HomeMy WebLinkAboutMN-PDB-2022-12-20DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING &
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Planning and Development Board Minutes
December 20, 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 6:00 p.m.
1. Agenda Review – None
2. Approval of Minutes
August 23, 2022, September 27, 2022 and October 25, 2022 Minutes. The Board needs
more time to review these Minutes. They will wait for to vote in January.
3. Public Comment
Chair Lewis opened Privilege of the Floor.
N. Cerra read comments submitted by Diane Miller, Martha Preston, and Antonia Shouse into
the record.
Chair Lewis closed the Public Comment period.
4. Board Responses to Public Comment
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The Board had no response to the public comments.
5. Site Plan Approval
A. Asteri Mixed-Use Apartments, 120 E. Green St., by Whitham Planning & Design for
Vecino Group LLC. Sign Package Review. The Planning Board granted final site plan
approval of the mixed-use project on November 24, 2020. The applicant received
approval for a site change on October 25, 2022. The applicant is now seeking approval for
a final lighting condition and sign package. 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, Jacob Von Mechow, Yifei Yan, Sara Hayes
The applicant presented updates to the signage package focusing on the pedestrian lighting as
previously requested by the Board. The applicant stated they have removed the large “A” from
the sign package and are looking into community murals for one side of the building. Sign package
options 1 and 2 presented at the PRC meeting were combined into one package.
The Board requested that the applicant present the sign package together in one rendering
rather than several. The Board preferred the wrap-around sign illustrated in option 1, rather than
option 2 or the combination of the two options. Otherwise, the Board was supportive of the
proposal.
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
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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, Julia Bucher
The applicant presented an updated site plan, lighting details, and materials. The new
renderings included grey skies as requested by the Board. The applicant focused on the details
of the proposed exterior EIFS material, highlighting their perceived benefits and quality of the
material. The applicant finished their presentation by giving the Board more details on the site
signage and the site clean-up, particularly the removal of contaminated soil.
The Board stated their overall approval of the design and materiality of the building but
expressed their reluctance to support the exterior EIFS material and requested further details.
The Board and staff reviewed the FEAF III, discussing the information the applicant still needed
to provide.
The implications of changing the site plan to accommodate the firetruck turn-around and its
impacts on the off-street loading spaces and thus required variances was discussed. The Board
included the potential area variances associated with this project in the FEAF III and determined
regardless if a variance was required for off-street loading spaces or not, there would be no
significant adverse impacts on the environment.
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 construction of a four-story apartment building with 77 units/109 beds
by Todd Fox, 121-125 Lake Street LLC, and
WHEREAS: 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, and
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WHEREAS: this is 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) and is subject to environmental review, and
WHEREAS: the NYS Department of Environmental Conservation, the Tompkins County
Department of Health, Common Council, the Tompkins County Industrial Development Agency,
and the Board of Zoning Appeals have been identified as potentially Involved Agencies in
Environmental Review, and,
WHEREAS: the City of Ithaca Planning and Development Board, being the local agency which
has primary responsibility for approving and funding or carrying out the action, did on April 26,
2022 declare itself Lead Agency in Environmental Review for the project, and
WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on
December 20, 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; Site
Survey L-100, Site Plan L-101, Layout Plan L-102, Landscape Plan L-401, Details L-500,
Overlook- Linework L-1, L-2, & L-3, Site Rendering L-600, Exterior Elevations A200,
Conceptual Rendering A 201 (2), Materials Board, Aerial Photos and Views (5), Site
Lighting/Photometric Plan, and Massing From Lake Street A 202 all prepared by SWBR and
dated 12/14/22; Overlook- Aerial Image L-1 prepared by SWBR and dated 12/14/22; Utility Plan
C-101, Grading and Drainage Plan C-102 prepared by SWBR and T.G. Miller, P.C. and dated
12/14/22; Wayfinding and Safety Plan dated 11/22/22 prepared by SWBR; Excavation Plan
Eastern Parcel C-102A dated August 2022 and prepared by C & S Engineers, Inc.; 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: Godden, Petrina, Randall, Glass, Blalock, Lewis
Against: None
Abstain: None
Absent: Correa
Vacancies: None
C. The Citizen, 602 W. Buffalo St., by Visum Development Group LLC. CEQR Determination.
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
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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: Laura Mattos, Steve Hugo, Nate Cook, Doug Nemec
The applicant presented updates on elevations, materials, site plans, the shadow study, and the
Hydraulic Impact Hammer driving pile method for the foundation. Renderings were shown to
demonstrate how the building will appear from different vantages, including the street-view. The
applicant went into detail on each proposed exterior material as well as the changes made to the
site plan.
Glass suggested several design changes to lessen the block-like feel of the structure and to help
soften the massing.
The Board expressed concerns over the maintenance and durability of the building pillars along
W. Buffalo. The Board thanked the applicant for being responsive to their comments and for
creating the active streetscape along W. Buffalo.
The Board and staff reviewed the FEAF Part III, highlighting information the applicant needs to
provide. Cerra stated that the applicant had provided some of the missing information right
before the meeting, but there was not enough time to review.
Director Nicholas stated her concern over the foundation driving proposed for the project in
relation to the nearby residences.
Cook spoke to the Board about their concerns over the fire department easement.
The Board and staff began to review the missing information from the FEAF Part III in relation to
impacts on land. The Board paid particular attention to the foundation driving method, asking
questions about the impacts of the soil displacement, vibration and noise associated with the
process. The Board determined that the amount of time being spent in meeting on the FEAF
review was becoming unreasonable and more time is needed to review the information
provided right before the meeting. Chair Lewis explained that while it is possible that all missing
information could have been provided, the Board and staff have not had sufficient time to
review before issuing a negative declaration. The Board a decided they would not vote this
meeting as more information was needed to complete the environmental review.
D. Squeaky Clean Car Wash, 501-507 S. Meadow St. by Bridgewater Management Entities,
LLC c/o Gary Sloan. Potential Preliminary and Final Site Plan Approval. The applicant
proposes to demolish two existing single-story buildings to allow for the construction of
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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 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 was determined to be 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) for
which the Planning Board, acting as Lead Agency, issued a Negative Declaration of
Environmental Significance on November 22, 2022.
Applicants Attending: Gary Sloan; David Herrick, T.G. Miller; David Kruse; Margot
Chiuten, John Snyder
The applicant presented their materials and drawings for the project to-date, including new
information on signage and noise impacts from the daily operation of the car wash. The
applicant focused on the sidewalk to show how they changed it to accommodate requests from
the City’s Engineering Department.
The Board thanked the applicant for responding to their requests for more robust landscaping
and designing the building to fit within the character of the neighborhood.
Glass suggested reducing the amount of signage for the building.
Adopted Declaration of Preliminary and Final Site Plan Approval
On a motion by Petrina, seconded by Godden:
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for
site plan approval for constructing a new automated car wash “tunnel” building by Bridgewater
Management Entities, LLC c/o Gary Sloan, and
WHEREAS: the applicant proposes to demolish two existing single-story buildings to allow for
the construction of a new automated car wash “tunnel” building, equaling approximately 35,500
SF. The new proposed construction includes vacuum stations, site pavements, utility extensions
and improved landscaping. The project is located in the SW-2 zoning district and is expected to
require no variances. Four off-street parking spaces will be provided, and the applicant is
proposing to permanently close three curb cuts on S Meadow Street and consolidate four curb
cuts on S Titus Ave into one for which a Traffic Impact Study (TIS) has been submitted. The
project is subject to Southwest Area Design Guidelines, and
WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review
Ordinance §176-4 B.(1)(h)[2] and the State Environmental Quality Review Act (“SEQRA”)
§617.4 b. (11) and is subject to environmental review, and
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WHEREAS the NYS Department of Environmental Conservation, the NYS Department of
Transportation, 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
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, and
WHEREAS: the Planning Board did, on November 22, 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 December 20, 2022 review and accept as adequate the following
new and revised drawings: Perspective Renderings (5) prepared by John Snyder Architects and
submitted 12/13/22 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. Documentation from Ithaca Fire Department emergency access issues have been satisfied
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. Final approval of streetscape, curb ramps, curb cut and sidewalks along S Titus Ave by
the City Engineering and Fire Departments
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v. Execution of legally binding agreement with the City stating they would not prevent the
City from reasonably modifying the width of S. Titus Avenue between the S. Meadow
Street intersection and the Project Site entrance on S. Titus Avenue and, further, would
not prevent the City from closing S. Titus Avenue south of the Project Site entrance in
the future should it be deemed a necessary and vital option the neighborhood and City
The following conditions must be satisfied within six months of approval or the start of
construction, whichever comes first:
vi. Submission of detailed planting plan including soil replacement specifications for tree
planting areas
vii. Submission to the Planning Board for review and approval of placement, design, and
photometrics of site lighting fixtures
viii. Submission to the Planning Board for review and approval of all site details including but
not limited to landscaping details, exterior furnishings, walls, railings, bollards, paving,
signage, lighting, etc.
The following conditions must be satisfied during the construction period:
ix. 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)
x. 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:
xi. Any changes to the approved site plans must be submitted to Planning staff for review
and may require Board approval
xii. Installation of bike racks and/or bike storage
xiii. Installation of any required or proposed sidewalk to the satisfaction of the City Sidewalk
Coordinator
xiv. 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
xv. Submission of any required executed easement, licenses or other legal agreements
involving City property
Moved by: Petrina
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Seconded by: Godden
In favor: Blalock, Glass, Randall, Petrina, Godden, Lewis
Against: None
Abstain: None
Absent: Correa
Vacancies: None
E. The William Apartments, 108-110 College Ave by 110 C-Town, LLC. CEQR Determination.
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: Chris Petrillose, Jason Demarest
The applicant presented updates to the project including changes to the sunken patios and
lighting details. The applicant explained design changes in the retaining walls of the sunken
patios to include a step back and ledge to make the patios feel more open. The applicant
detailed the change to the downlit exterior lights and explained that the downlit lights will no-
longer wash the building with light.
The Board thanked the applicant for the changes and expressed their overall support for the
project.
Petrina stated that the sunken patios to the North and South are too small and should be
removed to make more room for the patio in the middle. Petrina suggested this design choice
may lead to a more natural return to grade.
The Board and staff drafted their recommendation to the Board of Zoning Appeals for the
variances associated with this project.
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 4-story apartment building by 110 C-Town, LLC, and
WHEREAS: the applicant proposes to demolish two existing residential buildings (2.5 and 3-
stories) on two separate parcels to allow for the construction of a new 4-story apartment building
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with a total finished area of approximately 24,400 SF on a consolidated lot. The building will
contain 34 dwelling units with a total of 54 beds and a gym located in the basement. The project
is located in the CR-4 zoning district and requires variances for rear yard setback and lot coverage.
The project is subject to Collegetown Design Guidelines, and
WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review
Ordinance §176-4 B.(1)(k) and (l) and the State Environmental Quality Review Act (“SEQRA”)
§617.4 b. (11) and is subject to environmental review, and
WHEREAS: the NYS Department of Environmental Conservation and the Tompkins County
Department of Health, both potentially involved agencies in this action, have consented to the
Planning Board acting as Lead Agency for this project, 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
December 20, 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;
Boundary and & Topographic Map 108-110 College Avenue prepared by T.G. Miller, P.C and
dated 03/11/22; Context Map prepared by Jason Demarest Architecture and dated 07/15/22; 202
Linden Renderings (10) and TYP Patio Retaining Wall Detail both submitted and prepared by
Jason Demarest Architecture 11/22/22; Boring Location Plan 108-110 College Ave. Ithaca, NY
prepared by Elwyn & Palmer Engineers and Jason Demarest Architecture dated 09/22; Site
Demo Plan AC1.00 prepared by Jason Demarest Architecture, dated 10/05/22; Site Plan AC1.01,
Grading & Utility Plan AC1.02, Site Details AC4.00, Concept Plans CS1.01 all prepared by
Jason Demarest Architecture and dated 10/06/22; Concept Elevations CS2.01 prepared by Jason
Demarest Architecture and dated 07/15/22; Materials Board prepared by Jason Demarest
Architecture and dated 10/19/22; Landscape Plan AC1.0 and Site Section AC3.00 both prepared
by Jason Demarest and dated 12/14/22, 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: Godden, Petrina, Randall, Glass, Blalock, Lewis
Against: None
Abstain: None
Absent: Correa
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Vacancies: None
F. Alpha Phi Alpha Residential House Renovations, 105 Westborne Ln. by Tony Ewing.
Presentation. The applicant proposes to renovate and restore the existing building,
demolish the existing lower-level addition, expand the building footprint by 275 SF with
a 1120 SF replacement addition, and modify the site to accommodate new ADA compliant
parking. Site improvements include a regraded entry drive lane for ADA accessibility,
permeable grass pavers, a 1500 SF rain garden, and landscaping. The project is located in
the R-U zoning district and will require variances. This is a Type 1 Action under the City of
Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(h)[4], and the State
Environmental Quality Review Act (“SEQRA”) §617.4 b. (11) and is subject to
environmental review.
Applicants Attending: Georges Clermont, David Herrick, Tony Ewing, Frank Santelli
The applicant gave the Board a brief history of the Alpha Phi Alpha fraternity and its current
needs. The applicant explained the request to renovate and add ADA parking to the fraternity
building. The applicant highlighted the layout of the parking lot and driveway, utility lines. and a
rendering of the exterior design.
The Board stated their overall support for the project, but gave feedback regarding the
site plan, requesting the applicant save the existing trees and provide more information on the
grass pavers.
Director Nicholas reminded the Board that materials and design have already been reviewed by
the Ithaca Landmarks Preservation Commission and that this project will need the Board’s
attention on the environmental review and site plan.
G. NYSEG Hudson Regulator Station, 220 Grandview Ave., by Arne Larson DDS Companies
on behalf of NYSEG. Presentation and Declaration of Lead Agency. The applicant
proposes to create an approximately 164 SF gas regulator house with appurtenant
facilities. NYSEG has secured a 1200 SF utility easement from the property owner, South
Hill Church of Nazarene. Proposed site work includes the regrading of the site and
landscaping around the proposed structure. The project is located in the R-2 zoning
district and will not require any variances. 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: Arne Larsen, DDS Companies
The applicant gave an overview of the proposal, showing the footprint of the building and
proposed landscaping plan. The applicant detailed the use of the building and how the structure
will have minimal impact on neighboring properties. Renderings were shown to demonstrate the
exterior design and materials of the single-story building.
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Glass asked the applicant to explain what the need for this building is. The applicant explained
that another regulator station in the city is failing and replacing the station in the same location
is not conducive for reconstruction.
Petrina suggested the applicant return with a green exterior color and conduct public outreach.
The Board agreed with Petrina’s comments and asked the applicant to reach out to neighbors to
explain the purpose of the station and alleviate fears about the perceived dangers.
Director Nicholas asked the applicant why the regulator station could not be placed in a vault.
The applicant responded by stating that energy companies are moving away from vaults for
environmental health and water damage reasons.
Cerra asked the applicant to add more screening on the North side of the property.
Director Nicholas added that this lot is not capable of having a house built on it, but due to the
visibility of the property, the proposal should still include a residential aesthetic, as maintained
by the rest of the neighborhood.
Adopted Declaration of Lead Agency
On a motion by Godden, seconded by Randall:
WHEREAS: 6 NYCRR Part 617 of the State Environmental Quality Review Law and Chapter
176.6 of the City Code, Environmental Quality Review, require that a lead agency be established
for conducting environmental review of projects in accordance with local and state environmental
law, and
WHEREAS: State Law specifies that for actions governed by local environmental review, the lead
agency shall be that local agency which has primary responsibility for approving and funding or
carrying out the action, and
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for
site plan approval for constructing a gas regulator house with appurtenant facilities by Arne Larsen,
DDS Companies on behalf of NYSEG, and
WHEREAS: the applicant proposes to create an approximately 164 SF gas regulator house with
appurtenant facilities. NYSEG has secured a 1200 SF utility easement from the property owner,
South Hill Church of Nazarene. Proposed site work includes the regrading of the site and
landscaping around the proposed structure. The project is located in the R-2 zoning district and
will not require any variances, and
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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, now, therefore be it
RESOLVED: that the City of Ithaca Planning and Development Board does, by way of this
resolution, declare itself Lead Agency in Environmental Review for the proposed project.
Moved by: Godden
Seconded by: Randall
In Favor: Blalock, Glass, Randall, Petrina, Godden, Lewis
Against: None
Abstain: None
Absent: Correa
Vacancies: None
H. Argos Inn Expansion, 408 East State St., by Avi Smith. Presentation. The applicant
proposes to demolish an existing 1800 SF terrace north of the Argos Inn building and
construct a 5135 SF 3-story addition. The addition will contain 11 guest rooms (24 rooms
total) and hotel office space. Site improvements include reconfiguration of 2,385 SF
outdoor terraces for seating, relocation of the existing terrace to the north end of the
parking lot, creation of a utility building to screen the outdoor seating from the street, the
paving and striping of the parking lot, landscaping, and lighting. The project is located in
the B-4 zoning district and will require rear yard and parking variances. This is a Type 1
Action under the City of Ithaca Environmental Quality Review Ordinance §176-4
B.(1)(h)[4], and the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (11) and
is subject to environmental review.
Applicants Attending: Avi Smith, Craig Modisher, Yamilla Fournier
The applicant presented an overview of the expansion to the existing Argos Inn. The applicant
stated they will be shifting and removing the patio where the addition is proposed to be built,
creating a smaller outdoor space. The applicant explained the design and use of the expansion,
detailing how the addition will be architecturally similar and smaller than the original building.
Drawings were shown to demonstrate how the addition will mirror the proportions and massing
of the original structure. The applicant stated the project was well received by Ithaca Landmarks
Preservation Commission with direction to provide more details, and that they plan on discussing
the parking variance with the Board of Zoning Appeals before submitting a variance application.
The Board stated their overall support for the project, especially relating to the design of the
addition.
6. Recommendations to the Board of Zoning Appeals
DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING &
DEVELOPMENT BOARD
14
BZA #3242 - 108-110 College Ave. (The William), Area Variance
The Lead Agency supports this variance and does not see any negative impact to the general
character of the neighborhood planning-wise with the proposed density. Collegetown is the
place for student housing and this building answers this need in a compelling design.
BZA #3244 - 209 Elmwood Ave., Area Variance
The Planning Board supports this variance as they support owner-occupied improvements,
appreciate the design of the carport, and also note a large yard in adjacent property. The
Planning Board finds no long-term negative impacts to planning.
7. Old/New Business
- Vice Chair – Elisabete Godden
- Retreat – Set Date. Topics:
o Better Design with panelized materials
o EIFS Training
8. Adjournment:
On a motion by Petrina and seconded by Godden, the meeting was adjourned by unanimous
consent at 9:35 p.m.