HomeMy WebLinkAboutMN-PDB-2023-06-27Minutes Approved by Planning Board on August 22, 2023
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Planning and Development Board Minutes June 27, 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: Lisa Nicholas, Director of Planning and Development, 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 – April 2023
3. Public Comment
Chair Lewis opened Privilege of the Floor.
Jan Rhodes, spoke in regard to the Ithaca Farmer’s Market.
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. Site Plan Review
A. Mixed-Use Building, 510 W State Street/MLK Jr. Blvd. Extension of Site Plan Approval.
In accordance with §276-10, Site Plan Review Ordinance, if the construction of a
development has not commenced within two years of the date of Site Plan Approval,
Minutes Approved by Planning Board on August 22, 2023
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such approval shall expire, unless an extension has been granted by the Board following
a written request by the applicant. The project received Site Plan Approval on August
24, 2021 and the applicant is requesting an extension of the approval.
Applicants Attending: None
No applicants were present, and no presentation was made.
The Board briefly reviewed and discussed the project and its history through the public process.
Adopted Declaration of Site Plan Approval Extension
On a motion by Godden, seconded by Petrina:
WHEREAS: on August 24, 2021, the Planning Board granted final Site Plan Approval to the
proposed mixed-use development located at 510 W. MKL/State Street and 507 W. Seneca St. by
Visum Development, applicant and owner, and
WHEREAS: the approved project is to remove the one-story commercial building fronting on
State Street and two-story wood frame house fronting on W. Seneca Street, and to construct a
60,953 SF, four- and five-story mixed-use apartment building. The proposed building will
contain 57 dwelling units which will be affordable to households making 30- to 80-percent AMI,
community spaces, indoor bike parking, and 1120 SF of retail space fronting State Street. The
.413-acre project site comprises two tax parcels and has frontage on W. State, Corn, and W.
Seneca Streets and is in two zoning districts: CBD-52, in which the maximum height is 52 feet,
and B-2d, in which the maximum height is 40 feet. The project is subject to the Downtown
Design Guidelines and requires an area variance, and
WHEREAS: §276-10 of the City Code states that if construction of a project has not commenced
within two years of the date of the Site Plan Approval, such approval shall expire, unless an
extension has been granted by the Board following a written request by the applicant, and
WHEREAS: in a letter dated May 23, 2023 to Robert Lewis, Chair and the Planning Board
Members from Julia Bucher, Senior Development Manager, Visum Development Group LLC, an
extension of the Site Plan Approval was requested, and
WHEREAS: the project received an Area Variance on August 3, 2021, and
WHEREAS: §325-40 of the City Code states that a variance shall be void if the applicant has not
obtained a Building Permit to construct the building or part thereof for which the variance has
been granted and initiated the construction work within two years from the date of the granting
of the variance, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant a two-
year extension of Site Plan Approval until August 24, 2025, subject to all the conditions stated,
and all drawings cited, in the final Site Plan Review Approval resolution, dated August 24, 2021,
and subject to the applicant obtaining all necessary variances.
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Moved by: Godden
Seconded by: Petrina
In Favor: Petrina, Godden, Glass, Lewis
Against: Correa
Abstain: None
Absent: None
Vacancies: One
B. Ithaca Farmer’s Market, Steamboat Landing – 545 Third Street by David Stern.
Presentation of Redesign. The applicant is proposing to renovate the existing market
building to allow for year-round commerce and programing, to reconfigure and pave the
existing parking area and drive lanes, to create outdoor amenity space for dining and
gathering, to install shoreline stabilization, and to make other site improvements. The
project requires the demolition of most site features, relocation of the Cayuga
Waterfront Trail, removal of numerous trees, and installation of enhanced stormwater
infrastructure. The project is on City-owned land and requires approvals from Common
Council, the Special Joint Committee of the Ithaca Area Water Treatment Plant, NYS
DEC, and the Army Corps of Engineers. The project site is in the Market District and is
subject to Design Review. This was determined a Type 1 Action under the City of Ithaca
Environmental Quality Review Ordinance §176-4 B.(1)(b), (h)[2] and (i) and the State
Environmental Quality Review Act (“SEQRA”) §617.4 b. (10) and (11) for which the
Planning Board, acting as Lead Agency, issued a Negative Declaration of Environmental
Significance on January 25, 2022.
Applicants Attending: Yamila Fournier, Yifei Yan
The applicant presented a series of site plans detailing the changes made to the project as well
as the new phased approach the applicant is proposing for the development. The project is now
broken up into three phases, with phase 1 redeveloping the parking lot. The applicant stated
that phase 1 will be what is discussed in their presentation.
Features and designs of the new parking lot were presented to the Board, including a new
location for the bus stop. The parking lot design includes paving entirely over the existing gravel
lot, and reorienting the direction and way vehicles will be parking. The applicants highlighted
the designed circulation for through the parking lot and onto the Waterfront Trail.
A brief overview of phases 2 and 3 was given to the Board, explaining that phase 2 will be
addressing the landscaping around the waterfront and that phase 3 will be renovating the
building.
The Board responded favorably to the presentation.
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Correa stated his reluctance to give approval to the project without further details on phase 3.
Correa went on to give feedback to the applicant regarding layout and design of the building.
Glass suggested to the applicant to designate vendor stalls along pedestrian openings to be car-
free. Glass also suggested to the applicant to be in touch with the development team working
on the DOT site next door, to expand and design the Waterfront Trail.
Petrina gave the applicant feedback on the design of their parking lot and public seating along
the waterfront.
The Board and staff discussed next steps for the public process and the information the Board
will require to properly review phases 2 and 3.
C. Expansion of Religious Facility, 102 Willard Way/107 Lake Street by Jason Demarest.
Site Plan Review Modifications Approval. 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 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 rendering of the proposal, highlighting changes made since the last
presentation made to the Board. A site plan was presented as well, giving a different
perspective as well as detailing the changes made to the landscaping proposed.
Board members expressed their support for the proposal, stating that the changes made during
the process have led to a quality design and a better project.
Glass made it clear that he does not support parking in the front yard.
Adopted Declaration of Site Plan Review Modifications Approval
On a motion by Petrina, seconded by Godden:
On a motion by Petrina, seconded by Godden, the Board voted unanimously to amend the
resolution.
Minutes Approved by Planning Board on August 22, 2023
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WHEREAS: The Planning Board granted preliminary and final approval of this project on
March 22, 2021, and
WHEREAS: the applicant now seeks approval for proposed changes to the approved plans
including removing a parking garage, adding on-site parking spaces, removing an 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, and
WHEREAS: the Board of Zoning Appeals granted the required area variances on March 1, 2022,
and no further variances are required, and
WHEREAS: this Board has on June 27, 2023, reviewed and accepted as adequate revised
drawings titled: Chabad Center Expansion Illustration, Site Demo Plan C1.00, Site Plan AC1.02,
Grading Plan C1.03, Landscape Plan C1.04, Planting & Site Lighting Details C4.00, Basement
Plan A1.00, First Floor Plan A1.01, and Exterior Elevations A2.00 & A2.01 all dated 6/19/23
and prepared by Jason K Demarest Architecture; and Site Utility Plan C1.01 dated 3/31/22
prepared by Jason K Demarest Architecture and dated 6/19/23; and other application materials,
and
WHEREAS: the Planning Board has determined that the project changes are consistent with the
February 22, 2022 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 changes to the Chabad Center
Expansion, and be it further
RESOLVED: that this approval incorporates all related unresolved conditions of the March 22,
2022 Preliminary and Final Approval Resolution, including:
The following conditions must be satisfied before issuance a Building Permit:
i. Plans, drawings and/or visualizations showing all proposed exterior mechanicals and
associated equipment including heat pumps, ventilation, etc., including appropriate
screening if necessary
ii. Documentation from Ithaca Fire Department emergency access issues have been satisfied
iii. This site plan approval does not preclude any other permit that is required by City Code,
such as sign permits, tree permits, street permits
iv. Acceptance of the SWPPP by the City Stormwater Management Officer
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v. Final approval of the driveway and curb cuts along Lake Street, as well as all sidewalks
needing replaced along Lake Street and Willard Way by the City Engineering
Department
The following conditions must be satisfied within six months of site plan approval or the start of
construction, whichever comes first
i. Submission of detailed planting plan including soil replacement specifications for tree
planting areas, planting schedule with at least one large shade tree, and plan to remove
invasive plant species
ii. Submission of final plans to salvage materials and/or the entire house at 107 Lake Street
iii. Submission to the Planning Board for review and approval of placement, design, and
photometrics of site lighting fixtures
iv. Submission to the Planning Board for review and approval of all site details including but
not limited to landscaping details, exterior furnishings, walls, railings, bollards, paving,
signage, lighting, etc.
The following construction must be satisfied during the construction period
i. If impacted groundwater and/or soil are encountered during construction, it is required to
be handled in accordance with the applicable NYSDEC regulations and requirements and
with the involvement of both the City of Ithaca and the NYSDEC in the approval and
monitoring of the treatment system(s)
ii. Noise producing construction activities will be limited to the hours between 7:30 A.M.
and 5:30 P.M., Monday through Friday (or Saturday 9:00 A.M. to 5:30 P.M. with
advance notification to and approval by the Director of Planning and Development)
iii. Any traffic control measures on Lake 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:
i. Any changes to the approved site plans must be submitted to Planning staff for review
and may require Board approval
ii. Installation of signage in circular driveway for one-way vehicular movement and for no
parking
iii. Installation of bike racks and/or bike storage
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iv. Installation of any required or proposed sidewalk to the satisfaction of the City Sidewalk
Coordinator
v. 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.
vi. 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
D. 116 N Meadow Street by Whitham Planning and Design on behalf of CSD Housing.
Presentation and Lead Agency. The applicant proposes to demolish two existing two-
story residential buildings to allow for the construction of a new 60-unit affordable and
integrated supportive housing project on a consolidated lot. The 5-story building,
approx. 87,000 SF, will be comprised of 60 mixed-income, affordable housing units, 30
of which are proposed supportive service units, all ranging in size from studio-, one-,
two- and three-bedroom units on the top four floors and garage parking and other
amenities on the first story. Site improvements include community space, bicycle
parking, offices, 2nd-floor playground terrace, fitness center, rooftop terrace, dog park,
lounges, and green walls on the upper floors. The project is in the WEDZ-1a Zoning
District and does not require variances. This is a Type 1 Action under the City of Ithaca
Environmental Quality Review Ordinance (“CEQRO”) §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: Yamila Fournier, Robert Cain, Yifei Yan
The applicant presented a new affordable 5-story housing project located on the corner of
Meadow Street and West Seneca Street. The presentation included an overview of the site
plan, floor plans, elevations and a rendering of the proposed building. The presentation
highlighted features such as the roof-top terrace and cantilevered main entrance.
Petrina stated her overall support for the project, especially with regards to the use. Petrina
went on to give suggestion regarding the exterior design of the building, as well as amenities
for future residents.
Minutes Approved by Planning Board on August 22, 2023
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The Board agreed that the overall design of the building is aesthetically pleasing and fits well
with the design goals for the location.
Glass suggested that the façade of the building be designed more simply and that more details
are needed for the corner entrance of the building.
Chair Lewis suggested to the applicant that more color in the design of the exterior building
would be a positive change to the proposal.
Director Nicholas suggested the applicant propose more greenery for the rooftop terrace,
including trees.
Chair Lewis expressed his concerns over the light available to all the units within the building.
Cerra asked the applicant to look into charging stations for e-bikes in addition to their proposed
bicycle parking.
Adopted Declaration of Lead Agency
On a motion by Godden, seconded by Correa:
WHEREAS: 6 NYCRR Part 617 of the State Environmental Quality Review Law and Chapter
176.6 of the City Code, Environmental Quality Review, require that a lead agency be established
for conducting environmental review of projects in accordance with local and state
environmental law, and
WHEREAS: State Law specifies that for actions governed by local environmental review, the
lead agency shall be that local agency which has primary responsibility for approving and
funding or carrying out the action, and
WHEREAS: the City of Ithaca Planning and Development Board has one pending application
for site plan approval for constructing a new 5-story apartment building by CSD Housing, and
WHEREAS: The applicant proposes to demolish two existing two-story residential buildings to
allow for the construction of a new 60-unit affordable and integrated supportive housing project
on a consolidated lot. The 5-story building, approx. 87,000 SF, will be comprised of 60 mixed-
income, affordable housing units, 30 of which are proposed supportive service units, all ranging
in size from studio-, one-, two- and three-bedroom units on the top four floors and garage
parking and other amenities on the first story. Site improvements include community space,
bicycle parking, offices, 2nd-floor playground terrace, fitness center, rooftop terrace, dog park,
lounges, and green walls on the upper floors. The project is in the WEDZ-1a Zoning District and
does not require variances, and
WHEREAS: This is a Type 1 Action under the City of Ithaca Environmental Quality Review
Ordinance (“CEQRO”) §176-4 B.(1)(k), (l) and (n) and the State Environmental Quality Review
Act (“SEQRA”) §617.4 b. (11) and is subject to environmental review, and
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WHEREAS: the NYS Department of Environmental Conservation, and the Tompkins County
Department of Health, both potentially involved agencies in this action, have consented to the
Planning Board acting as Lead Agency for this project, now, therefore be it
RESOLVED: that the City of Ithaca Planning and Development Board does, by way of this
resolution, declare itself Lead Agency in Environmental Review for the proposed project.
Moved by: Godden
Seconded by: Petrina
In Favor: Lewis, Petrina, Godden, Glass, Correa
Against: None
Abstain: None
Absent: Blalock
Vacancies: One
6. Sign Review
A. Squeaky Clean Car Wash, 501-507 S Meadow Street. Potential Approval of Signs. As
part of the site plan review process, the applicant is coming back to the Board to submit
signs for review.
Applicants Attending: David Herrick, Gary Sloan
The applicant presented a series of images depicting the proposed signage package for the
Squeaky Clean Carwash. The applicant stated that the signs labeled as “A”, “B”, “C” and “D”
were already presented to the Planning Board during the Site Plan Approval process. The
applicant described each sign and stated the need for each.
Godden and Correa stated their overall support for the project, but expressed that they believe
there is an excessive amount of proposed signage that will not fit the character of the
neighborhood. Godden suggested that sign “D” be removed from the proposal.
The Board and applicant discussed the proposed illuminated signs regarding their placement
and hours illuminated.
Glass suggested that signs “A” and “D” should be removed from the proposal. Glass went on to
describe his concerns over pylon signs in general.
Chair Lewis stated that he believes that sign “A” should remain but that some signage from the
proposal should be removed.
The Board, staff and the applicant discussed possible alternative proposals and what might be
acceptable for approval from the Board.
Adopted Declaration of Sign Review Approval
Minutes Approved by Planning Board on August 22, 2023
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On a motion by Godden, seconded by Petrina:
On a motion by Godden, seconded by Petrina the Board voted unanimously to amend the
resolution.
WHEREAS: the Squeaky Clean Car Wash at 501-507 S Meadow Street was approved by the
Planning Board on December 20, 2022, and
WHEREAS: the applicant has submitted a sign package in the SW-2 Zone, and
WHEREAS: the Board has reviewed and accepted drawings entitled: Squeaky Clean/2022/ New
Ithaca Site/Package of Signs (pp. 1-10) prepared by GNS Group and T.G. Miller, P.C. and dated
2/17/23, with the following conditions:
i. Installation of standard, permanent left turn only sign onto South Titus Avenue
ii. Elimination of the sign marked D on west side of building
iii. Elimination of LED lighting on poles on the sign marked A
iv. Reduction in size of the sign marked C on south side of building from 50 SF to 32
SF
v. All illuminated signs must be turned off by 9:00 pm Monday-Saturday and by
7:00 pm on Sundays, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board does hereby approve the
signs as proposed in the above-referenced drawings.
Moved by: Petrina
Seconded by: Godden
In favor: Petrina, Godden, Glass, Correa, Lewis
Against: None
Abstain: None
Absent: Blalock
Vacancies: One
7. BZA Appeals
8. Old/New Business
• New Meeting time for Project Review Committee
9. Adjournment:
On a motion by Petrina and seconded by Godden the meeting, the meeting was adjourned by
unanimous consent at 8:20 p.m.