HomeMy WebLinkAboutMN-PDB-2023-08-22Minutes Were Approved by Planning Board Members on October 24, 2023
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Planning and Development Board Minutes August 22, 2023
Board Members
Attending:
Robert Lewis, Chair; Emily Petrina; Elisabete Godden, Daniel
Correa, Mitch Glass, Bassel Khoury, Garrick Blalock, BPW Liaison
Board Members Absent:
None
Board Vacancies: None
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 6:05 p.m.
1. Agenda Review – None
2. New Planning Board Member – Bassel Khoury
3. Hailey Delisle, Sustainability Planner of Tompkins County – Overview of the Business
Energy Advisors (BEA) Program
4. Approval of Minutes – May 2023 and June 2023
5. Public Comment
Chair Lewis opened Privilege of the Floor.
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.
6. Board Responses to Public Comment
The Board had no response to public comments.
7. Site Plan Review
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A. The Outlook Apartments – 815 S. Aurora Street. Consideration of Site Plan Changes.
The Planning Board granted final approval of this project on September 24, 2019 and
granted further approval for site plan changes on May 24, 2022. The applicants are now
seeking input for site plan changes. This 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 State Environmental Quality Review Act (“SEQRA”) §617.4 b. (5)(iii) and
(9) for which the Lead Agency made a Negative Determination of Environmental
Significance on September 22, 2020.
Applicants Attending: Jacob von Mechow, Russ Riddell, Catherine Cullen
The applicants presented a series of changes made to the project during construction that were
not approved by the Board. The applicant highlighted four different “areas” of concern which
saw the most changes. Each area was shown with side-by-side site plans detailing the approved
layout versus the proposed solution. Each area was presented as follows:
- Area 1 was originally approved as an asphalt parking lot; the applicant is proposing a
gravel parking lot.
- Area 2 contained a rail that was not approved and a ramp that was not installed to ADA
standards or designed as approved; the applicant is proposing to keep the rail and ramp
as is and install a new ramp entrance that will be ADA accessible.
- Area 3 was originally approved to be a grass courtyard; astroturf was installed instead
and the applicant is seeking approval for a new astroturf material (different than the
one installed).
- Area 4 has a retaining wall that was not constructed in the layout or with the materials
as approved; the applicant is proposing to keep the installation as is, but add in robust
landscaping for screening in an effort to mitigate the visual impact to the neighboring
lot.
Petrina thanked the presenters for taking on the task of bringing this site into compliance and
acknowledged that they are cleaning up a situation that they did not cause. Petrina said that
the proposal for Area 1 is purely for cost-saving but could be supportive of it depending on the
proposal for the rest of the site. Area 2 is unsatisfactory in her opinion, but the proposed
solution is fine. Petrina’s opinion on Area 3 is that she sees benefits to both plantings and
astroturf but would favor plantings. Petrina concluded her remarks stating that Area 4 and the
proposed solution is unsatisfactory as the retaining wall underwent heavy review due its impact
on the neighbors.
Khoury stated that he would like to know information about the newly proposed astroturf and
how it is different than what has been installed on the site.
Cerra reminded the Board of the previous approval process, highlighting the change in
materials especially the EIFS brick that was installed instead of the approved material.
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The majority of Board members agreed that Area 1 should be required to install the asphalt
driveway as originally approved, that the proposal for Area 2 is acceptable and that the
solutions proposed for Area 4 are not satisfactory.
Board members differed in their opinions regarding Area 3. Glass stated that the courtyard is an
internal process, and that the applicant should design it as they wish. Petrina stated that the
courtyard underwent review from the Board and was proposed as an amenity which should
now receive the same level of review from the Board. Godden expressed her opinion that
astroturf is not a suitable material for the space.
Correa stated that in order to sway him on the proposal for Area 2 the applicant should include
larger-than-normal concessions in landscaping and design in other spaces on the site.
Chair Lewis expressed his dissatisfaction with the EIFS brick that was installed, especially
because the material was proposed to the Board and denied.
The Board agreed that the EIFS brick is not suitable and needs to be removed from the building
and replaced with the material approved or have a new design for the Board’s approval that
doesn’t include the EIFS material.
The Board agreed that they will not entertain future discussions regarding installing an EIFS
brick material on this project.
Correa stated that while the applicant is under a time constraint due to the expiring Temporary
Certificate of Occupancy, any displacement of tenants is the developer’s responsibility and not
the Planning Board’s.
The applicants thanked the Board for their time and expressed their want to have approval on
the project before the Temporary Certificate of Occupancy expires.
B. Cayuga Park – Carpenter Circle. Consideration of Site Plan Changes. The Planning
Board granted final site plan approval of the mixed-use project on October 26, 2021.
The applicant now seeks approval for two final conditions on the Residential Phase 1
Project Changes Resolution adopted on September 28, 2021. The overall project was
determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review
Ordinance §176-4(B)(1)(d), (i), (k), and (B)(6) and (8)(a) and the State Environmental
Quality Review Act (“SEQRA”) §617.4(b)(11) ) for which the Planning Board, acting as
Lead Agency, issued a Negative Declaration of Environmental Significance on May 26,
2020.
Applicants Attending: Jacob von Mechow
The applicant presented a new site plan for the proposed bus circulation and parking plan for
the Board’s approval. The new design allows for a bus turn around rather than a drive-through
route.
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Staff asked the applicant to show the Planning Board a site plan of the greater context for the
Board’ review.
Upon seeing the entire site plan, Glass asked the applicant clarifying questions about the
location of bus stops.
Chair Lewis stated that the loss of a throughway is substantial, but it is not the fault of the
developer.
The Board agreed the proposed solution was adequate, if not ideal.
Declaration of Approval of Site Plan Changes
On a motion by Petrina, seconded by Correa:
WHEREAS: The Planning Board granted final approval with revisions for PHASE 2 on October
26, 2021, Preliminary Site Plan Approval for the entire project on May 26, 2020, Final Site Plan
Approval for Phase 1 on September 22, 2020, and Final Site Plan Approval for the Community
Gardens on August 24, 2021, and
WHEREAS: the applicant is now requesting approval for the following final conditions in the
Final Site Plan Approval for Phase 1 Resolution approved on September 22, 2020:
xxiv. Submission of executed easement agreement with adjacent property for access from the
terminus of the through-site road to Cascadilla St, and
xxv. Documentation of the final design a specifications for the restricted access mechanism for
busses, and
xxvi. Documentation from TCAT bus operation through the site, and
WHEREAS: the applicant, with TCAT support, is seeking a revision to the conditions which
includes a bus turnaround instead of a bus through-site road on the adjacent property, and
WHEREAS: the Planning Board has determined that the project changes are consistent with the
May 20, 2020 Negative Declaration of Environmental Significance and that no additional
environmental review is required, and
WHEREAS: the Board has reviewed and accepted the revised drawing updated Layout Plan
depicting the bus-turnaround instead of access through the adjacent property submitted 8/7/23,
containing 1 sheet and other submitted materials, now therefore be it
RESOLVED: that the Planning Board does hereby grant the final approval of the proposed revisions for
the aforementioned Final Site Plan Approval for Phase 1 Resolution Conditions.
Moved by: Petrina
Seconded by: Correa
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In favor: Petrina, Correa, Godden, Glass, Khoury, Lewis
Against: None
Abstain: None
Absent: Blalock
Vacancies: None
Declaration of Approval of Site Plan Review Extension for Phase II
On a motion by Petrina, seconded by Correa:
WHEREAS: on October 26, 2021, the Planning Board granted final Site Plan Approval for
Phase 2 to the proposed mixed-use development located at Cayuga Park Lane, and
WHEREAS: the scope of the approval consisted of the following revisions to the original
proposal for mixed-use buildings known as Building B & C and associated site improvements:
• Reduction in stories from six to four,
• Reduction in internal parking from 187 to 101,
• Reduction of dwelling units from 166 to 127,
• Reduction in commercial space from 23,810 SF to 17,481 SF,
• Associated changes to the floor plan layouts including introduction of parking on the
ground floor,
• Changes to cladding materials transitions,
• Building B: additions of stepback in the second floor,
• Building B: addition of pool and railing on second outdoor amenity deck and addition of
fourth floor rooftop amenity deck,
• Building C; addition of garden walls enclosing gated surface parking area and addition of
fourth floor rooftop amenity deck, 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 July 19, 2023, to Lisa Nicholas, Director of the Planning and
Development Department from Jacob von Mechow, RLA, Landscape Architect, Whitham
Planning Design Landscape Architecture, PLLC, an extension of the Site Plan Approval for
Phase 2 was requested, 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 October 26, 2025, subject to all the conditions stated,
and all drawings cited, in the final Site Plan Review Approval Phase 2 resolution, dated October
26, 2021, and subject to the applicant obtaining all necessary variances.
Moved by: Correa
Seconded by: Petrina
In Favor: Petrina, Correa, Godden, Glass, Khoury, Lewis
Against: None
Abstain: None
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Absent: Blalock
Vacancies: None
C. Ithaca Farmer’s Market, Steamboat Landing – 545 Third Street by David Stern. Design
update and review of FEAF Part III. 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: Yifei Yan, Gideon Stone, Monika Roth, Jan Rhoades Norman
The applicants presented all changes made to the development proposal since the last
presentation. A site plan was presented highlighting changes to the Waterfront Trail, crushed
stone around the building and the outdoor seating arrangements. The applicant also provided a
circulation path as was requested by the Board at the previous Project Review Committee
meeting. The applicant added a series of images detailing the existing conditions of the site
compared to renderings of the proposal.
The project architects continued the presentation detailing the proposed changes to the
existing Farmer’s Market pavilion. The applicants detailed many changes to the structure
including the major change of enclosing the pavilion for rain protection. The applicants
proposed changes to all three entrances to the Market and a change in the location of
bathrooms.
Petrina stated her appreciation for the pedestrian circulation, seating and details on the
reinforced turf. Petrina went on to give the applicant feedback on the design of the building
relating the location of the bathrooms and layout of parking relating to vendors.
Correa stated his overall support for phases 1 and 2 of the project. Correa went on to ask the
applicant to include interior seating in their proposal.
Godden stated her agreement with previous comments and her concern with the location of
the proposed bathrooms.
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Glass expressed his appreciation for what was proposed in the presentation but have feedback
regarding seating, layout and landscaping. Glass stated that he shares the concerns of other
Board members but is ready to move the project forward.
Khoury asked clarifying questions regarding future maintenance of the proposed materials,
specifically relating to heavy foot traffic.
The applicant responded to Board comments by stating that project changes will need to be
approved by the Farmers’ Market Board.
Director Nicholas informed the Board that they need to decide if they would reopen the CEQR
process or not. Upon being prompted by Chair Lewis, Director Nicholas shared her opinion that
the proposed project is smaller in scope than the original proposal and is in need of a reopened
CEQR. Director Nicholas went on to explain the phased approached in the public process and its
impact on the CEQR process.
Chair Lewis asked the Board to review in detail the FEAF part 3 of the project before next
month’s meeting.
D. Argos Inn Expansion – 408 E. State Street. Presentation, Lead Agency and Public
Hearing. 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: Avi Smith, Criag Modisher, Maximillian Eckhardt
The applicant presented a parking lot, outdoor seating area, service building and addition to the
Argos Inn on E. State Street. The applicant including drawings of the proposed addition for the
Board’ review, stating that the design has already been through the ILPC approval process.
Public Hearing
On a motion by Godden, seconded by Petrina, and voted in favor unanimously Chair Lewis
opened the public hearing.
Kathrin Achenboch spoke in opposition to the proposal.
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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.
The Board stated their overall support for the project but appreciates the concerns of neighbor
and highly encourage the applicant to mitigate the sound impacts as much as possible.
Glass suggested that the applicant change the proportions of the parking spot sizes to be more
consistent.
Adopted Declaration of Lead Agency
On a motion by Corea, 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 a pending application for
an addition at Argos Inn at 408 East State Street by Avi Smith, and
WHEREAS: 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, and
WHEREAS: this has determined to be 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, and
WHEREAS: 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: Correa
Seconded by: Godden
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In Favor: Lewis, Glass, Correa, Godden, Petrina, Khoury, Blalock
Against: None
Abstain: None
Absent: None
Vacancies: None
E. 116 N Meadow Street by Whitham Planning and Design on behalf of CSD Housing.
Public Hearing and Review FEAF Part II. 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: Yifei Yan, Adam Fishel, Robert Cain,
The applicants presented changes made to the proposal since the last meeting. The
presentation included changes to planter beds at the entrance of the building, a reduction in
size of the proposed rooftop terraces and the floorplans to include more units. The applicants
went on to provide additional details on the color of the building, intention for an art-display
commemorating the existing large tree that will need to be removed during demolition.
Renderings of the proposed building were presented and described to the Board for their
review.
Public Hearing
On a motion by Godden, seconded by Correa, 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.
Glass gave feedback regarding the design of the building as based on the rendering stating his
approval.
Blalock asked the applicant to look into designing the building to signal that the area has now
changed to a residential community. Blalock asked the applicant to design the building with the
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intention of signaling to drivers entering the City that they have now driven into a residential
neighborhood, not a highway.
Godden gave the applicant feedback regarding the color and materiality of the building, giving
suggestions on the use of both. Godden stated her overall support for the project.
Chair Lewis stated that he believes everything that is brown in the project should be a masonry
material - not fake wood.
F. McGraw Hall Renovation – 141 Central Ave (Cornell Arts Quad). Presentation and Lead
Agency. The applicant proposes to renovate the existing 4-story building, approximately
52,532 SF, located on the Cornell Arts Quad. The renovations will address all exterior
building deferred maintenance including exterior façade repairs, structural deficiencies,
stone entry stairs, accessibility compliance with changes to three existing entrances, and
will completely renovate the interior with new instructional spaces supported by new
structural, mechanical, electrical, and plumbing systems to comply with building and
energy codes. The project site is located in the U-1 Zoning District and will require no
variances. The project is located in the Cornell Arts Quad Historic District and will
require a Certificate of Appropriateness from the Ithaca Landmarks Preservation
Commission. This has been determined to be a Type 1 Action under the City of Ithaca
Environmental Quality Review Ordinance §176-4 B.(h)[4] and the State Environmental
Quality Review Act (“SEQRA”) §617.4 b. (11) and is subject to environmental review.
Applicants Attending: Leslie Schill, Andy Rollman
The applicant presented a brief history of the McGraw Hall building including the current
conditions and proposal for renovations. The proposed renovations were detailed to the Board
with the most major changes being to create two accessible entrances into the building and the
demolition of two large trees at the main entrance.
The Board stated their overall support for the project.
Glass gave feedback regarding the pedestrian paths on the East side of the project.
Chair Lewis asked the applicant to provide a pedestrian circulation plan in their next
presentation.
Cerra reminded the applicant to submit the correct FEAF materials.
Adopted Declaration of Lead Agency
On a motion by Khoury, 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
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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 renovation of a 4-story building by Andy Rollman for Cornell
University, and
WHEREAS: the applicant proposes the renovation of an existing 4-story building,
approximately 52,532 SF, located on the Cornell Arts Quad. The renovations to the building
address the stability and maintenance concerns associated with the structure. The goals of the
proposal are to renovate the building so it can continue to house academic and research facilities
for Cornell University faculty, and students. The project includes changes to three of the existing
entrances to be ADA accessible, exterior façade maintenance, compliance with building and
energy codes, and new instructional spaces in the interior. The project site is located in the U-1
Zoning District where the primary use is Post-Secondary Education. The project will require no
variances. The project is located in the Cornell Arts Quad Historic District and will require a
Certificate of Appropriateness from the Ithaca Landmarks Preservation Commission, and
WHEREAS: this has been determined to be a Type 1 Action under the City of Ithaca
Environmental Quality Review Ordinance §176-4 B.(h)[4] and the State Environmental Quality
Review Act (“SEQRA”) §617.4 b. (11) and is subject to environmental review, and
WHEREAS: 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: Khoury
Seconded by: Correa
In Favor: Lewis, Glass, Correa, Godden, Petrina, Khoury, Blalock
Against: None
Abstain: None
Absent: None
Vacancies: None
G. Beer Bar Garden/Redbud Distilling – 805-813 Taber Street. Presentation, Lead Agency
and Public Hearing. The applicant proposes to renovate a 3,645 SF building which was a
previously operated auto repair shop into a distillery, beer bar, and beer garden.
Construction will consist of three stages: Phase I renovating a 500 SF distillery, Phase II
renovating a1505 SF beer bar, and Phase III includes creating the beer garden. The
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building renovation will include placing an ethanol tank for the distillery, and
constructing two vestibules, storage, and new bathrooms. Site improvements include
renovating the existing parking lot, landscaping and the hops garden proposed in the
southwest section of the parcel. 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: Seph Murtagh, Richard John, John Barradas
The applicant presented a brief overview of the proposed beer garden and distillery including a
video rendering of the proposal.
The Board stated their overall support for the project.
Glass suggested that the applicant include more information on the site plan including to
parking and landscaping. Glass also suggested that the applicant show site plans detailing a
before and after.
Public Hearing
On a motion by Godden, seconded by Correa, 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.
Adopted Declaration of Lead Agency
On a motion by Glass, 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 site plan approval for renovation of a former auto repair shop into a beer bar and distilling
company by Taber Street One LLC, and
WHEREAS: the applicant proposes to renovate a 3,645 SF building which was a previously
operated auto repair shop into a distillery, beer bar, and beer garden. Construction will consist of
three stages: Phase I renovating a 500 SF distillery, Phase II renovating a1505 SF beer bar, and
Phase III includes creating the beer garden. The building renovation will include placing an
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ethanol tank for the distillery, and constructing two vestibules, storage and new bathrooms. Site
improvements include renovating the existing parking lot, landscaping and the hops garden
proposed in the southwest section of the parcel, 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: 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: Glass
Seconded by: Godden
In Favor: Lewis, Glass, Correa, Godden, Petrina, Khoury, Blalock
Against: None
Abstain: None
Absent: None
Vacancies: None
8. Sign Review
A. Asteri Mixed-Use Apartments, 120 E Green 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: Yifei Yan, Bridget Shoemaker
The applicant presented a signage package for the Ithaca Downtown Conference letter located
on the bottom floor of the Asteri project.
Chair Lewis stated his dissatisfaction with the applicant’s unwillingness to make changes to the
proposal as requested by the Board.
Petrina stated her support for the sign package as presented.
Correa stated that he would like to see changes made to the proposal that were suggested in
the last Project Review Committee meeting.
Correa, Godden and Lewis all agreed that the project included too many signs.
Glass stated that he changed his mind about the blade sign, stating that he is now in favor of it
due to wayfinding.
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The Board agreed that the lettering above the main entrance should be stacked and not linear
and that the font among signs.
Adopted Declaration of Sign Review Approval
On a motion by Godden, seconded by Petrina:
On a motion by Correa, seconded by Glass the Planning Board voted unanimously to add
two conditions to the resolution.
WHEREAS: the mixed-use project by Whitham Planning & Design for Vecino Group LLC,
Project Sponsor (“Applicant”) at 120 E Green Street was approved by the Planning Board on
November 24, 2020, and
WHEREAS: the applicant has submitted a sign package in CBD-140, and
WHEREAS: the Board has reviewed and accepted the drawing package entitled Asteri/DCC
Signage Intent July 2023 Vol 2.0 dated July 2023 and prepared by Whitham Planning Design
Landscape architecture, PLLC (15 pages), with the following conditions:
i. Submit final version of Sign B to the Planning Board for approval
ii. Submit final version of Sign F to the Planning Board for approval, now,
therefore, be it
iii.
RESOLVED: that the City of Ithaca Planning and Development Board does hereby approve the
signs as proposed in the above-referenced drawings.
Moved by: Godden
Seconded by: Petrina
In favor: Petrina, Correa, Godden, Blalock, Glass, Khoury, Lewis
Against: None
Abstain: None
Absent: None
Vacancies: None
B. The Dean Apartments, 401 E. State 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: Craig Modisher, Frost Travis, Kyi Gyaw
The applicant presented a signage package proposal for the Gateway building to rebrand it as
The Dean.
Petrina stated that she is not in favor of the large corner signs with lights due to their height
and visual impact in a residential neighborhood.
Minutes Were Approved by Planning Board Members on October 24, 2023
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Correa stated that he doesn’t think the proposed theme is well designed or fits the character of
the building or neighborhood. Correa also stated that the building appears to be overbranded
and there is far too much signage for the use of the building.
The applicant responded that the design of the signs fit the building its character due to the
history of the building. The applicant went on to defend the design of signage to the Board.
Correa stated that he believes the large signs negatively impact the architecture of the building.
Correa went on to state that he is not in favor of the large signs at all.
9. BZA Appeals
• BZA #3256 215 Cleveland Avenue, Area Variance
• BZA #3257 510 W. State Street, Area Variance
10. Old/New Business
• New Meeting time for Project Review Committee
11. Adjournment:
On a motion by Petrina and seconded by Godden the meeting, the meeting was adjourned by
unanimous consent at 10:15 p.m.