HomeMy WebLinkAboutMN-PDB-2023-05-23Minutes Approved by the Planning Board on August 22, 2023
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Planning and Development Board Minutes
May 23, 2023
Board Members
Attending:
Robert Lewis, Chair; Emily Petrina; Elisabete Godden, Daniel
Correa, Mitch Glass
Board Members Absent:
Garrick Blalock, BPW Liaison
Board Vacancies: One
Staff Attending: 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 – None
3. Public Comment
Chair Lewis opened Privilege of the Floor.
N. Cerra read a comment submitted by Gaye Quinn into the record.
There being no members of the public appearing in order to speak, nor any additional written
comments submitted to be read into the record, Chair Lewis closed the Public Comment period.
4. Board Responses to Public Comment
The Board had no response to public comments.
5. Subdivision Review
A. 117 & 119 Sears St & 412-414 N Tioga St, Minor Subdivision by Ithaca Neighborhood
Housing Services. Lead Agency, CEQR, Preliminary and Final Subdivision Approval. The
applicants are requesting a subdivision of the 0.945-acre site, resulting in two parcels of
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approximately 0.706 acres (30,753 SF) and .239 acres (10,411 SF). The proposed
subdivision will maintain the Tioga Street addresses on the larger proposed parcel and
Sears Street addresses on the smaller proposed parcel. The property is almost entirely
paved, with a small buffer of shrubs and grass between the parking lot and sidewalk
along Sears Street. The parcel is in the R-2b and C-SU zoning districts, and no variances
will be required. 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: Leslie Ackerman
The applicant presented a subdivision map of 117-119 Sears Street and 412-414 N Tioga Street.
The map highlighted the new property lines and future intentions for the parcels. The applicant
described to the Board their intention to build affordable for-sale units on the newly created
lots.
Petrina reminded the applicant to work with engineering over the concerns with stormwater.
Public Hearing
On a motion by Correa, seconded by Godden, and voted in favor unanimously Chair Lewis
opened the public hearing.
There being no members of the public appearing in order to speak, nor any additional written
comments submitted to be read into the record, Chair Lewis closed the Public Hearing on a
motion by Petrina, seconded by Godden, and voted in favor unanimously.
Adopted Declaration of Lead Agency
On a motion by Petrina, seconded by Godden:
WHEREAS: 6 NYCRR Part 617 of the State Environmental Quality Review Law and Chapter
176.6 of the City Code, Environmental Quality Review, require that a lead agency be established
for conducting environmental review of projects, in accordance with local and state
environmental law, and
WHEREAS: State Law specifies that for actions governed by local environmental review, the
lead agency shall be that local agency which has primary responsibility for approving and
funding or carrying out the action, and
WHEREAS: the City of Ithaca Planning and Development Board has one pending application
for a minor subdivision of City of Ithaca Tax Parcels ID: 49.-2-18, 49.-2-19, 49.-2-6, 49.-2-7
located at 117-119 Sears Street and 408 & 412-414 N Tioga Street by Ithaca Neighborhood
Housing Services, and
WHEREAS: the applicant is proposing a subdivision of the 0.945-acre site, resulting in two
parcels of approximately 0.706 acres (30,753 SF) and .239 acres (10,411 SF). The proposed
subdivision will maintain the Tioga Street addresses on the larger proposed parcel and Sears
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Street addresses on the smaller proposed parcel. The property is almost entirely paved, with a
small buffer of shrubs and grass between the parking lot and sidewalk along Sears Street. The
parcel is in the R-2b and C-SU zoning districts, and no variances will be required, and
WHEREAS: this is considered a Minor Subdivision in accordance with the City of Ithaca Code,
Chapter 290, Article 1, §290-1, Minor Subdivision – Any subdivision of land resulting in the
creation of one additional buildable lot, and
WHEREAS: this has been determined to be an Unlisted Action under the City of Ithaca
Environmental Quality Review Ordinance and the State Environmental Quality Review Act
(“SEQRA”) and requires environmental review, now, therefore be it
RESOLVED: that the City of Ithaca Planning and Development Board, being that local agency
which has primary responsibility for approving and funding or carrying out the action, does, by
way of this resolution, declare itself Lead Agency in Environmental Review for the proposed
project.
Moved by: Petrina
Seconded by: Godden
In favor: Petrina, Godden, Correa, Glass, Lewis
Against: None
Abstain: None
Absent: Blalock
Vacancies: One
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 a minor subdivision of City of Ithaca Tax Parcel ID: 49.-2-18, 49.-2-19, 49.-2-6, 49.-2-7
located at 117-119 Sears Street and 408 & 412-414 N Tioga Street by Ithaca Neighborhood
Housing Services, and
WHEREAS: the applicant is proposing a subdivision of the 0.945-acre site, resulting in two
parcels of approximately 0.706 acres (30,753 SF) and .239 acres (10,411 SF). The proposed
subdivision will maintain the Tioga Street addresses on the larger proposed parcel and Sears
Street addresses on the smaller proposed parcel. The property is almost entirely paved, with a
small buffer of shrubs and grass between the parking lot and sidewalk along Sears Street. The
parcel is in the R-2b and C-SU zoning districts, and no variances will be required, and
WHEREAS: this is considered a Minor Subdivision in accordance with the City of Ithaca Code,
Chapter 290, Article 1, §290-1, Minor Subdivision – Any subdivision of land resulting in the
creation of one additional buildable lot, and
WHEREAS: This has been determined to be an Unlisted Action under the City of Ithaca
Environmental Quality Review Ordinance and the State Environmental Quality Review Act
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(“SEQRA”) and requires environmental review, and
WHEREAS: City of Ithaca Planning and Development Board, being that local agency which
has primary responsibility for approving and funding or carrying out the action, did, on May 23,
2023, 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 May
23, 2023, review and accept as adequate: a Short Environmental Assessment Form (SEAF),
Part 1; SEAF Part 2 & 3 prepared by Planning staff; Subdivision Plat No. 408 & 412-414 North
Tioga Street & 117 & 119 Sears Street City of Ithaca, Tompkins County, New York dated
08/02/22 prepared by TG Miller P.C.; and other application materials, and
WHEREAS: the Tompkins County Planning Department, and other 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 of Ithaca Planning and Development Board determines the proposed
project will result in no significant impact on the environment and a Negative Declaration for
purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the
provisions of Part 617 of the State Environmental Quality Review Act.
Moved by: Godden
Seconded by: Petrina
In favor: Godden, Petrina, Glass, Correa, Lewis
Against: None
Abstain: None
Absent: Blalock
Vacancies: One
Adopted Declaration of Preliminary and Final Approval
On a motion by Godden, seconded by Petrina:
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for a
minor subdivision of City of Ithaca Tax Parcels ID: 49.-2-18, 49.-2-19, 49.-2-6, 49.-2-7 located at 117-
119 Sears Street and 408 & 412-414 N Tioga Street by Ithaca Neighborhood Housing Services, and
WHEREAS: the applicant is proposing a subdivision of the 0.945-acre site, resulting in two parcels of
approximately 0.706 acres (30,753 SF) and .239 acres (10,411 SF). The proposed subdivision will
maintain the Tioga Street addresses on the larger proposed parcel and Sears Street addresses on the
smaller proposed parcel. The property is almost entirely paved, with a small buffer of bushes and grass
between the parking lot and sidewalk along Sears Street. The parcel is in the R-2b and C-SU zoning
districts, and no variances will be required, and
WHEREAS: this is considered a Minor Subdivision in accordance with the City of Ithaca Code, Chapter
290, Article 1, §290-1, Minor Subdivision – Any subdivision of land resulting in the creation of one
additional buildable lot, and
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WHEREAS: This has been determined to be an Unlisted Action under the City of Ithaca Environmental
Quality Review Ordinance and the State Environmental Quality Review Act (“SEQRA”) and requires
environmental review, and
WHEREAS: the Planning Board, acting as Lead Agency, did on May 23, 2023 issue a Negative
Declaration of Environmental Significance for the entire project and all its components, and
WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on May 23,
2023, review and accept as adequate: a Short Environmental Assessment Form (SEAF), Part 1; SEAF
Part 2 & Part 3 prepared by Planning staff; Subdivision Plat No. 408 & 412-414 North Tioga Street &
117 & 119 Sears Street City of Ithaca, Tompkins County, New York dated 08/02/22 prepared by TG
Miller P.C.; and other application materials, and
WHEREAS: the Tompkins County Planning Department, and other interested parties have been given
the opportunity to comment on the proposed project and any received comments have been considered,
and
WHEREAS: legal notice was published and property posted, and adjacent property owners notified in
accordance with Chapters 290-9 C. (1), (2), & (3) of the City of Ithaca Code, and
WHEREAS: the Planning and Development Board held the required Public Hearing on May 23, 2023,
now, therefore, be it
RESOLVED: that the Planning Board does hereby grant Preliminary and Final Subdivision Approval to
the proposed Minor Subdivision of City of Ithaca Tax Parcels ID: 49.-2-18, 49.-2-19, 49.-2-6, 49.-2-7
located at 117-119 Sears Street and 408 & 412-414 N Tioga Street subject to the submission of three
final original subdivision plats with the raised signature of as licensed surveyor.
Moved by: Petrina
Seconded by: Godden
In favor: Petrina, Godden, Glass, Correa, Lewis
Against: None
Abstain: None
Absent: Blalock
Vacancies: One
6. Site Plan Review
A. Cliff Street Retreat, 407 Cliff St. by Linc Morse. Amended CEQR. The Planning Board
granted preliminary and final approval of this project on October 26, 2021. The
applicant now seeks approval for a redesign on the north end of the parcel where
instead of two conceptual cottages previously proposed, the applicants now propose a
3-story multi-family building, approximately 4966 SF. The building has a total of 6 units
including two hotel units and four apartments. The proposed building complies with all
of the zoning requirements created in the PUD process. This is a Type 1 Action under the
City of Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(h)[3] for which the
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Lead Agency made a Negative Determination of Environmental Significance on
September 28, 2021.
Applicants Attending: Craig Modisher, Noah Demarest, Linc Morse
The applicant presented updates on the design of the proposed building. During the
presentation the applicant discussed with the Board how the apartments on the street side will
be laid out, stating that the living/sleeping areas will be located higher than what the windows
will look in on. A rendering of the streetside of the building was shown for the Board’s review.
The Board asked questions regarding the street-side facade and discussed with the applicant
how the design of the façade will impact future inhabitants of the proposal.
Adopted Declaration of Final Approval for Site Plan Approval Modification
On a motion by Godden, seconded by Correa:
WHEREAS: The Planning Board granted preliminary and final approval of this project on
October 26, 2021, and
WHEREAS: the applicant now seeks approval for a redesign on the north end of the parcel
where instead of two conceptual cottages previously proposed, the applicants now propose a 3-
story multi-family building, approximately 4966 SF, and
WHEREAS: The building has a total of 6 units including two hotel units and four apartments.
The proposed building complies with all of the zoning requirements created in the PUD process,
and
WHEREAS: this Board has on May 23, 2023, reviewed and accepted as adequate revised
drawings titled: Cover A000, First Floor Plan & Schedules A101, Second Floor Plan &
Schedules A102, Third Floor Plan & Schedules A013, Elevations A201-A204 (4), Grade Plane,
Grade Plane Calculations (2), Layout Plan L101, and Planting Plan L103 all dated 12/22/23 and
prepared by Stream Collaborative; Street Elevation A01, Looking North Proposed A03, Looking
South Proposed A05 all dated 3/14/23 and prepared by Stream Collaborative; Loft Illustrations
(2), and Material Examples (2) submitted April 19, 2023 prepared by Stream Collaborative; and
other application materials, and
WHEREAS: the Planning Board has determined that the project changes are consistent with the
September 28, 2021 Negative Declaration of Environmental Significance and that no additional
environmental review is required, now therefore be it
RESOLVED: that the Planning Board does approve the proposed 3-story multi-family building,
and be it further
RESOLVED: that this approval incorporates all related unresolved conditions of the October 26,
2021 Preliminary and Final Approval Resolution, including:
Before Issuance of a Building Permit:
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i. Submission of colored and keyed building elevations of all facades with building
materials samples sheet
ii. Submission of final Landscape Plan with planting schedule & specifications and soil
volumes
iii. Submission to the Planning Board of detailed plans, including hardscape and
landscape, for the garden/terrace spaces of the residential units facing the hillside
iv. Submission of a draft maintenance easement with the City of Ithaca for stormwater
pipe underneath the southern parking lot
v. Confirmation from the City Transportation Engineer that all concerns have been
addressed
vi. Submission of review of sight lines from the revised curb cuts to ensure safe exiting
vii. Documentation from Ithaca Fire Department emergency access issues have been
satisfied
viii. 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.
Within Six months of Final Site Plan Approval:
ix. Submission to the Planning Board for review and approval of all site details including but
not limited to exterior furnishings, bike racks, walls, railings, bollards, paving, signage,
interpretive signage, lighting, etc.
Before Certificate of Occupancy for any phase of the Project:
x. Submission of and executed maintenance easement with the City of Ithaca for
stormwater pipe underneath the southern parking lot
xi. Submission of any other executed easement or other legal agreements, including
maintenance of public walkway
xii. Bike racks must be installed before a certificate of occupancy is granted
Moved by: Godden
Seconded by: Correa
In favor: Petrina, Godden, Glass, Correa, Lewis
Against: None
Abstain: None
Absent: None
Vacancies: One
B. Expansion of Religious Facility, 102 Willard Way/107 Lake Street by Jason Demarest.
Presentation of Redesign. The Planning Board granted preliminary and final approval of
this project on March 22, 2022. The applicant is now proposing changes to the approved
plans including removing a parking garage, adding on-site parking spaces, removing an
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approved driveway and adding a circular drive, and small additions to the approved
building which will occur in phases. Exterior site improvements and structures still
include a patio, an elevated courtyard, an access drive on Lake Street, landscaping, and
walkways. The project is in the R-2a Zoning District and was granted variances for lot
coverage, front-, rear- and side-yards, and parking on March 1, 2022. This was
determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review
Ordinance §176-4 B.(1)(n) 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 February 22, 2022.
Applicants Attending: Jason Demarest
The applicant presented a revised site plan to the Board, highlighting changes made to the
parking plan. The proposed parking plan removed the parking spaces from the circular driveway
and placed them on an expanded patio with permeable pavers. Renderings were presented
demonstrating the visual impact of the proposed stair tower and how the building and
landscaping have been designed to screen tower from sight of the street. The applicant stated
that more work will be done relating to the stair tower.
Petrina stated that she is favorable to the newly proposed parking plan and that the stair tower
may look better with a flat roof rather than pitched.
Chair Lewis suggested a cladding approach to designing the stair tower and stated his
favorability to the other changes made.
The Board agreed that a pitched roof on the stair tower is not aesthetically pleasing.
Cerra reminded the applicant of the comments made by the City’s engineering department
regarding the safety of the circular driveway.
Public Hearing
On a motion by Godden, seconded by Petrina, and voted in favor unanimously Chair Lewis
opened the public hearing.
The following parties spoke or submitted comments in support of the proposal:
- Howard Erlich, Raquel Zohar, Justin (did not disclose last name), Chana Silberstein, Will
Stern, Justin Feldman, Mina Nabavian, Alden Tabac, Amanda Silberstein, Adam Abergel,
and Aaron Baruch
Cerra read a comment submitted by Kathleen Lilley in opposition to the proposal.
There being no further members of the public appearing in order to speak, nor any additional
written comments submitted to be read into the record, Chair Lewis closed the Public Hearing
on a motion by Godden, seconded by Petrina, and voted in favor unanimously.
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Correa addressed the public comment, stating that the Board is very much in favor of the
institution and the expansion. Correa went on to explain the Planning Board’s responsibility to
ensure that projects are planned well with regard to the future as the lot may not always be
owned by the current institution.
C. Valentine Place, 109-111 Valentine Place by Valentine Place Associates, LLC.
Preliminary and Final Site Plan Approval. The applicant proposes to demolish two
existing two-story wood frame houses and construct a four-story 30-unit residential
building, approximately 29,320 SF in area, as student housing. The project site is located
in the R-3a Zoning District in which the maximum height for a building is 4 stories/40
feet. The project will require two area variances for minimum off-street parking and
minimum lot size for quantity of units. This is a Type 1 Action under the City of Ithaca
Environmental Quality Review Ordinance §176-4 B(1)(k) and the State Environmental
Quality Review Act (“SEQRA”) §617.4 b.(11) for which the Lead Agency made a Negative
Determination of Environmental Significance on April 26, 2022.
Applicants Attending: Nick Robertson, Ira Ma, Zach Rood
The applicant presented a side-by-side detailing the project changes made to the project,
including changes to fencing, landscaping, lighting and the addition of a parking lot. A rendering
was shown to include the addition of parking for the Board’s review.
Petrina stated that she is favorable to changes made to the site plan considering the applicant is
required to build parking. Petrina also confirmed with the applicant that there is not interior
bike parking.
Glass stated his favorability of the design and materiality of the building and discussed with the
applicant how long the leasing office would be in use for.
The Board and the applicant discussed the options concerning adding bicycle parking to the
proposal and/or utilizing bike parking in the Collegetown Terrace parking garages.
Cerra asked the applicant to provide information on the removal of existing trees and what
number of trees the applicant is proposing to plant. Cerra also asked the applicant to explain
the bioretention container and the flow of water through it.
Adopted Declaration of Preliminary and Final Site Plan Approval
On a motion by Godden, seconded by Correa:
WHEREAS: the City of Ithaca Planning and Development Board has one pending application
for site plan approval for construction of a student housing building by Kathryn Wolf, TWMLA,
and
WHEREAS: the applicant proposes to demolish two existing 2-story wood-frame houses and
construct a 4-story 25-unit residential building, approximately 29,320 SF in area, as student
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housing. The project site is located in the R-3a Zoning District in which the maximum height for
a building is 4 stories/40’. The project will require two area variances for minimum off-street
parking and minimum lot size for quantity of units. The project includes a subdivision and
parcel consolidation, and
WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review
Ordinance §176-4 B(1)(k) and the State Environmental Quality Review Act (“SEQRA”) §617.4
b.(11) and is subject to environmental review, and
WHEREAS: the NYS Department of Environmental Conservation, the Tompkins County
Department of Health, Common Council, and the Board of Zoning Appeals have been identified
as potentially Involved Agencies in Environmental Review, and
WHEREAS: the City of Ithaca Planning and Development Board, being the local agency which
has primary responsibility for approving and funding or carrying out the action, did on February
22, 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 April
26, 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 contained in
the Preliminary Site Plan Review Packet dated January 18, 2022 and prepared by the Project
Team including Valentine Place Associates, LLC, TG Miller P.C., Trowbridge Wolf Michaels
Landscape Architecture, Ian Tyndall Landscape & Urban Design, Elwyn & Palmer Consulting
Engineers, PLLC, Taitem Engineering, and Caroline O-Donnell Architecture D.P.C.; Site
Location Map and Sketch Plan Review dated 12/21/21 by Caroline O-Donnell Architecture
D.P.C., Ian Tyndall Landscape & Urban Design, and Trowbridge Wolf Michaels Landscape
Architecture; Streetscape, Daytime Simulation, Nighttime Simulation, Rendered Elevations, and
Proposed Views dated 12/21/21 by Caroline O-Donnell Architecture D.P.C; 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 April 26, 2022, determine, as elaborated in the FEAF
Part 3, that the proposed project will result in no significant adverse impacts on the environment
and issued a Negative Declaration of Environmental Significance, and
WHEREAS: the Board of Zoning Appeals granted the required area variances on May 2, 2023,
and
WHEREAS: the Planning Board has determined that the project changes are consistent with the
April 26, 2022 Negative Declaration of Environmental Significance and that no additional
environmental review is required, and
WHEREAS: this Board did on May 23, 2023 review and accept as adequate the following new
and revised drawings: 111 Valentine Place Final Revised Site Plan Review Application Report
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dated May 17, 2023 and prepared by the Project Team including Valentine Place Associates,
LLC, TG Miller P.C., Trowbridge Wolf Michaels Landscape Architecture, LLP, Ian Tyndall
Landscape Architecture, Shawn Daniels Architect, and Caroline O-Donnell Architecture D.P.C,
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. Submission to Planning staff of detailed planting plan and planting schedule
iii. This site plan approval does not preclude any other permit that is required by City Code,
such as sign permits, tree permits, street permits
iv. Acceptance of the SWPPP by the City Stormwater Management Officer
v. Submission to Planning staff and any issues bring to 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 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)
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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: Godden
Seconded by: Correa
In favor: Godden, Correa, Petrina, Glass, Lewis
Against: None
Abstain: None
Absent: Blalock
Vacancies: One
D. Breeze Apartments, 121-125 Lake Street by Visum Development. Final Site Plan Phase
II Approval. The applicant proposes to build an 83,160 GSF, four story apartment
building and associated site improvements on the former Gun Hill Factory site for which
it received Final Site Plan Approval for Phase I on February 28, 2023. 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 a Type I
Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”)
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§176-4 B(1) (h)[2], (k) and (n) 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 December 20, 2022.
Applicants Attending: Julia Bucher, Nate Cook, Erik Reynolds, Catherine Cullen
The applicant presented a site plan detailing the proposed overlook including information
regarding fencing, benches, an informational plaque and pedestrian circulation.
Petrina and Godden agreed that the changes made makes the project better and believes the
fencing as proposed makes it safe.
Glass stated that he believes the proposal is not safe and that the visual impact of the chain-link
fencing will impact the visual aesthetic of the entire development. Glass suggested that the
developer put the money towards enhancing the smokestack rather than creating an overlook.
Correa agreed with Glass’ comments but was favorable to the project changes including
wayfinding.
Chair Lewis stated that he approves of making the overlook official and believes that having
openings in the fence is safer than closing in the entire overlook.
Public Hearing
On a motion by Correa, seconded by Petrina, and voted in favor unanimously Chair Lewis
opened the public hearing.
There being no members of the public appearing in order to speak, nor any additional written
comments submitted to be read into the record, Chair Lewis closed the Public Hearing on a
motion by Godden, seconded by Petrina, and voted in favor unanimously.
Petrina stated that the public benefit of an ADA overlook outweighs the visual impact of the
chain-link fence. Petrina went on to state that she would be favorable to see changes made to
the materiality of the fence.
The Board agreed that a different barrier material would be preferable to the current proposal.
The Board, staff and the applicant discussed the public process and how changes to the fence
will be approached after approval of the resolution.
Adopted Declaration of Final Decision of Recreational River Permit
On a motion by Petrina, seconded by Godden:
WHEREAS: portions of Fall Creek within the City of Ithaca are designated by New York State
as a Recreational River, pursuant to Title 27 of the Environmental Conservation Law (ECL), and
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WHEREAS: Section 15-2714.3. hh of the ECL stipulates that “responsibility for the
administration of the area designated herein shall be delegated to the City of Ithaca pursuant to
the appropriate regulations,” and
WHEREAS: on July 11, 1990, the Common Council of the City of Ithaca delegated to the City’s
Planning and Development Board the authority to administer the designated area, and to issue
permits for work therein, and
WHEREAS: the ECL also stipulates that the designation of Fall Creek “shall not, solely by
operation of this article, be construed so as to restrict utility or similar facilities…or support-
related activities of…Cornell University conducted in furtherance of its educational purposes…,”
and
WHEREAS: an application for a Fall Creek Recreational River Permit has been submitted to the
Planning and Development Board by Todd Fox, 121-125 Lake Street LLC, which permit is
required due to a proposed incursion into a portion of the designated Recreational River area, as
part of the Overlook project, and
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 City of Ithaca Planning and Development Board, acting as Lead Agency in
environmental review, did on April 26, 2022 make a Negative Determination of Environmental
Significance for the project, and
WHEREAS: the Planning Board has reviewed the application for completeness and did on April
25, 2023, with assistance of City staff, find the application to be complete in accordance with the
requirements of 621.4(d), and
WHEREAS: a Notice of Complete Application was published in the New York State
Department of Environmental Conservation’s Environmental Notice Bulletin on May 10, 2023,
and
WHEREAS: a public comment period, commencing on May 10 and ending on May 23, 2023,
was provided for public input, and
WHEREAS: a Public Hearing was held on May 23, 2023, and
WHEREAS: the Planning and Development Board has determined that:
1. The proposed activity is consistent with the purpose and policies of the Wild, Scenic, and
Recreational River Act, particularly as it applies to Fall Creek, as well as the regulations
applicable thereto;
2. The Fall Creek Recreational River resource will be protected and the proposed work within
the Recreational River corridor will not have an undue adverse environmental impact; and
Minutes Approved by the Planning Board on August 22, 2023
15
3. No reasonable alternative exists for modifying or locating the proposed work outside the
designated area. now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board, pursuant to the authority
granted to it by the Common Council of the City of Ithaca acting in accordance with Section 15-
2714.3. hh of the Environmental Conservation Law, does hereby grant a Fall Creek Recreational
River Permit for the Overlook Project located on 121-125 Lake Street at Fall Creek, as said
project affects the Fall Creek Recreational River corridor and as it was approved through the
Board’s Site Plan Review process.
Moved by: Petrina
Seconded by: Godden
In favor: Petrina, Godden, Lewis, Correa
Against: None
Abstain: None
Absent: Blalock
Vacancies: One
Adopted Declaration of Preliminary and Final Site Plan Approval Phase II
On a motion by Godden, seconded by Petrina:
On a motion by Godden, seconded by Petrina the Board voted unanimously to amend
condition three of the resolution.
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
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
Minutes Approved by the Planning Board on August 22, 2023
16
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, 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 beginning
on May 24, 2022, and
WHEREAS: the Planning Board did, on December 20, 2022 determine, as elaborated in the
FEAF Part 3, that the proposed project will result in no significant adverse impacts on the
environment and issued a Negative Declaration of Environmental Significance, and
WHEREAS: the Board of Zoning Appeals granted the required area variances on February 7,
2023, and
WHEREAS: the Planning and Development Board granted Final Site Plan Approval Phase I
which included the building and the adjacent site layout on their property on February 28, 2023,
and
WHEREAS: this Board did on May 23, 2023 review and accept as adequate the following new
and revised drawings: Breeze Apartments- Proposed Bridge and Overlook Plans Packet dated
May 17, 2023 and prepared by Visum Development Group LLC, now, therefore, be it
Minutes Approved by the Planning Board on August 22, 2023
17
RESOLVED: that the Planning and Development Board does hereby grant Final Site Plan
Approval Phase II which includes the overlook and the “island” on city property subject to the
following conditions:
The following conditions must be satisfied before issuance a Building Permit:
i. Acceptance of all final Overlook Plans, or similar mutually agreed upon public facility, by the
City Engineering Department, City Department of Public Works, the City Planning
Department, and the Planning Board including foundation plan for fence installation, benches
and signage
ii. Work with City Staff to create a planting plan and circulation on the western portion of
the city property, the “island,” that will allow for exploration while preventing
compaction
iii. Documentation from Ithaca Fire Department all safety concerns and emergency access
issues have been satisfied
iv. This site plan approval does not preclude any other permit that is required by City Code,
such as sign permits, tree permits, street permits
v. Acceptance of the SWPPP by the City Stormwater Management Officer
vi. Final approval of streetscape, curb ramps, curb cut, sidewalks, signage along Lake Street
and other comments by the City Engineering and Fire Departments
The following conditions must be satisfied within six months of approval or the start of
construction, whichever comes first:
vii. 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.
viii. Plans, drawings and/or visualizations showing all proposed exterior mechanicals and
associated equipment including heat pumps, ventilation, etc., including appropriate
screening if necessary
ix. Any changes to the approved project must be submitted to Planning Staff for review and
may require Board approval
x. Documentation from Ithaca Fire Department emergency access issues have been satisfied
xi. This site plan approval does not preclude any other permit that is required by City Code,
such as sign permits, tree permits, street permits
The following conditions must be satisfied during the construction period:
Minutes Approved by the Planning Board on August 22, 2023
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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. 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)
The following conditions must be satisfied before issuance of a Certificate of Occupancy:
xiv. Submission of executed easement or other legal agreements, including maintenance of
public walkway
xv. Installation of bike racks and/or bike storage
xvi. Work with the City Forester and/or other appropriate City staff on selecting and
purchasing trees for City property to screen the building on the west side
xvii. Installation of any required or proposed sidewalk to the satisfaction of the City Sidewalk
Coordinator
xviii. 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.
Moved by: Godden
Seconded by: Petrina
In favor: Petrina, Godden, Glass, Correa, Lewis
Against: None
Abstain: None
Absent: Blalock
Vacancies: One
E. NYSEG Regulator Station, 220 Grandview Avenue by Arne Larsen, DDS Companies.
Potential Preliminary Approval. 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 for which the
Planning Board, acting as Lead Agency, issued a Negative Declaration of Environmental
Significance on January 24, 2023.
Applicants Attending: Arne Larsen
Minutes Approved by the Planning Board on August 22, 2023
19
The applicant presented a site plan for the project and discussed the material and color for the
exterior material of the building.
Public Hearing
On a motion by Godden, seconded by Petrina, and voted in favor unanimously Chair Lewis
opened the public hearing.
There being no members of the public appearing in order to speak, nor any additional written
comments submitted to be read into the record, Chair Lewis closed the Public Hearing on a
motion by Godden, seconded by Petrina, and voted in favor unanimously.
The Board agreed the proposed color and material is adequate for the use and aesthetics.
Adopted Negative Declaration of Environmental Significance for Special Permit
On a motion by Godden, seconded by Petrina:
WHEREAS: the City of Ithaca Planning and Development Board has one pending application
for a Special Permit for a Public Utility Use in a R-2 Zoning District by Arne Larsen, DDS
Companies on behalf of NYSEG, and
WHEREAS: in accordance with City Code, §329-9 (B) 1(c), Standards for Special Conditions
and Special Permits- Applicability, a special use permit is required for “Public utility facilities in
all districts,” 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 require two variances, 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 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 December
20, 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 May
23, 2023, review and accept as adequate a Short Environmental Assessment Form Part 1,
submitted by the applicant, and Part 2 & 3, prepared by Planning staff, and other application
materials prepared by the applicant, and
Minutes Approved by the Planning Board on August 22, 2023
20
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 of Ithaca Planning and Development Board determines the proposed
project will result in no significant impact on the environment and a Negative Declaration for the
purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the
provisions of Part 617 of the State Environmental Quality Review Act.
Moved by: Godden
Seconded by: Petrina
In favor: Petrina, Godden, Glass, Correa, Lewis
Against: None
Abstain: None
Absent: Blalock
Vacancies: One
Adopted Declaration of Preliminary and Final Special Permit Approval
On a motion by Godden, seconded by Petrina:
WHEREAS: the City of Ithaca Planning and Development Board has one pending application
for a Special Permit for a Public Utility Use in a R-2 Zoning District by Arne Larsen, DDS
Companies on behalf of NYSEG, and
WHEREAS: in accordance with City Code, §329-9 (B) 1(c), Standards for Special Conditions
and Special Permits- Applicability, a special use permit is required for “Public utility facilities in
all districts,” 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 require two variances, 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 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 December
20, 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 May
23, 2023, review and accept as adequate a Short Environmental Assessment Form Part 1,
submitted by the applicant, and Part 2 & 3, prepared by Planning staff, and other application
materials prepared by the applicant, now, therefore be it,
Minutes Approved by the Planning Board on August 22, 2023
21
WHEREAS: that the Planning Board did, on May 23, 2023, determine that the proposed project
will result in no significant impact on the environment and issued a Negative Declaration of
Environmental significance, and
WHEREAS: the Board after reviewing all relevant material, does make the following findings of
fact in accordance with §325-9 of the City Code:
1. The location and size of the use, the size of the site in relation to it, and the location of the
site with respect to the existing or future streets giving access to it are such that the use
will be in harmony with the existing or intended character of the neighborhood and will
not discourage the appropriate development of adjacent land and buildings or impair the
enjoyment or value thereof;
2. Operations in connection with the use will not be more objectionable to nearby property
by reason of noise, fumes, increased vehicular traffic or parking demand, vibration, or
flashing lights that would be the operations of any use permitted without a special permit;
3. The granting of a special permit may be conditioned on the effect the use would have on
traffic, congestion, environment, property values, municipal services, character of the
surrounding neighborhood, or the general plan for the development of the community,
now, therefore be it,
RESOLVED: the City of Ithaca Planning and Development Board grants the special permit for a
public utility in all districts, and be it further
RESOLVED: that in accordance with §325-9 of the City Code, the Director of Planning and
Development or their designee shall revoke any special permit issued hereunder should the
applicant or the applicant’s tenant violate any provision of this chapter or any condition imposed
upon the issuance of the special permit by the Planning and Development Board.
Moved by: Godden
Seconded by: Petrina
In favor: Petrina, Godden, Glass, Correa, Lewis
Against: None
Abstain: None
Absent: Blalock
Vacancies: One
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 gas regulator house with appurtenant facilities by Arne
Larsen, DDS Companies on behalf of NYSEG, and
Minutes Approved by the Planning Board on August 22, 2023
22
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
WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review
Ordinance §176-4 B(1)(k) and the State Environmental Quality Review Act (“SEQRA”) §617.4
b.(11) and is subject to environmental review, 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 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 December
20, 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
January 31, 2023, 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; Hudson
Street Reg. Station Site Plan, Hudson Street Reg. Station Details and Hudson Street Reg. Station
Building Elevations all prepared by The DDS Companies and NYSEG, dated 01/24/23, 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 January 31, 2023, determine, as elaborated in the FEAF
Part 3, that the proposed project will result in no significant adverse impacts on the environment
and issued a Negative Declaration of Environmental Significance, and
WHEREAS: the Board of Zoning Appeals granted the required area variances on May 2, 2023,
and
WHEREAS: this Board did on May 23, 2023 review and accept as adequate the following new
and revised drawings: Site Plan, Details, and Building Elevations dated 2/10/23 prepared by
DDS Companies 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:
vi. Submission to Planning staff of detailed planting plan and planting schedule
Minutes Approved by the Planning Board on August 22, 2023
23
vii. This site plan approval does not preclude any other permit that is required by City Code,
such as sign permits, tree permits, street permits
The following construction must be satisfied during the construction period
iv. 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)
v. Any traffic control measures on Grandview Avenue or Hudson Street 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:
vi. Installation of any required or proposed sidewalk to the satisfaction of the City Sidewalk
Coordinator
vii. 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.
viii. Submission of any required executed easement, licenses or other legal agreements
involving City property
Moved by: Petrina
Seconded by: Godden
In favor: Petrina, Godden, Glass, Correa, Lewis
Against: None
Abstain: None
Absent: Blalock
Vacancies: One
7. Sketch Plan Review
A. Air Ithaca, 261 Lake Street by Whitham Planning and Design. Presentation. The
applicant proposes to build sixteen three-story townhouses on Lake Street which is
located in the R-3a Zoning District.
Applicants Attending: Yamila Fournier, Yifei Yan, Cian Hamill
The applicants presented an overview of the proposal, providing concept drawings and site
plans for sixteen townhouses. The applicant stated that there was some contamination found
on the site from the previous Ithaca Gun factory, but the proposal will not be disturbing the
contaminated areas at any point in the building process. The applicants described how the
proposal would enhance the Lincoln Street extension by adding public parking, but stated there
are alternative designs which contain all the parking on site.
Minutes Approved by the Planning Board on August 22, 2023
24
Petrina stated that she prefers option 1 that enhances Lincoln Street. Petrina also suggested
that the applicant conduct robust public outreach concerning the contamination on the site.
The Board agreed that the size of the retaining walls is concerning and will require more design
from the applicant.
Glass suggested that the applicant break up the townhouses rather than placing all sixteen in a
row, to break up the wall-like aesthetic. Glass also asked the applicant to look at landscaping
the property to the West of the proposal.
Chair Lewis asked the applicant to reduce parking on the site and lower the height of the
retaining walls.
8. Old/New Business
• PB Retreat Debrief
9. Adjournment:
On a motion by Correa and seconded by Glass the meeting, the meeting was adjourned by
unanimous consent at 8:48 p.m.