
The applicant responded stating they have been having discussions with Historic Ithaca and a
Cornell Architecture studio concerning a salvaging plan. The applicant will provide
documentation of the plan to the Board.
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E. East Hill Fire Station, 403 Elmwood Ave & 408 Dryden Road by Kimberly Michaels,
TWMLA. Presentation, Lead Agency, Public Hearing, Design Review & Review FEAF Part
3. The City of Ithaca Fire Department proposes to demolish two existing residential
buildings (2.5 and 3 stories) to allow for the construction of a new two-story fire station
of 13,816 SF. The proposed fire station will include resting quarters, a workout room,
classroom, multi-use facilities, and indoor parking bays for fire apparatus. Proposed site
improvements will include vehicular and emergency apparatus access, utility extensions
and relocations, landscaping, lighting, and a rear parking lot with nine spaces. The project
is located in the CR-2 zoning district but as it is a City of Ithaca project, it will not require
pursuit of zoning variances. It is subject to Collegetown Design Guidelines. This is a Type
1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(b)
and the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (11) and is subject
to environmental review.
Applicants Attending: Kimberly Michaels, Sarah Martin, Tom Parsons, Rob Covert
The applicant presented changes and updates made to the proposal. The purpose of the
proposal along with the location, design, site plan and environmental impacts were discussed.
Particular attention was paid to renderings and a site plan detailing the design and layout of the
station.
Adopted Declaration of Lead Agency
Moved by Godden, seconded by Randall:
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 two-story fire station for the City of Ithaca Fire
Department by Kimberly Michaels, and
WHEREAS: the City of Ithaca Fire Department proposes to demolish two existing residential
buildings (2.5 and 3-stories) to allow for the construction of a new two-story fire station of 13,816
SF. The proposed fire station will include resting quarters, a workout room, classroom, multi-use
facilities, and indoor parking bays for fire apparatus. Proposed site improvements will include
vehicular and emergency apparatus access, utility extensions and relocations, landscaping,
lighting, and a rear parking lot with nine spaces. The project is located in the CR-2 zoning district
but as it is a City of Ithaca project, it will not require pursuit of zoning variances. It is subject to
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Collegetown Design Guidelines, and
WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review
Ordinance §176-4 B.(1)(b) 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: Randall
In Favor: Blalock, Glass, Correa, Randall, Godden, Petrina, Lewis
Against: None
Abstain: None
Absent: None
Vacancies: None
Public Hearing
On a motion by Correa, seconded by Godden, and voted in favor unanimously Chair opened the
public hearing.
There being no members of the public appearing in order to speak, nor any additional
written comments submitted to be read into the record, Chair Lewis closed the Public Hearing
on a motion by Correa, seconded by Godden, and voted in favor unanimously.
The board thanked the applicant for including high-quality materials in the proposal.
Petrina asked the applicant to provide an expanded view of the surrounding neighborhood
from a street-view perspective.
The board and staff reviewed the FEAF Part 3 associated with the proposal.
F. The Citizen, 602 W Buffalo Street by Visum Development Group, LLC. Presentation, Lead
Agency & Public Hearing. The applicant proposes to demolish an existing 2-story
restaurant building and a paved parking lot to allow for the construction of a new 5-story
apartment building approximately 80,000 SF gross floor area. The building will contain 80
residential units, a residential lobby, bike storage, 2,560 sq ft of retail, and a ground floor
parking area with 29 parking spaces. The project is located in the WEDZ-1a zoning district
and is expected to not require any variances. This is a Type 1 Action under the City of
Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(k), (l), and (n), and the State
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Environmental Quality Review Act (“SEQRA”) §617.4 b. (11) and is subject to
environmental review.
Applicants Attending: Bradley Wells, Steve Hugo, Adam Fishel, Laura Mattos
The applicants presented updates to the proposal, highlighting the site plan, landscape plan,
elevations, and design. The applicant addressed the 3-dimentionailty of the façade. The applicant
explained the building corner as being the “headpiece” of the building. The applicant went on
the present the landscape plan, speaking to how the plantings were chosen to help break up the
façade of the building.
Adopted Declaration of Lead Agency
Moved by Randall, seconded by Godden:
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 5-story apartment building by Visum Development Group,
LLC, and
WHEREAS: the applicant proposes to demolish an existing 2-story restaurant building and a
paved parking lot to allow for the construction of a new 5-story apartment building approximately
80,000 SF gross floor area. The building will contain 80 residential units, a residential lobby, bike
storage, 2,560 sq ft of retail, and a ground floor parking area with 29 parking spaces. The project
is located in the WEDZ-1a zoning district and is expected to not require any variances, and
WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review
Ordinance §176-4 B.(1)(k), (l), and (n), 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, the Ithaca Area Economic
Development, and the Tompkins County Department of Health, all 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: Randall
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Seconded by: Godden
In Favor: Glass, Correa, Randall, Godden, Petrina, Blalock, Lewis
Against: None
Abstain: None
Absent: None
Vacancies: None
Public Hearing
On a motion by Petrina, seconded by Randall, and voted in favor unanimously Chair opened the
public hearing.
There being no members of the public appearing in order to speak, nor any additional
written comments submitted to be read into the record, Chair Lewis closed the Public Hearing
on a motion by Petrina, seconded by Randall, and voted in favor unanimously.
Petrina asked the applicant to explain the ownership of the surrounding lots, as it relates to the
trees located on those lots and how it would impact the design of the proposal.
The applicant responded by saying they will be following up on her concerns.
Glass asked the applicant if an outdoor dining space could be included into the proposal.
The applicant will look into designing an outdoor dining space along the sidewalk.
G. Squeaky Clean Car Wash, 501-507 S Meadow Street by Bridgewater Management
Entities, LLC c/o Gary Sloan. Presentation, Lead Agency & Review FEAF Part 2. The
applicant proposes to demolish two existing single-story buildings to allow for the
construction of a new automated car wash “tunnel” building, equaling approximately
35,500 SF. The new proposed construction includes vacuum stations, site pavements,
utility extensions and improved landscaping. The project is located in the SW-2 zoning
district and is expected to require no variances. Four off-street parking spaces will be
provided, and the applicant is proposing to permanently close three curb cuts on S
Meadow Street and consolidate four curb cuts on S Titus Ave into one for which a Traffic
Impact Study (TIS) has been submitted. The project is subject to Southwest Area Design
Guidelines. This is a Type 1 Action under the City of Ithaca Environmental Quality Review
Ordinance §176-4 B.(1)(h)[2] and the State Environmental Quality Review Act (“SEQRA”)
§617.4 b. (11) and is subject to environmental review.
Applicants Attending: David Herrick, Gary Sloan, John Snyder, Margot Chiuten, David
Kruse
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The applicants presented updates to the proposal, highlighting changes to the materials,
landscape plan and site plan. Particular attention was given to the material choices for the
building and a diagram depicting the circulation of vehicles visiting the car wash.
Adopted Declaration of Lead Agency
Moved by Correa, seconded by Petrina:
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 automated car wash “tunnel” building by Bridgewater
Management Entities, LLC c/o Gary Sloan, and
WHEREAS: the applicant proposes to demolish two existing single-story buildings to allow for
the construction of a new automated car wash “tunnel” building, equaling approximately 35,500
SF. The new proposed construction includes vacuum stations, site pavements, utility extensions
and improved landscaping. The project is located in the SW-2 zoning district and is expected to
require no variances. Four off-street parking spaces will be provided, and the applicant is
proposing to permanently close three curb cuts on S Meadow Street and consolidate four curb cuts
on S Titus Ave into one for which a Traffic Impact Study (TIS) has been submitted. The project is
subject to Southwest Area Design Guidelines, and
WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review
Ordinance §176-4 B.(1)(h)[2] 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, the NYS Department of
Transportation, and the Tompkins County Department of Health, all 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: Correa
Seconded by: Petrina
In Favor: Blalock, Petrina, Godden, Randall, Correa, Glass, Lewis
Against: None
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Abstain: None
Absent: None
Vacancies: None
The board was receptive to most of the changes proposed by the applicant, especially the
proposed materials. The board did give feedback to the applicant concerning the landscape
plan, asking for more plantings along Meadow St.
The board was concerned with how the carwash would impact traffic on S. Titus and S.
Meadow and asked the applicant to return with information on how traffic will be mitigated.
The applicant responded they request help and further discussion with staff to develop a
solution.
H. The William Apartments, 108-110 College Ave by 110 C-Town, LLC. Presentation, Lead
Agency & Public Hearing. The applicant proposes to demolish two existing residential
buildings (2.5 and 3-stories) on two separate parcels to allow for the construction of a
new 4-story apartment building with a total finished area of approximately 24,400 SF on
a consolidated lot. The building will contain 34 dwelling units with a total of 54 beds and
a gym located in the basement. The project is located in the CR-4 zoning district and
requires variances for rear yard setback and lot coverage. The project is subject to
Collegetown Design Guidelines. This is 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) and is subject to
environmental review.
Applicants Attending: Jason Demarest, Chris Petrillose
The applicant presented updates to the site plan and exterior design. In the presentation, the
applicant highlighted the changes made to the exterior to break up the massing of the building.
Adopted Declaration of Lead Agency
Moved by Correa, seconded by Randall:
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
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WHEREAS: the City of Ithaca Planning and Development Board has one pending application for
site plan approval for constructing a new 4-story apartment building by 110 C-Town, LLC, and
WHEREAS: the applicant proposes to demolish two existing residential buildings (2.5 and 3-
stories) on two separate parcels to allow for the construction of a new 4-story apartment building
with a total finished area of approximately 24,400 SF on a consolidated lot. The building will
contain 34 dwelling units with a total of 54 beds and a gym located in the basement. The project
is located in the CR-4 zoning district and requires variances for rear yard setback and lot coverage.
The project is subject to Collegetown Design Guidelines, and
WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review
Ordinance §176-4 B.(1)(k) and (l) 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: Correa
Seconded by: Randall
In Favor: Glass, Correa, Randall, Godden, Petrina, Blalock, Lewis
Against: None
Abstain: None
Absent: None
Vacancies: None
Public Hearing
On a motion by Correa, seconded by Petrina, and voted in favor unanimously Chair opened the
public hearing.
There being no members of the public appearing in order to speak, nor any additional
written comments submitted to be read into the record, Chair Lewis closed the Public Hearing
on a motion by Correa, seconded by Godden, and voted in favor unanimously.
The board gave the applicant feedback regarding the modern design of the building and
suggested creating a salvage and/or deconstruction plan. The applicant will provide more
information on a salvage/deconstruction plan in future meetings.
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7. Recommendations to the Board of Zoning Appeals
• BZA #3226 – 215 E. State Street/ 210 E. Green Street, Sign Variance
Approval of signs is within the Planning Board’s purview under the site plan review process and
is a condition in the final site plan approval resolution. The Board does not approve this sign
package as proposed. In particular, the Board is opposed to the Type 1 signs located high on the
building for several reasons: as a residential building it does not need to be excessively branded,
the icon “I” does not convey meaning, and the location and the size of the signs are out of scale
for Ithaca. The Board does support the Type 3 sign on the Commons, but this sign, as with all the
other signage on a residential building should not be illuminated. The Board also suggests the
sign should be scaled down in size. The signs located on the Commons (Type 3) and on Greene
Street (Type 4) should be the same type/sign. The sign package will need to come back to the
board for approval
• BZA #3233 – 706 Linn Street, Area Variance
The Planning Board supports this kind of density with the addition accessory dwelling unit (ADU)
as it adds livability to the house with minimal impacts to the surrounding neighborhood. The
additional one-bedroom apartment allows for the owner to stay in their property. The Board
finds no long-term negative impacts to planning
• BZA #3236 – 108-10 Eddy Street, Area Variance
The Planning Board supports this variance as the larger units are potentially able to
accommodate families and this change is low impact to the community as it does not create any
exterior changes to the building or lot. The Board likes the adaptation of the historic building
with architectural character and finds no long-term negative impacts to planning.
8. Old/New Business
None
9. Reports
A. Planning Board Chair
No report.
B. Board of Public Works Liaison
No Report.
C. Director of Planning & Development
No report.
10. Adjournment:
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On a motion by Godden and seconded by Correa the meeting, the meeting was adjourned by
unanimous consent at 10:15 p.m.