HomeMy WebLinkAboutMN-PDB-2022-11-22DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING &
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Planning and Development Board Minutes
November 22, 2022
Board Members
Attending:
Robert Lewis, Chair; Garrick Blalock, BPW Liaison; Mitch Glass;
Emily Petrina; C.J. Randall; Daniel Correa; Elisabete Godden
Board Members Absent:
None
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
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
Approval of minutes was removed from the agenda.
BZA #3245 for a telecommunication appeal recommendation was added to the agenda.
2. Public Comment
Chair Lewis opened Privilege of the Floor. There were no public comments. Chair Lewis closed
the Public Comment period.
3. Board Responses to Public Comment
The board had no response as there were no public comments.
4. Site Plan Approval
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A. 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 updates to the design and landscaping for the “Market View” building.
To address the board’s recommendations and concerns from the previous board meeting, new
exterior design elements were shown particularly elements addressing the blank facades at the
building entrances. Exterior updates included changes to the façade, patio design and sidewalk
layout.
The board gave the applicant feedback regarding the patio design, specifically in regard to the
lighting.
The board and staff discussed with the applicant the pedestrian circulation plan associated with
the proposal and the physical conditions affecting the site circulation.
Adopted Final Conditions Approval of Site Plan Review:
On a motion by Petrina, seconded by Correa:
WHEREAS: The Planning Board granted final approval with revisions for PHASE 2 on October
26, 2021, Preliminary Site Plan Approval for the entire project on May 26, 2020, Final Site Plan
Approval for Phase 1 on September 22, 2020, and Final Site Plan Approval for the Community
Gardens on August 24, 2021, and
WHEREAS: the applicant is now requesting approval for final conditions in the Project Changes –
Phase 1 – Residential resolution approved on September 28, 2021, and
WHEREAS: the Planning Board has determined that the project changes are consistent with the
May 20, 2020 Negative Declaration of Environmental Significance and that no additional
environmental review is required, and
WHEREAS: the Director of Planning and Development requested a Letter of Commitment from
the Project Sponsor stating that they shall do the following before issuance of a building permit:
• Work (in collaboration with the City and another local partners, if necessary) to identify
and secure funding for the implementation of off-site improvements on Rte. 13.
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• Understand and acknowledge that the Project Sponsor(s) has the sole responsibility to
permit, finance and install the improvements if outside funding is not identified and
secured.
• Identify and commit to a reasonable and mutually agreed upon timeframe for completing
the improvements.
• Understand and acknowledge that the project must be implemented in conformance with
the approved site plan and must include any mitigations identified in the FEAF Part 3 of
the Neg. Dec. dated May 26, 2020.
• Understand and acknowledge that any changes to the approved site plan must be approved
by the Planning and Development Board (or staff, as allowed) before such changes can be
implemented.
• Understand and acknowledge that any changes to the approved site plan will be reviewed
for consistency with the Neg. Dec. Any changes that create impacts that where not
analyzed in the Neg. Dec. will require reopening of the environmental review.
• Understand that other conditions must be satisfied in the sequence outlined in the final
approval resolution
• Understand and acknowledge that a CO will not be granted until these issues have been
resolved, and
WHEREAS: a condition of Final Site Plan Approval issued on 09/22/2020 required submission
and approval of a Letter of Commitment as requested by the Director of Planning and Building,
including commitment of a surety, for the cost of the improvements before issuance of a building
permit for any building, and
WHEREAS: has not yet been satisfied, even though building permits have been issued for two
buildings, now therefore be it
RESOLVED: that the Planning Board does hereby grant final approval for the following Conditions:
i. Submission to the Planning Board for review and approval of final plan for the front
entrance plaza located on the SE side of the building depicting all site details including but
not limited to landscaping details, exterior furnishings, paving, signage, lighting, etc., and
ii. Submission of changes to warm and enhance the large blank facades near the entrances
located on the SE and NW sides of the building to the Planning Board for review.
ii. Submission and approval of a Letter of Commitment as requested by the Director of
Planning and Building, including commitment of a surety, for the cost of the improvements
before issuance of any other building permit for the remaining buildings or a request for a
Temporary Certificate of Occupancy for any building currently under construction,
whichever comes first.
Moved by: Petrina
Seconded by: Correa
In favor: Petrina, Correa, Randall, Godden, Glass, Blalock, Lewis
Against: None
Abstain: None
Absent: None
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Vacancies: None
B. Breeze Apartments, 121-125 Lake St., by Todd Fox. CEQR Determination. The applicant
proposes to build an 83,160 GSF, four story apartment building and associated site
improvements on the former Gun Hill Factory site. The 77-unit with approximately 109
beds, market-rate apartment building will be a mix of studios, one- and two-bedroom
units and includes 77 parking spaces (47 surface spaces and +/- 30 covered spaces under
the building). Site improvements include stone dust walkways, bike racks, benches, a
bioretention filter to treat the parking areas and rooftop stormwater, native and adaptive
plant species, and meadow areas to restore edges of the site. The building will be
constructed on the east parcel of the Former Ithaca Gun Factory Site which is currently in
the New York State Brownfield Cleanup Program (BCP). Before site development can
occur, the applicant is required to remediate the site based on a soil cleanup objective for
restricted residential use. A remedial investigation (RI) was recently completed at the site
and was submitted to NYSDEC in April 2021. The project is in the R-3a Zoning District and
requires multiple variances. This is determined to be a Type I Action under the City of
Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B(1) (h)[2], (k) and (n)
and the State Environmental Quality Review Act (“SEQRA”) §617-4 (b) (11).
Applicants Attending: Laura Mattos, Erik Reynolds, Marlee Beers
The applicant presented updates to landscaping, parking, and pedestrian walkways. The
applicants further discussed the air monitoring process in detail through a scenario depicting a
“typical day” for the brownfield remediation. During the presentation on sidewalk layout,
special attention was given to the public overlook and the views it would allow pedestrians to
access.
Blalock stated that he is uncomfortable with the number of trucks associated with the clean-up
and their proximity to schools. Blalock would like to see more from the applicant on how
impacts would be mitigated, or assurances from the school that there would be minimal or no
impacts. Blalock also asked the applicant to provide more landscaping details surrounding the
overlook.
The Board stated their appreciation for the level of detail surrounding the air quality monitoring
and agreed with Blalock’s concern over the number of trucks and the proximity to schools. The
board also recommended the applicant explore the option of adding fencing along the edges of
the overlook and gave feedback regarding lighting.
C. 202 Linden Apartments, 202 Linden Ave by Laura Mattos. Potential Preliminary & Final
Site Plan Approval and TDMP Approval. 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
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off-street parking will be provided, and the applicant will submit a TDM plan as required.
The project is subject to Collegetown Design Guidelines. The overall project was
determined to be an Unlisted Action under the City of Ithaca Environmental Quality
Review Ordinance §176-4 and the State Environmental Quality Review Act (“SEQRA”)
§617.4 for which the Planning Board, acting as Lead Agency, issued a Negative Declaration
of Environmental Significance on October 25, 2022.
Applicants Attending: Bradley Wells, Steve Hugo, Laura Mattos, Adam Fischel
The applicant presented a planting plan and updates to the façade. The applicant presented
renderings depicting the specific designs details chosen to articulate the façade while still
conforming to zoning regulations. Setbacks and materials mitigate the flatness of the building.
The board was overall receptive and supportive of the project, but suggested the applicant
remove the large diamond logo from the building design.
Staff reminded the applicant to address the concerns from the City’s engineering department.
Adopted Declaration of Preliminary & Final Site Plan Approval
On a motion by Godden, seconded by Petrina:
On a motion by Godden, seconded by Petrina the board voted to amend the resolution to
include the following conditions: Submission to City Engineers for review and approval of a
construction logistics plan and Submission to City Fire Department for review and approval of
satisfaction of life safety concerns.
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
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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 Short Environmental Assessment Form
(SEAF), 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
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 SEAF
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 November 22, 2022 review and accept as adequate the following
new and revised perspective drawings: all Demolition Plan C-1.0, Site Plan C-2.0, Grading,
Drainage, and Erosion Control Plan C-3.0, Utility Plan C-4.0, Landscaping Plan C-5.0, Detail
Sheet C6-0 & 6.1 all dated 11/04/22 and prepared by HOLT Architects and Marathon Engineering,
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. 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.
iv. Submission to City Engineers for review and approval of a construction logistics plan.
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v. Submission to City Fire Department for review and approval of satisfaction of life safety
concerns.
The following conditions must be satisfied within six months of site plan approval or the start of
construction, whichever comes first
i. Submission to the Planning Board for review and approval of placement, design, and
photometrics of site lighting fixtures
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.
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)
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: Godden
Seconded by: Petrina
In favor: Petrina, Correa, Godden, Randall, Glass, Blalock, Lewis
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Against: None
Abstain: None
Absent: None
Vacancies: None
Adopted Declaration of Transportation Demand Management Plan Approval
On a motion by Randall, seconded by Godden:
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: 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 Short Environmental Assessment Form (SEAF), 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
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 SEAF 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 has on November 22, 2022 reviewed and accepted as adequate a
Transportation Demand Management Plan (TDMP) dated 11-15-22 and prepared by Visum
Development Group, now, therefore, be it
RESOLVED: that the Planning Board does hereby approve the aforementioned TDMP for the project
at 202 Linden Avenue.
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Moved by: Randall
Seconded by: Godden
In Favor: Blalock, Glass, Godden, Randall, Correa, Petrina, Lewis
Against: None
Abstain: None
Absent: None
Vacancies: None
D. The Citizen, 602 W. Buffalo St. by Visum Development Group, LLC. Review FEAF Part 3
Surface Water, Land, Transportation and Plants & Animals. 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 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
The applicant presented a series of renderings of the proposed development, highlighting the
changes made to address the board’s concerns. The applicant highlighted the corner of the
building on the street-level, explaining the building had been pulled back into the retail space,
giving the sidewalk a more active and open feel. To further enhance the pedestrian experience,
the applicant also proposed a mural for the street-level. Other design changes included adding
blade signs and recessed wall designs to break up the flatness of the building. Updates to the
landscaping plan highlighting the planting plan and outdoor furniture were also presented.
The board was overall receptive of the project changes and expressed their support for the
development.
Godden asked the applicant to consider a redesign of the grey pillars on the street-level, along
with other suggestions regarding material choices and design.
Glass suggested incorporating more color into the wall materials of the building to break up the
grey.
The board and staff reviewed the FEAF Part 3. Staff reminded the applicant to address the
concerns from the City’s Engineering Department.
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E. 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
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
The applicant began the presentation by presenting new extensive landscaping between the
proposed building and Meadow St. as was requested by the board at previous meetings.
Glass suggested the applicant add another tree on the Meadow St, as well as changes to the
signage proposed for the project. Glass also suggested a greyer color for the building and the
addition of more brick material to the exterior.
The board agreed that more brick should be added as an exterior material.
During the board’s review of the FEAF Part 3, they requested more information regarding the
noise associated with the carwash.
The applicant said they conducted decibel testing with a hand-held decibel meter of the
vacuum cleaners, resulting in sound levels lower than 90 decibels.
The board and staff discussed screening strategies for the parking area, ultimately asking the
applicant to explore the idea more outside of the meeting.
Adopted Negative Declaration of Environmental Significance
On a motion by Godden, seconded by Petrina:
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
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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, 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
November 22, 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; Context
Map C000 and Existing Conditions Plan C101 both prepared by T.G. Miller, P.C. and dated
08/14/22; Survey Map No. 501-507 South Meadow Street prepared by T.G. Miller, P.C. and
dated 02/09/22; Utility, Grading & Drainage Pan C202, Site Lighting Plan C203, Erosion &
Sediment Control Plan C401, and ESC Details C402 all prepared by T.G. Miller, P.C. and dated
11/08/22; Rendered Site Plan L100, Planting Plan L101, and Planting Details L501 all prepared
by Chiuten Trowbridge Landscape Architects and dated 11/08/22; Demolition Plan C102, Site
Layout Plan C103, and Details C301 all prepared by T.G. Miller, P.C. and dated 09/21/22;
Squeaky Clean Exterior Elevations (4) prepared by John Snyder Architects and submitted
11/16/22; Reference Plan- 1st Floor A111 prepared by John Snyder Architects dated 11/3/2022;
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: Godden
Seconded by: Petrina
In favor: Blalock, Glass, Godden, Randall, Correa, Petrina, Lewis
Against: None
Abstain: None
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Absent: None
Vacancies: None
F. The William Apartments, 108-110 College Ave by 110 C-Town, LLC. Design Updates and
Review FEAF Part 3. 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 changes made to the proposal, including updates to the sunken patios
and exterior lighting. The lighting changes included downlighting to highlight the landscaping
and wash the building walls. The walls surrounding the patios were lowered to allow more light
and a more open feeling to the space.
The board and staff discussed the downlighting proposed and whether it is appropriate for
residential use.
The board discussed the layout of the bottom-floor apartments and ultimately asked the
applicant to consider a redesign.
Randall asked the applicant to continue to lower the walls of the sunken patios.
The board and staff reviewed and discussed the progress of the FEAF Part 3 associated with the
proposed development.
The board went on to discuss their potential recommendation to the Board of Zoning Appeals,
and asked the applicant to adjust the rear-yard landscaping plan before the official
recommendation is made by the next meeting.
5. Recommendations to the Board of Zoning Appeals
• BZA #3243 - Cornell Media Guild, 604 E. Buffalo St., Area Variance
The Board supports this variance as they generally support reduction in parking. As there are no
physical changes with the approval of this variance, the Planning Board finds no long-term
impacts to planning.
• BZA #3241 - 105 Crescent Place, Area Variance
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The Planning Board is in favor of this variance as they support owner investments and property
improvement with minimal land use impacts. The Board finds no long-term negative impacts to
planning.
• BZA #3240 - Greenstar, Sign Variance
The Board supports this sign variance and feel the signs add to the vibrancy of the building
façade. They also support economic vitality finding the signs help the store remain a viable
business. The Board finds the sign package has no long-term impacts to planning.
• BZA #3245 – ATT Batch SWF, Telecommunications Appeal
The Board has reviewed this variance and has no comments.
6. Old/New Business
7. Adjournment:
On a motion by Godden and seconded by Correa, the meeting was adjourned by unanimous
consent at 8:50 p.m.