HomeMy WebLinkAboutMN-PDB-2022-10-25DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING &
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Planning and Development Board Minutes
October 25, 2022
Board Members
Attending:
Garrick Blalock, Acting Chair & BPW Liaison; Mitch Glass; Emily
Petrina; C.J. Randall
Board Members Absent:
Robert Lewis, Chair; Daniel Correa; Elisabete Godden
Board Vacancies: None
Staff Attending: Lisa Nicholas, Director of Planning, Division of Planning and
Economic Development
Nikki Cerra, Environmental and Landscape Planner, Division of
Planning and Economic Development
Samuel Quinn-Jacobs, Assistant Planner, Division of Planning and
Economic Development
Victor Kessler, City of Ithaca Assistant City Attorney
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 6:05 p.m.
1. Agenda Review
Cerra noted there is no resolution for the Cayuga Park project and that the Board will not look
at the Greenstar signage package this month.
2. Victor Kessler, City of Ithaca Assistant City Attorney- Overview of Amended Open
Meetings Law, Local Law No. 2022 -05
Kessler presented to the board a brief overview of the new Open Meetings Law relevant to
hybrid meetings and attendance from the board. Kessler emphasized the situations in which a
board member would be able participate remotely.
Staff and the board asked for clarification on specific examples in which a board member may
request to attend remotely.
3. Public Comment
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Acting chair Blalock opened Privilege of the Floor.
Micky Roof, The Jewel Box, commented in opposition to the City Harbor project parking plan.
John Guttridge, 417 S. Titus Ave., commented in opposition to the Squeaky Clean Car Wash
development, with specific regards to the traffic impact on S. Titus Ave.
Marshall McCormick, Finger Lakes Wealth Management, commented in opposition to the
Squeaky Clean Car Wash development, stating that the project does not fit within the Southside
Neighborhood Plan, which McCormick helped to create.
Acting chair Blalock closed the Public Comment period.
4. Board Responses to Public Comment
The board had no response to the public comments.
5. Site Plan Approval
A. Asteri Mixed-Use Apartments, Conference Center, Parking 120 E Green St (West &
middle sections of Green Garage) Whitham Planning & Design for Vecino Group LLC.
Potential Approval of Modifications to Final Site Plan Approval.
The Planning Board granted final site plan approval of the mixed-use project on
November 24, 2020. The applicant now seeks approval for a site change which includes
changing the original design of the climbing vines on the west face of the garage. The
overall project was determined to be a Type 1 Action under the City of Ithaca
Environmental Quality Review Ordinance §176-4 B.(1)(b), (d), (k) and (n) and the SEQRA
§617.4 b. (5)(iii) and (9) for which the Planning Board, acting as Lead Agency, issued a
Negative Declaration of Environmental Significance on September 22, 2020.
Applicants Attending: Bruce Adib-Yazdi, Scott Whitham, Jacob von Mechow
Adib-Yazdi presented an overview of the project, including the changes to the exterior design.
Adib-Yazdi explained a change in engineers led to the design change of the support cables for
the proposed vines. The applicant described the overall planting plan for the areas near and on
the building.
Petrina stated that this change will overall impact the façade the board was expecting and
suggested several design options to address the loss of vines.
Adib-Yazda stated that from a pedestrian point of view the upper levels are not visible to the
public. The applicant explained that variation of exterior colors was added to break up the
massing of the building.
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Glass stated that he agrees with Petrina. Glass also suggested the applicant add string lights
which could add a ‘ceiling’ for pedestrians.
Jacob von Mechow presented the changes to ground-level plantings to compensate for the
change to the façade.
Adib-Yazdi stated that adding the string lights suggested by Glass would help focus attention
downwards while also being a manageable addition to the plan. Adib-Yazdi also presented a
signage design for the Cinemapolis movie theater for the board’s approval in relation to a
previously approved sign design from 2009.
The board was overall supportive of the Cinemapolis sign, stating that the new design is
superior to that of the previous installation.
Adopted Declaration of Approval of Project Changes to Final Site Plan Approval
On a motion by Petrina, seconded by Randall:
WHEREAS: On November 24, 2020 the Planning and Development Board issued final site plan
approval for a mixed-use project by Whitham Planning & Design for Vecino Group LLC, Project
Sponsor (“Applicant”)to be located at 120 E Green Street, and
WHEREAS: the applicant is now requesting approval for site plan changes including changes to
and removal of cable/vine sections on the western façade of the building, and
WHEREAS: the project was determined to be a Type 1 Action under the City of Ithaca
Environmental Quality Review Ordinance §176-4 B.(1)(b), (d), (k) and (n) and the SEQRA §617.4
b. (5)(iii) and (9), for which 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 August 27, 2019, declare itself Lead Agency for the environmental review of the project, and,
WHEREAS: for which 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
March 31, 2020, declare itself Lead Agency for the environmental review of the project, and,
WHEREAS: the Lead Agency has determined that the proposed changes are consistent with the
Negative Declaration of September 22, 2020, and that no additional environmental review is
required, and
WHEREAS: that the Planning Board previously granted preliminary and final approval to the
project subject to the following re-ordered and new conditions:
Before Issuance of a Building Permit for the Mixed Use building at proposed addresses of 116 E
Green Street (Conference Center) and 118 E Green Street (Residential).:
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i. Administrative Approval of Required Subdivision. Final recording will occur after finance
closing and transfer of the property.
ii. Full Execution of a Disposition and Development Agreement (DDA) between the
City/IURA and the Project Sponsor
iii. Submission and approval of plans for the City Hall Parking Area including provisions for
adequate loading space and pedestrian amenities
iv. Execution of temporary easement relocation or other authorization.
v. Execution of foundation encroachment agreement.
vi. Approval of any other required easements between the City and the Project Sponsor (SD)
Final recording will occur after finance closing.
vii. Submit documentation for off-site contractor parking – not in city garages.
Other Conditions
viii. Submission to the Planning Board at the November 22, 2022 Planning Board Meeting the
overhead string lighting plan for the narrow walkway along the western side of the
building.
ix. Submission to Planning staff of revised drawings of the two enclosed bridges from the
parking garage to the Asteri/Conference Center building showing 1) recessed lights
installed on the bottom of the lower bridge, and 2) a lighter color exterior finish on both
bridges.
x. Foundation construction for the Asteri Project and the Adjacent Project will be coordinated
to address surveys and monitoring both for cumulative intensity and duration.
xi. Pre and post construction building surveys and vibration monitoring will be performed for
any type of Site preparation or foundation construction that involve vibrations that could
result in damage to surrounding structures.
xii. If piles are used, the Applicant will utilize the least intrusive installation method of the
foundation in order to minimize vibration.
xiii. Noise producing construction activities will be limited to the hours between 7:30 A.M. and
5:30 P.M., Monday through Friday. Noise producing construction activities will only be
permitted on Saturdays, from 9:00 A.M. to 5:30 P.M., with advance notification to and
approval by the Director of Planning and Development.
xiv. Submission of Final Plans for the Alleyway including all details for the building façade
and site improvements (paving, etc)
xv. Applicant will work with the City to relocate the 5 pieces of public art that will be removed
during project construction.
xvi. Any changes to the approved project must be submitted to Planning Staff for review. Staff
will determine if changes require Board approval.
xvii. Documentation from Ithaca Fire Department emergency access issues have been satisfied,
and
xviii. This site plan approval does not preclude any other permit that is required by City Code,
such as sign permits, tree permits, street permits.
xix. Acceptance of the SWPPP by the City Stormwater Management Officer
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xx. Confirmation from the City Transportation Engineer that all construction concerns have
been addressed
xxi. Bike racks must be installed before a certificate of occupancy is granted, and
WHEREAS: this Board has, on October 25, 2022, reviewed and accepted as adequate the
following new and revised drawings: Exterior Elevations A3.1 dated 04/20/22 prepared by Hunt
Engineers, Architects, Surveyors; Proposed West Elevation Vine Trellis (2) dated 09/19/22
prepared by Whitham Planning & Design, PLLC; and Materials & Planting Plan- Garage L305-
G, Planting Details & Materials and Planting Schedule L507-G, and Garage Elevations L604-G
all dated 09/19/22 and prepared by Whitham Planning & Design, PLLC, now therefore be it
RESOLVED: that the Planning Board does hereby grant approval for the changes to the vines and
infrastructure on the western side of the building.
Moved by: Petrina
Seconded by: Randall
In favor: Glass, Randall, Petrina, Blalock
Against: None
Abstain: None
Absent: Lewis, Godden, Correa
Vacancies: None
B. Cayuga Park (formerly Carpenter Circle Project) Carpenter Park Rd, by Andrew Bodewes
for Park Grove Realty, LLC. Potential Approval of Conditions.
The Planning Board granted final site plan approval of the mixed-use project on October
26, 2021. The applicant now seeks approval for two final conditions on the Residential
Phase 1 Project Changes Resolution adopted on September 28, 2021. 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), (i), (k), and (B)(6) and (8)(a) and the State
Environmental Quality Review Act (“SEQRA”) §617.4(b)(11) ) for which the Planning
Board, acting as Lead Agency, issued a Negative Declaration of Environmental Significance
on May 26, 2020.
Applicants Attending: Jacob von Mechow
The applicant presented the overview of the conditions in the final approval resolution along with
the site plan as the construction project of the Marketview Apartments is now close to
completion. von Mechow presented an image describing the current exterior of the building
along with rendering of the proposed landscape. A rendering of a sitting area and bike racks was
also shown to demonstrate the applicant’s fulfilment of the conditions set by the board. Each
change to the site plan was then presented individually for the board’s review.
Glass asked the applicant about the planting plan for trees in relation to the sidewalk along the
South façade of the building.
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The applicant explained that a change to the sidewalk had been made due to the proximity of to
the windows of residential units.
Glass stated the pedestrian access through the site is unclear. Glass also stated that the proposal
is not addressing the board’s concern of large blank facades, and suggested several design
changes which would improve the proposal.
Randall followed up on Glass’s comment suggesting a better pedestrian access be implemented
through the site.
Petrina stated she appreciates the number of plantings proposed. Petrina also stated that she
agrees with Glass’s comments regarding the facades.
Blalock stated the applicant should come back again to the board with a proposal that includes
the board’s comments and suggestions.
Director Nicholas stated that the pedestrian access should be addressed by the applicant and
that the sidewalk does not lead to a cohesive plan in relation to the surrounding neighborhood.
The applicants stated that they understand the board’s concern, but that this proposal is under
severe limitations, specifically in developing the pedestrian circulation.
The board suggested the applicant remove parking spaces to accommodate circulation around
the building. The applicant stated removing parking spaces is not possible due to a responsibility
to the tenant as well as grading associated with the site.
Director Nicholas suggested the applicant provide documentation showing the requirement by
the tenant to provide the parking associated with the project.
Cerra stated that it would be helpful for the applicant to demonstrate the physical constraints of
the project in relation to the sidewalk.
Petrina suggested that the back access could be changed to accommodate a smoother pedestrian
circulation for the front entrance.
C. City Harbor 101 Pier Rd, by Jessica Edger-Hillman. Approval of Conditions (Newman Golf
Course Layout & 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
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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: Scott Whitham, Yifei Yan, Michael Valent, Jacob von Mechow
Yan presented updates to the City Harbor project regarding the golf course layout as well as the
Kayak launch plan and landscape. Yan explained the parking circulation plan next to the golf
course as well as the site and landscape plans.
Petrina stated her overall support for the changes to proposal.
Director Nicholas suggested that conditions created by a working group regarding the golf
course layout be added to the site plan approval conditions.
Glass asked the applicant how pedestrian access will work when carrying a kayak.
Yan presented the route in which kayakers would take from the parking area to the kayak
launch when carrying a launch.
Staff and the applicant discussed a timeline in which the conditions will be met.
Adopted Declaration of Approval of Site Plan Approval Conditions:
On a motion by Petrina, seconded by Randall:
WHEREAS: On August 25, 2020, the Planning and Development Board granted final site plan
approval and on May 24, 2022, the Planning and Development Board granted preliminary and
final approval for project changes, site plan review & approval of Point East 2 Building for a
mixed-use development and associated site improvements to be located at 101 Pier Road, and
WHEREAS: the applicant is now requesting approval for final site plan layout changes for
improvements around existing Newman Golf Course Clubhouse and the ninth green that have been
approved by City Staff to meet a final site plan approval condition and plans for the informal public
kayak launch, and rewording of a SPA condition, and
WHEREAS: the 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 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 August 27, 2019, declare itself Lead
Agency for the environmental review of the project, and,
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WHEREAS: the Lead Agency has determined that the proposed changes are consistent with the
Negative Declaration of August 27, 2019, and that no additional environmental review is required,
and
WHEREAS: that the Planning Board previously granted preliminary and final approval to the
project subject to the following re-ordered and new conditions:
Before Issuance of a Building Permit:
i. Submission of construction logistics and staging plans
ii. Submission of any needed executed easement agreements between the City of Ithaca and
the applicant
iii. Confirmation from the City Transportation Engineer that all concerns related to
construction and road layout have been addressed, including provisions for appropriate
signage and an alternate route for any proposed temporary CWT trail closure and that lines
of sight are maintained, and appropriate signage and pedestrian crossings are incorporated
into the curb cuts across the CWT
iv. Submission to the Planning Board of final drawings showing improvements around
existing Newman Golf Course Clubhouse and the ninth green that have been approved by
City Staff or BPW as appropriate
v. Submission of revised executed MOU with the City of Ithaca or addendum thereof for
installation and maintenance of improvements to Pier Road, reflecting approved changes
Before Issuance of Certificate of Occupancy
vi. The applicant shall submit documentation that public access to the promenade will be
permanently maintained via easement
vii. Installation of bike racks/parking in accordance with approved site plans
viii. Any damage done to the CWT and associated landscaping as a result of project
construction activities, shall be corrected by the applicant to the satisfaction of the City
Transportation Engineer and the City Forestry Technician, before a Certificate of
Occupancy is granted
ix. Any damage done to City Property including roads, utilities, etc. shall be corrected by the
applicant to the satisfaction of the Director of Engineering
x. All improvements on City Property must be constructed in accordance with the
Superintendent of Public Works specifications, and as applicable specifications from the
IAWWTF for protection of the outfall pipe. Improvements within the IAWWTF easement
must meet the requirements of the IAWWTF
xi. Acceptance by the Superintendent of improvements on City Property
Additional Conditions
xii. 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)
xiii. Submission to the Planning Board of detailed plans for the proposed informal kayak launch
and submission to City Staff of plans for kayak launch on city property
xiv. Documentation from Ithaca Fire Department emergency access issues have been satisfied
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xv. Applicant will work with City Staff & DOT to conduct a Post Phase 1 traffic study/counts
within a timeline and scope acceptable by City Staff & DOT and implement any
recommendations to the satisfaction of City Staff and DOT
xvi. Any changes to the approved project must be submitted to Planning Staff for review. Staff
will determine if changes require Board approval
xvii. This site plan approval does not preclude any other permit that is required by City Code,
such as sign permits, tree permits, street permits, etc.
xviii. Acceptance of the SWPPP by the City Stormwater Management Officer
xix. Submission of interior bike storage and exterior bike rack locations and numbers
xx. Submission to the City Staff for review and approval of all site details including but not
limited to exterior furnishings, walls, railings, bollards, paving, signage, lighting, etc.
xxi. Submission to City Staff of plans, drawings and/or visualizations showing all proposed
exterior mechanicals and associated equipment including heat pumps, ventilation, etc.,
including appropriate screening if necessary
xxii. The City has the ability to arrange the new amenities such as the ADA picnic table on
city property
xxiii. Netting should be arranged at a more open angle and include an opaque element on the
bottom 10 feet. Associated landscaping will be redistributed
xxiv. The project sponsor must agree to move the tee boxes
xxv. Additional elements may be added as needed during final design, such as a barrier
between the parking area and the tee boxes, at the discretion of the Superintendent of
Public Works.
xxvi. Material of the sidewalk on the north side of Pier Road is at the discretion of the
Superintendent of Public works based on long term maintenance considerations and other
factors
WHEREAS: this Board has, on October 25, 2022, reviewed and accepted as adequate the following
new and revised drawings: Layout Plan C301 dated 06/13/22, Site Key Plan L-000 dated 10/10/22,
Newman Golf Course Coordination L-206 (2) dated 09/25/22 all prepared by Whitham Planning
Landscape Architecture, PLLC and T.G. Miller, P.C.; and City Harbor Informal Public Kayak
Launch Plan, City Harbor Informal Public Kayak Launch Plan Planting Plan, Informal Kayak
Launch Ramp Section, Informal Kayak Launch Planting Section, and City Harbor ADA Public
Kayak Launch Plan all dated 10/07/22 and Informal Kayak Launch Planting Section dated 10/06/22
all prepared by Whitham Planning Landscape Architecture, now therefore be it
RESOLVED: that the Planning Board does hereby grant approval for the previously set site plan
approval conditions iv and xiii above, and be it
AND FURTHER RESOLVED: the Board maintains the project must meet same conditions and
mew conditions listed above, and be it
AND FURTHER RESOLVED: the Board grants approval to move condition ii from the section
Before Issuance of a Building Permit to Before Issuance of Certificate of Occupancy; The
condition reads Submission of any needed executed easement agreements between the City of Ithaca
and the applicant, and be it
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AND FURTHER RESOLVED: the Board grants approval to rewrite condition xv to read:
Applicant will work with City Staff & DOT to conduct a Post Phase 1 traffic study/counts Before
Issuance of Certificate of Occupancy of the next building and scope acceptable by City Staff &
DOT. Applicant agrees to implement recommendations to the satisfaction of City Staff with the
understanding that these shall be limited to increasing and/or improving on-site mitigations
identified in the approved TDM plan and the approved FEAF Part III dated May 26, 2020.
Moved by: Petrina
Seconded by: Randall
In favor: Petrina, Randall, Glass, Blalock
Against: None
Abstain: None
Absent: Correa, Godden, Lewis
Vacancies: None
D. State Street Apartments 445 E State Street (formerly 401 E State St/Gateway Project)
by Jeff Githens for McKinley Development Company. Approval of Project Changes
(Western Wing 7th Floor Addition) The Planning Board granted final approval for project
changes and site plan review on August 24, 2021. The applicant now seeks approval for
an additional 7th floor to the western wing of the apartment building, which will increase
the unit count from 331 units in the current approved site plan to 376 units. Parking will
remain the same at 238 spaces. The building footprint, façade, setbacks, and entirety of
the eastern wing will remain as originally approved. The overall project was determined
to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance
§176-4 B.(1)(b), (h)[2] and [4], (k) and (n) and the State Environmental Quality Review Act
(“SEQRA”) §617.4 b. (5)(iii) and (9) for which the Lead Agency made a Negative
Declaration of Environmental Significance on May 25, 2021.
Applicants Attending: Brian Bouchard, Jeff Githens, Donny Kim
Githens presented an overview of the alternate design, stating that the project has now
changed to include a 7th story on the Western side.
Glass asked the applicant if there were material changes to the project to which the applicant
replied there were not.
Randall added that she believes board members not present may be concerned with the
massing of the building.
Petrina likes the building design better at seven stories rather than the previously approved six.
She thinks the new design breaks up the massing.
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Glass is supportive of this project and believes it fits the character of the neighborhood as well
as other new developments.
The board discussed changes to the recommendation to the Board of Zoning Appeals previously
provided.
Glass suggested a change to the recommendation relating to the change in stories of the new
proposal.
Petrina suggested language describing the location of the seventh story in relation to the
neighborhood.
Blalock suggested a change in language of the first sentence of the recommendation to
encompass the positive impacts to the community by the proposal.
Adopted Declaration of Approval of Project Changes to Site Plan Approval:
On a motion by Glass, seconded by Petrina:
WHEREAS: the City of Ithaca Planning and Development Board issued final site plan approval for
the construction of an apartment building with internal parking decks by Jeff Githens for McKinley
Development Company, on September 14, 2021, and
WHEREAS: The approved project was six stories, with 239 internal parking spaces and 321
apartments mixed between studio, one-, two-, and three-bedroom units, as shown in the following
approved drawings: Existing Conditions (C003), Demolition Plan (C004), Site Layout Plan (C101),
Grading Plan (C200), Drainage Plan (C201), Utility Plan (C301), Landscape Plan (C401), Landscape
Plan –Trail (C4-2), Landscape Plan –Retaining Wall (C403), Landscape Plan – State Street Entrance
(C-404) Landscape Plan- Building (C405), Erosion and Sediment Control Plan (C501), Details (C601
& 602) and Photometrics Plan all dated 9/15/ 21 and prepared by CHA; Floor Plan- Roof Mechanical
(M2.05) all dated 07/02/21; Amenity & Parking Entry Level, P2/Res 01 & P3/Res 02, and Res 03, 04,
05 Levels, dated 8/24/21; Crash Wall Diagram dated 08/24/21 Roof Plan; the following renderings:
North Elevation, West Elevation, West Elevation (detailed view) and 3D View Looking East From
East State Street all dated 8/24/2, South Elevation from Six Mile Creek, 3D View East Looking West
Elevation and 3D View South Elevation- Parking and Central Building Entry all dated 8/13/2, and
Exterior Elevations (A3.01, A310, A311, A312 & A313) dated 9/15/21and all prepared by Cooper
Carry, and other application materials, and
WHEREAS: This was determined to be a Type 1 Action under the City of Ithaca Environmental
Quality Review Ordinance §176-4 B.(1)(b), (h)[2] and [4], (k) and (n) and the State Environmental
Quality Review Act (“SEQRA”) §617.4 b. (5)(iii) and (9), for which the Planning Board, acting a
Lead Agency issued a Negative Determination of Environmental Significance on May 25, 2021, and
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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 the Planning and Development Board
held the required public hearing beginning on December 10, 2020, and
WHEREAS: the applicant is now seeking approval for an alternate design with the following
changes consisting of the following:
• Addition of partial 7th floor
• Increase in number of units from 331 to 376 units
• Parking will remain the same with 238 parking spaces
WHEREAS: The Building Division has reviewed the project and determined that the alternate
design conforms to Building Code, and
WHEREAS: The alternate design has been reviewed by the Zoning Administrator who has
determined that it requires a variance for relief from building height requirements in the CDB-60
zone, and
WHEREAS: the Planning Board has reviewed an accepted as adequate the following drawings:
Cover Sheet, Site Plan, Amenity & Parking Entry Level, P2/RES 01 & P3/RES 02, Res 03, 04,
05 Levels, RES 06 Level, Exterior South Elevations, Exterior North & West Elevations, Context
– Photo Simulations, Exterior Elevations all dated 09/13/22 and all prepared by McKinley
Development Companies and Cooper Carry, and
WHEREAS: the Planning Board has determined that the proposed revisions are consistent with
the Determination of Environmental Significance issued on May 25, 2021, because such
determination was for a previously proposed seven story building, and,
WHEREAS: the Planning Board conducted Design Review for the Project on January 26, 2021
and found the project to be largely compliant with the Downtown Design Guidelines. As the
project considered under Design Review was for a seven-story building, largely the same as the
alternate design, the Board has determined that the proposed changes are also compliant with the
Downtown Design Guidelines, and
WHEREAS: the applicant is requesting that the Board approve the alternate design at this time,
with the provision that the applicant may implement either the alternate design or the one approved
on September 14, 2021, and
WHEREAS: the Board determined that due to the long review process and resolution of many site
plan issues during that process, that approval of an alternate design is appropriate subject to the
condition that the applicant receive the required variances, now therefore be it
RESOLVED: that the Planning and Development Board does hereby grant approval for
implementation of the alternate design, or the design approved on September 14, 2021 subject to
the following conditions:
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i. Implementation of the alternate design requires a variance for relief of district regulations
in the CBD-zoning district.
Unmet conditions from the September 14, 2021 Site Plan Final Approval:
Before issuance of a Building Permit:
i. Exterior mechanicals are approved based on the above referenced drawings and
visualizations. Any changes or additions to the layout and/or type of exterior mechanicals
and associated equipment, including ventilation, not reflected in these drawings, requires
Board review and approval and may require screening, if necessary
ii. Submission of glass samples and/or cut sheets
iii. Submission of monitoring plans or other required engineering reports (if needed) for City
Property must be approved the Director of Engineering
iv. Submission to the Planning Board of the final monitoring plan for adjacent buildings
v. Submission of a plan documentation off-site contractor parking, not to be located in City
garages, as well as a parking relocation plan for relocating current parkers
vi. Documentation from Ithaca Fire Department emergency access issues have been satisfied,
and
vii. Acceptance of the SWPPP by the City Stormwater Management Officer
viii. Submission of any required executed easement or other legal agreements, including
maintenance of the proposed Public Way
ix. This site plan approval does not preclude any other permit that is required by City Code,
such as sign permits, tree permits, street permits
Conditions to be satisfied within six months of approval or the start of construction, whichever
comes first
x. Submission to the Planning Board for review and approval of all site details including but not
limited to exterior furnishings, walls, railings, bollards, paving, signage, interpretive signage,
lighting showing dark sky compliance), etc., and
xi. Submission of a revised Landscape Plan – showing planting specifications and soil
volumes
xii. Submission of site plan for trail extension on City property, including planting plans
Conditions to be satisfied during the construction period
xiii. 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)
xiv. Strict compliance to all federal, state, and local regulations regarding handling and
management of site materials
Conditions to be satisfied before issuance of a Certificate of Occupancy:
xv. Any changes to the approved project must be submitted to Planning Staff for review. Staff
will determine if changes require Board approval
xvi. Installation of bike racks and/or bike storage
xvii. Installation of any required or proposed sidewalk to the satisfaction of the City Sidewalk
Coordinator
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xviii. Compliance with all transportation improvements agreed to by NYSDOT including:
directional signage located at the State Street driveway prohibiting left turns between 7am-
9am and 4pm-6pm, internal site signage directing eastbound traffic to use the Green Street
driveway, and changes to signal timing at the E Green/S Cayuga intersection (specifically
4 seconds of green time be shifted from pedestrian phase to the north/south green phase
and 2 seconds of green time be shifted from the pedestrian phase to the eastbound green
phase)
xix. 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
xx. Submission of any required licenses or other legal agreements involving City property
Additional Conditions:
Moved by: Glass
Seconded by: Petrina
In favor: Glass, Randall, Petrina, Blalock
Against: None
Abstain: None
Absent: Correa, Godden, Lewis
Vacancies: None
E. Cornell Computing and Information Science (CIS) Building, Hoy Rd by Kimberly
Michaels. Potential Preliminary & Final Approval. The applicant proposes constructing
a four-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, Sarah Miller, Katia Lucic, Sarah Martin
The applicant did not present but was willing to answer any questions the board had. The board
had no questions for the applicant.
Adopted Declaration of Preliminary and Final Site Plan Approval
On a motion by Randall, 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 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 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 proposed 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, Thornton Tomasetti, and others; and other application materials, 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 August
23, 2022, 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 September 27, 2022, determine that the proposed project
will result in no significant adverse impacts on the environment and issued a Negative Declaration
of Environmental Significance, and
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WHEREAS: this Board did on October 25, 2022 review and accept as adequate the following new
and revised drawings: Cornell Computing and Information Science Building Packet C000 through
SE1.01 dated October 17, 2022 and prepared by T.G. Miller P.C., Leers Weinzapfel Associates
Architects INC, MEP Geothermal Engineering and OLIN Landscape Architecture/Urban
Design/Planning; and Supplemental Site Plan Review Submission for Proposed East Hill Ithaca
Fire Station Packet dated October 17, 2022 and prepared by TWLA a Fisher Associates Landscape
Architecture Studio, now, therefore, be it
RESOLVED: that the Planning and Development Board does hereby grant Preliminary & Final
Site Plan Approval subject to the following:
i. Any changes to the approved project must be submitted to Planning Staff for review. Staff
will determine if changes require Board approval
ii. 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.
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
Moved by: Randall
Seconded by: Petrina
In favor: Petrina, Randall, Glass, Blalock
Against: None
Abstain: None
Absent: Correa, Lewis, Godden
Vacancies: None
F. 202 Linden Apartments, 202 Linden Ave by Laura Mattos. S/CEQR Determination. 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 10,300 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, Laura Mattos
Hugo presented project changes, including the elimination of an overhang into the setback
associated with the lot.
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Petrina stated gratitude to the applicant for pursuing the salvaging of materials of the existing
buildings.
Glass stated his disappointment with the elimination of the overhangs.
The board asked if the applicant would be able to apply for a variance relating to the overhangs
into the setbacks. The applicants described the impact to the proposal’s timeline as well as their
reluctance to apply for this single variance.
Adopted Negative Declaration of Environmental Significance
On a motion by Petrina, seconded by Randall:
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site plan
approval for construction of an apartment building with 10 units by Laura Mattos, and
WHEREAS: 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., and
WHEREAS: 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, 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 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 October 25, 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 Boundary & Topographic Map No.
202 Linden Avenue dated 02/02/22 and prepared by T.G. Miller P.C.; Basement Floor Plan A101, Level 1
Floor Plan A102, Level 2 Floor Plan A103, Level 3 Floor Plan A104, Roof Plan A105, Site Plan A003 all
dated 06/16/22 and all prepared by HOLT Architects; Street Elevation 202 Linden Ave dated 08/17/22 and
prepared by HOLT Architects; Siding Materials dated 08/23/22 and prepared by HOLT Architects; Trash
Enclosure Plan dated 06/14/22 and prepared by HOLT Architects; Exterior Elevations A201 dated 09/02/22
and prepared by HOLT Architects; Landscaping Plan C-5.0 dated 09/19/22 and prepared by Marathon
Engineering, and other application materials, and
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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
RESOLVED: that the City Planning Board determined, as elaborated in the SEAF, 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: Petrina
Seconded by: Randall
In Favor: Petrina, Randall, Glass, Blalock
Against: None
Abstain: None
Absent: Lewis, Godden, Correa,
Vacancies: None
G. East Hill Fire Station, 403 Elmwood Ave & 408 Dryden Rd. by Kimberly Michaels,
TWMLA. Potential Preliminary & Final Approval and CEQR Determination. 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
The applicant was available for the board’s questions.
Glass asked about the change of design to the vines on a large retaining wall in the parking lot.
Michaels stated the vines were removed at request of the City Forester, due to maintenance
required. The board asked the applicant work with staff and the City Forester to bring back the
vines to the wall, to increase design appeal and soften the scale some.
Adopted Declaration of Preliminary and Final Site Plan Approval
On a motion by Randall, 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 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
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 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 September
27, 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
October 25, 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
Boundary and Topographic Map No. 403 Elmwood Avenue No. 408 Dryden Road dated 05/10/22
and prepared by T.G. Miller P.C; Utility Plan C-101 dated 07/25/22 and prepared by Mitchell
Associates Architects PLLC, TWM a Fisher Associates LA Studio and T.G. Miller P.C.;
Landscape Demolition Plan L-101, Landscape Grading Plan L-301, Landscape Site Details L-501,
all dated 07/25/22 and all prepared by Mitchell Associates Architects PLLC and TWMLA a Fisher
Associates LA Studio; 1st Floor Plan A100, 2nd Floor and Roof Plans A101, Elevations A200, all
dated 06/14/22 and all prepared by Mitchell Associates Architects PLLC; Electrical Symbols,
Abbreviations & Notes E101, Electrical Site Plan E101, Electrical Site Plan – Photometrics E801
all dates 07/20/22 and all prepared by Wendel WD Architecture, Engineering, Surveying and
Landscape Architecture, P.C and Five Bugles Design; Figure 3: Schematic Rendering, view
looking east from Elmwood Avenue, Figure 4: Schematic Rendering, view looking north from
Dryden Road, Figure 6. Illustrative Site Plan all dated 07/25/22 and all prepared by TWMLA a
Fisher Associates LA Studio; West Elevation dated 09/12/22 and prepared by Mitchell Associates
Architects PLLC, Wendel WD Architecture, Engineering, Surveying and Landscape Architecture,
P.C and Five Bugles Design; Details C-201, Site Details L-502, Layout Plan L201, Planting Plan
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L401 all dated 08/17/22 and all prepared by Mitchell Associates Architects PLLC, Wendel WD
Architecture, Engineering, Surveying and Landscape Architecture, P.C and Five Bugles Design;
Erosion & Sediment Control Plan C-301 dated 09/09/22 and prepared by Mitchell Associates
Architects PLLC, Wendel WD Architecture, Engineering, Surveying and Landscape Architecture,
P.C and Five Bugles Design; Structural Note and Abbreviations S001, Foundation Plan S101, Wall
Sections and Details S105 and Foundations Typical Details S300 all dated 08/18/22 and all
prepared by Mitchell Associates Architects PLLC, Wendel WD Architecture, Engineering,
Surveying and Landscape Architecture, P.C and Five Bugles Design; Wall Elevations S104 dated
08/12/22 and prepared by Mitchell Associates Architects PLLC, Wendel WD Architecture,
Engineering, Surveying and Landscape Architecture, P.C and Five Bugles Design; 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 October 25, 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: this Board did on October 25, 2022 review and accept as adequate the following new
and revised perspective drawings: Fire Station from Elmwood Avenue, viewed east, Fire Station
from Dryden Road, viewed north, and Fire Station in neighborhood context (2), all submitted
October 17, 2022 and prepared by TWMLA a Fisher Associates LA Studio, now, therefore, be it
RESOLVED: that the Planning and Development Board does hereby grant Preliminary & Final
Site Plan Approval subject to the following:
The following conditions must be satisfied before issuance a Building Permit:
i. Submission to Planning staff of plans, drawings and/or visualizations showing all
proposed exterior mechanicals and associated equipment including heat pumps,
ventilation, etc., including appropriate screening if necessary
ii. This site plan approval does not preclude any other permit that is required by City Code,
such as sign permits, tree permits, street permits
iii. Acceptance of the SWPPP by the City Stormwater Management Officer
iv. Submission to Planning staff for review and approval of all site details including but not
limited to landscaping details, exterior furnishings, walls, railings, bollards, paving,
signage, lighting, etc.
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The following conditions must be satisfied within six months of site plan approval or the start of
construction, whichever comes first
iv. Submission to the Planning Board for review and approval of placement, design, and
photometrics of site lighting fixtures
v. 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.
The following construction must be satisfied during the construction period
i. If impacted groundwater and/or soil are encountered during construction, it is required to
be handled in accordance with the applicable NYSDEC regulations and requirements and
with the involvement of both the City of Ithaca and the NYSDEC in the approval and
monitoring of the treatment system(s)
ii. Noise producing construction activities will be limited to the hours between 7:30 A.M.
and 5:30 P.M., Monday through Friday (or Saturday 9:00 A.M. to 5:30 P.M. with
advance notification to and approval by the Director of Planning and Development)
iii. Any traffic control measures on Valentine Place will be coordinated with the City Fire
Department and Department of Public Works
The following conditions must be satisfied before issuance of a Certificate of Occupancy:
i. Any changes to the approved site plans must be submitted to Planning staff for review
and may require Board approval
ii. Installation of bike racks and/or bike storage
iii. Installation of any required or proposed sidewalk to the satisfaction of the City Sidewalk
Coordinator
iv. Repair, replacement, or reconstruction of any City property damaged or removed during
construction including, but not limited to paving, sidewalk, curbing, trees or tree lawn,
signage, drainage structures, etc.
v. Submission of any required executed easement, licenses or other legal agreements
involving City property
Moved by: Petrina
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Seconded by: Randall
In favor: Glass, Randall, Petrina, Blalock
Against: None
Abstain: None
Absent: Correa, Godden, Lewis
Vacancies: None
Adopted Negative Declaration of Environmental Significance
On a motion 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 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
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 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 September
27, 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
October 25, 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
Boundary and Topographic Map No. 403 Elmwood Avenue No. 408 Dryden Road dated 05/10/22
and prepared by T.G. Miller P.C; Utility Plan C-101 dated 07/25/22 and prepared by Mitchell
Associates Architects PLLC, TWM a Fisher Associates LA Studio and T.G. Miller P.C.;
Landscape Demolition Plan L-101, Landscape Grading Plan L-301, Landscape Site Details L-501,
all dated 07/25/22 and all prepared by Mitchell Associates Architects PLLC and TWM a Fisher
Associates LA Studio; 1st Floor Plan A100, 2nd Floor and Roof Plans A101, Elevations A200, all
dated 06/14/22 and all prepared by Mitchell Associates Architects PLLC; Electrical Symbols,
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Abbreviations & Notes E101, Electrical Site Plan E101, Electrical Site Plan – Photometrics E801
all dates 07/20/22 and all prepared by Wendel WD Architecture, Engineering, Surveying and
Landscape Architecture, P.C and Five Bugles Design; Figure 3: Schematic Rendering, view
looking east from Elmwood Avenue, Figure 4: Schematic Rendering, view looking north from
Dryden Road, Figure 6. Illustrative Site Plan all dated 07/25/22 and all prepared by TWM a Fisher
Associates LA Studio; West Elevation dated 09/12/22 and prepared by Mitchell Associates
Architects PLLC, Wendel WD Architecture, Engineering, Surveying and Landscape Architecture,
P.C and Five Bugles Design; Details C-201, Site Details L-502, Layout Plan L201, Planting Plan
L401 all dated 08/17/22 and all prepared by Mitchell Associates Architects PLLC, Wendel WD
Architecture, Engineering, Surveying and Landscape Architecture, P.C and Five Bugles Design;
Erosion & Sediment Control Plan C-301 dated 09/09/22 and prepared by Mitchell Associates
Architects PLLC, Wendel WD Architecture, Engineering, Surveying and Landscape Architecture,
P.C and Five Bugles Design; Structural Note and Abbreviations S001, Foundation Plan S101, Wall
Sections and Details S105 and Foundations Typical Details S300 all dated 08/18/22 and all
prepared by Mitchell Associates Architects PLLC, Wendel WD Architecture, Engineering,
Surveying and Landscape Architecture, P.C and Five Bugles Design; Wall Elevations S104 dated
08/12/22 and prepared by Mitchell Associates Architects PLLC, Wendel WD Architecture,
Engineering, Surveying and Landscape Architecture, P.C and Five Bugles Design; 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
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: Petrina, Randall, Glass, Blalock
Against: None
Abstain: None
Absent: Lewis, Godden, Correa,
Vacancies: None
H. The Citizen, 602 W. Buffalo St. by Visum Development Group, LLC. Presentation and
Review FEAF Part 3 Aesthetics, Materials Open Space & Recreation. 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
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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: Steve Hugo, Adam Fishel, Bradley Wells, Laura Mattos
Fishel presented the site plan as well as the planting plan. Fishel explained the site constraints
which limit how much landscape can be planted along the street side of the project as
suggested previously by the board.
Hugo presented elevation drawings and described the exterior changes, particularly exterior
materials changes to meet sustainable building envelope goals.
Glass commented on the large massing and flatness of the project, describing the simplicity of
the overall design. Glass went on to suggest several design changes to improve the design and
change the massing. Glass was also disappointed with the glass to wall ratio on the exterior.
Petrina agreed with Glass in relation to the windows of the project. Petrina asked the applicant
about the entrances to the building and if there are any additional entrances not shown in the
proposal.
Hugo responded to the board’s comments relating to the flatness of the design, by describing
breaking up the façade which would mitigate the massing. Hugo also stated that the façade has
been pushed back already to encompass an area for pedestrians.
Mattos suggested a 3-D model of the building may help to show the board the massing of the
building.
Glass suggested street level perspectives.
Cerra suggested that the applicant incorporate more trees/green into the proposal.
I. Squeaky Clean Car Wash, 501-507 S. Meadow St. by Bridgewater Management Entities,
LLC c/o Gary Sloan. Presentation and Review FEAF Part 3. 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
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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: Gary Sloan; David Herrick, T.G. Miller; David Kruse; Margot
Chiuten, John Snyder
Herrick presented the changes made to the site plan since the last meeting.
Kruse presented the traffic impact study and explained the discussions the applicant has had
with the Department of Transportation in relation to the access from Meadow and S. Titus.
Randall asked the applicant to submit the correspondence with the DOT.
Petrina asked for clarification on the numbers of vehicles entering and exiting the S. Titus
entrance.
Director Nicholas asked the applicant to explain the thought behind the numbers of the traffic
study associated with the entrance from Meadow St. Nicholas went on the explain that the high
traffic on Meadow would make for a more difficult entrance than the S. Titus entrance.
Kruse explained that the traffic study suggests that more cars will be entering from Meadow St.
Sloan explained that the peak hours shown in the study are not accurate to all hours of the day.
Sloan went on to explain the steps taken by his staff to mitigate the lines of cars on all sites, and
that a backup into the road does not occur at any other location.
Herrick presented a conceptual plan showing partial closure of S Titus Ave allowing for
neighborhood green space, connections for pedestrians and cyclists to other trails, and for the
car wash to still be in operation with the one curb cut on S Titus Ave.
Petrina stated that car washes are peak during the winter and that waterfront recreation is
peak during the summer, which in she believes would make for compatible uses.
Blalock expressed his support for the project, also stating that the issue surrounding S. Titus car
circulation is not the responsibility of the applicant, but rather an issue the City can resolve
directly by closing the street in the future.
Randall expressed support for the concept plan presented by the applicant, stating that there
are examples within the City of Ithaca.
Director Nicholas suggested the applicant provide documentation stating they will not have
objection if S. Titus is closed in the future.
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Sloan responded saying that he would not object to the closing of S. Titus.
J. The William Apartments, 108-110 College Ave by 110 C-Town, LLC. Presentation and
Design Review. 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: Jason Demarest, Chris Petrillose
Demarest gave an overview of the site plan highlighting changes made since the last
presentation. Demarest specifically called out the new bike racks added to the plan. Demarest
explained the lighting and planting plans as well as the variances associated with the proposal.
Demarest went on the describe the materials for the exterior of the building as well as retaining
walls. Demarest presented renderings of the proposal, highlighting the design elements which
break up the building massing.
Petrina expressed her support for the overall design of the building but believes the sunken
courtyards would be dark, are a detriment to the streetscape and are a waste of space along
the street. Petrina also stated that the lower-level apartments would be less desirable because
of the sunken courtyards.
Glass and Randall agreed with Petrina’s comments.
The applicant stated that he believes the courtyards would not be dark and that there is a
precedent for the sunken courtyards elsewhere in Ithaca. The Board recommended he continue
working on the design of the courtyards.
6. Sign Review
A. The Ithacan, 215 E. State St. & 210 E. Green St by Jeff Rimland. Potential Approval of
Sign. 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 sign package with a preface regarding the zoning and its implications on
signage; commercial versus residential. Bouchard began the presentation by explaining the
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previous sign package and the board’s concerns with it. Bouchard went on the explain the
design changes and eliminations to the initial proposal to address the board’s concerns.
Randall asked the applicant to explain the Commons side signage from a pedestrian
perspective.
Petrina expressed appreciation for the changes made by the applicant.
Glass expressed his dislike for the design of the logo and believes that the design would be
cleaner without it.
Blalock agrees with Glass’ comments about the logo, stating that the logo seems unnecessary.
Bouchard went on to explain that the logo provides the building with establishing an identity
and brand which helps with marketing.
Glass suggested that the logo be reduced in size if the applicant is intent on keeping it.
The board agreed that the signage would be more desirable if it were reduced from 48” to 36”.
The board made a recommendation for the sign package with specific conditions to the BZA.
B. Lux, 236 Dryden Rd. by Kendra Wakefield. Potential Approval of Sign. As part of the site
plan review process, the applicant is coming back to the board to submit signs for review.
Applicants Attending: Aaron Baker
Baker presented the sign package explaining the internally lit lettering and mounts. Baker
presented examples of internally lit signage elsewhere within the City of Ithaca.
Petrina stated she likes the change of the lettering from the balcony to the wall but believes the
change in fonts from the existing signage is poorly designed.
7. Recommendations to the Board of Zoning Appeals
• BZA #3226 – 215 E. State Street & 210 E Green St, Sign Variance
The Planning Board has worked with the applicants to create a suitable sign package in which the
applicants have made several compromises. The Board supports this sign package and variance
with the following conditions met. The channel letter signs, ‘The Ithacan’ are appropriate, and the
Board approves these at the size proposed, 18” in height and approximately 22 square feet each.
The Board approves the internally lit illumination of the channel letter sign located on Green
Street and the halo approach to illumination of the channel letters on the Commons. This lighting
reflects the urban conditions on both sides of the streets appropriately. As for the Logo sign, the
Board approves the package with either no logo signs (this is preferred) or at a much smaller scale
at 3’ each at the largest in height on both sides of the building. This equates to approximately 9
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square feet for each logo sign and the Board requests no illumination for the logos. With these
conditions met, the Board finds the sign package has no long-term impacts to planning.
• BZA #3235 - 626 Stewart Avenue, Area Variance
The Planning Board finds no long-term negative impacts to planning and has no further
recommendations.
• BZA #3238 - 445 E. State Street, Area Variance
The Board finds many positive long-term planning impacts with this proposal and supports the
appeal. The Board further finds this building with the high-quality materials will, along with
ironworks, make a nice “book end” on the other side to the City. The Planning Board has worked
with the applicant over many months, including going through the Design Review process, to
refine the design and minimize the perceived mass and height. This is documented in the FEAF
Part 3 narrative, particularly in the sections pertaining Impacts to Aesthetic Resources and
Impact to Historic Resources. The Board balanced some of the following factors:
• Architectural changes made by the applicant to reduce the mass and scale of the
building, including
• Changing the building construction type so that the width of fire lane could be reduced
from 26’ to 20’ and adding additional greenspace
• Adding a terraced planting area on the face of the retaining wall at the south end of
the site
• Façade modulation on the South Elevation/Creekside
• Reducing the height of the parapet and changing materials colors and application on
the North Elevation/State St Side
• The west wing is proposed as 7-stories whereas the east wing is proposed as 6-stories
which creates an undulating roof line
• The 6-story side of the building is nearest to residential areas and the 7-story is closer
to downtown
• The topography minimizes the look of the building from the public way.
• The width of the building is dictated by the dimensional requirements of the internal
parking decks- meaning there is little flexibility to make the building narrower.
• The parking program has benefits to the general public as it is preferable to surface
parking, increases the parking supply in the downtown core without City investment
and potentially relieves pressure from the existing City-owned downtown garages.
• The applicant has worked with the Fire Chief to devise a layout that allows for trees
and other landscaping to be planted in front of the building as well as in a 5’ planting
strip between the road and the trail. Although 5’ is not ideal, structural soil will be used
to provide adequate soil volumes for successful growth. The road also incorporates
areas of stamped concrete for variation and interest and to create a plaza-like feeling
• The enhanced public access and trail into City property is a great benefit to the
community.
• BZA #3240 - Greenstar, Sign Variance
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The Planning Board has worked with the applicants to create a suitable sign package in which the
applicants have made several compromises. The Board supports this sign package and variance
with the following conditions met. The channel letter signs, ‘The Ithacan’ are appropriate, and the
Board approves these at the size proposed, 18” in height and approximately 22 square feet each.
The Board approves the internally lit illumination of the channel letter sign located on Green
Street and the halo approach to illumination of the channel letters on the Commons. This lighting
reflects the urban conditions on both sides of the streets appropriately. As for the Logo sign, the
Board approves the package with either no logo signs (this is preferred) or at a much smaller scale
at 3’ each at the largest in height on both sides of the building. This equates to approximately 9
square feet for each logo sign and the Board requests no illumination for the logos. With these
conditions met, the Board finds the sign package has no long-term impacts to planning.
8. Old/New Business
• Board retreat: Improve aesthetics of buildings with primarily panelized materials
9. Adjournment:
On a motion by Randall and seconded by Petrina, the meeting was adjourned by unanimous
consent at 10:46 p.m.