HomeMy WebLinkAboutMN-PDB-2023-11-28APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD
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Planning and Development Board Minutes November 28, 2023
Board Members
Attending:
Robert Lewis, Chair; Emily Petrina, Daniel Correa, Mitch Glass,
Elisabete Godden
Board Members Absent:
Daniel Correa, Bassel Khoury
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, 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.
All resolutions are attached at the end of this document.
Chair Lewis called the meeting to order at 6:13 p.m.
1. Agenda Review –
• 117-119 Sears Street was removed from BZA recommendations.
2. Approval of Minutes – September 2023
On a motion by Petrina, seconded by Godden the Board voted unanimously to approve
the September 2023 minutes.
3. 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, Acting Chair Glass closed the Public Comment
period.
4. Board Responses to Public Comment
The Board had no response to public comments.
APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD
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5. Site Plan Review
A. Argos Inn Expansion – 408 E. State Street by STREAM Collaborative. Preliminary and
Final Approval. The applicant proposes to demolish an existing 1800 SF terrace north of
the Argos Inn building and construct a 5135 SF 3-story addition. The addition will
contain 11 guest rooms (24 rooms total) and hotel office space. Site improvements
include reconfiguration of 2,385 SF outdoor terraces for seating, relocation of the
existing terrace to the north end of the parking lot, creation of a utility building to
screen the outdoor seating from the street, the paving and striping of the parking lot,
landscaping, and lighting. The project is located in the B-4 zoning district and will require
rear yard and parking variances. This is a Type 1 Action under the City of Ithaca
Environmental Quality Review Ordinance §176-4 B.(1)(h)[4], and the State
Environmental Quality Review Act (“SEQRA”) §617.4 b. (11) and is subject to
environmental review.
Applicants Attending: Craig Modisher, Jacob von Mechow, Mason Molesso
The applicants did not have any additional materials to present to the Board and were ready to
answer questions.
Board members stated their approval of the landscaping and lighting changes.
Glass asked if the applicant has addressed the engineering comments made on the proposal.
The applicant stated that they see no issue with conforming with the engineering comments.
Board members expressed their support for the proposal and had no further comments.
Adopted Declaration of Preliminary and Final Approval
Motion by Godden, seconded by Glass.
B. 116 N. Meadow Street Apartments – 116 N. Meadow by Whitham Planning and
Design on behalf of CSD Housing. Review FEAF 3. 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-, and two-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) for which the Planning
APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD
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Board, acting as Lead Agency, issued a Negative Declaration of Environmental
Significance on June 27, 2023.
Applicants Attending: Yifei Yan, Robert Cain, Kamillah Ramos, Adam Fishel, Peter
Wehner
The applicants began the presentation by showing a series of floor plans, highlighting amenities
and changes made to the layout. Elevations and a rendering were then shown to detail the
change in exterior colors and materials. The applicants went on to describe the details behind
the delay in the project timeline, explaining that issues with utilities has led to the need for
conversations with NYSEG and the Fire Department.
Petrina stated her overall approval of changes made to lighting and exterior design. Petrina
gave feedback regarding designing the back of the building and asked the applicant to provide
renderings of the building from the South in future meetings.
Godden expressed her approval of the layout and changes to the lighting plan. Godden went on
to give feedback on and clarify the choice of materials for the exterior of the building.
Board members, staff and the applicants reviewed FEAF Part III and highlighted any areas of
concern for the applicants to address.
C. McGraw Hall Renovation – 141 Central Ave (Cornell Arts Quad) by Andy Rollman on
behalf of Cornell University. Preliminary Approval. 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
Godden recused herself from the room for the McGraw Hall Renovation due to a conflict of
interest.
Due to a lack of quorum in the room, all items related to the McGraw Hall renovation were
tabled to the December 2023 meeting.
APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD
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D. Lake Street Townhomes – 261 Lake Street by Whitham Planning and Design. CEQR
Review and Recreational River Permit. The applicant proposes to build sixteen three-
story townhouses (approximately 23,377 SF total) broken into two groupings on Lake
Street. The market-rate townhouses will each have a back entrance and a front entrance
onto Lake Street and will be a mix of three- and four-bedroom units. Site improvements
include removal of invasive plant species, native plantings, a new sidewalk on Lake
Street, street trees, and stormwater planters to manage runoff from roofs. The
applicant proposes to improve the city-owned Lincoln Street Extension to provide access
to the site, a fire turn-around, and 16 public parking spots, while the project site itself
will include 16 surface parking spaces. The site is heavily vegetated and has steep
topography. The proposed project will require retaining walls. The project is in the R-3a
Zoning District and will require several variances for parking. This is a Type 1 Action
under the City of Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(h)[2 & 4],
(k), (l) & B(2), the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (10) and
is subject to environmental review.
Applicants Attending: Yifei Yan, Cian Hamill, Yijun Zhou, Jim Duba, David Cox
The applicants began their presentation by showing a site plan, highlighting changes to the
landscaping and providing more details concerning the proposed retaining walls. Special
attention was given to trees that are anticipated to be removed from the site.
Board members expressed concerns over the size of the proposed retaining walls, highlighting
the importance of maintaining the scenic resource of Fall Creek next door.
Glass recommended that the applicants remove the retaining walls from the proposal.
Director Nicholas explained the process for issuing a Recreational River Permit. Nicholas went
on to explain that one section of retaining walls as presented are located within the
Recreational River boundary.
The applicants clarified with the Board which section of the proposal is located within the
boundary.
Board members, staff and the applicants reviewed the FEAF Part III and highlighted any areas of
concern for the applicants to address.
The applicants explained the process for installing a vapor barrier for the development at the
request of the Board.
Glass stated his concerns regarding the existing trees due to their size and the fact that most of
the species are native.
APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD
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Board members asked that the applicant address the comments made by the City’s engineering
department.
E. 117-119 Sears Street by Leslie Ackerman, INHS. Lead Agency and Public Hearing. The
applicant proposes constructing four for-sale, single-family homes which will be
permanently affordable housing as part of INHS’s Community Housing Trust. The
housing is modular construction consisting of two 3-bedroom (1305 SF each) and two 2-
bedroom (1190 SF each) homes. The homes are designed with front and back porches
and sized to fit within neighborhood character. The existing site, approximately .239
acres, is almost entirely paved, with a small buffer of shrubs and grass between the
parking lot and sidewalk along Sears Street. The applicants are requesting a subdivision
of the 0.239-acres site, resulting in four new parcels. The applicant is proposing Parcel 1
to be 0.061 acres (2669 SF), Parcel 2 to be 0.058 acres (2533 SF), Parcel 3 to be 0.059
acres (2550 SF) and Parcel 4 to be 0.061 acres (2669 SF). The project is in the R-2b
Zoning District and will require several variances. This is a Type 1 Action under the City
of Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(h)[2] &[4], and the State
Environmental Quality Review Act (“SEQRA”) §617.4 b. (11) and is subject to
environmental review.
Applicants Attending: Leslie Ackerman
The applicant began the presentation by showing a site plan of the proposed subdivision and
construction of four new for-sale single-family homes. The applicant gave an overview of the
construction plan, highlighting how impacts to neighboring properties will be minimized. The
applicant went on to explain the need for zoning variances.
Adopted Declaration of Lead Agency
Motion by Godden, seconded by Glass.
Board members expressed their overall support for the project.
Glass suggested that the applicant explore modular options that are more distinctive or
substantive design and not as generic.
Public Hearing
On a motion by Petrina, 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.
APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD
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Director Nicholas asked the applicant to explore more detailing and if possible, design the
modulars to look different from each other.
F. 200 Highland Avenue by Michael Barnoski on behalf of Modern Living Rentals. Lead
Agency. The applicant proposes constructing a 3,518 SF addition which will be
connected to the existing historic structure 3,098 SF beneath grade via a contiguous
basement. The applicant will convert the existing structure from a cooperative
household to 1 six-bedroom and 1 five-bedroom units (11 bedrooms) and the new
addition will provide 1 three-bedroom and 2 five-bedroom units (13 bedrooms). The
addition is a proposed 2-story structure with an occupied attic and will preserve the
historic character of the area with similar design elements as the surrounding buildings.
The project is in the Cornell Heights Historic District Overlay and R-U Zoning District and
will require no variances. This is a Type 1 Action under the City of Ithaca Environmental
Quality Review Ordinance §176-4 B.(1)(h)[4], and the State Environmental Quality
Review Act (“SEQRA”) §617.4 b. (11) and is subject to environmental review.
Applicants Attending: Michael Barnoski
The applicant began the presentation by giving a brief update to the Board regarding the
project’s progress with the Ithaca Landmarks Preservation Commission approval process. The
applicant went on to give the Board an overview of the project including a zoning analysis, site
plan, renderings and architectural drawings.
Adopted Declaration of Lead Agency
Motion by Godden, seconded by Petrina.
Petrina stated her overall support for the proposal and expressed concerns relating to the
underground passageway.
The applicant explained that the original proposal did not include such a passageway, and that
feedback from the Board of Zoning Appeals and ILPC led them to the design as presented to the
Planning Board.
Glass agreed with the comments made by Petrina. Glass went on to express his concerns
regarding the parking, number of units and footprint of the building. Glass requested that floor
plans detailing the units be provided at the next presentation.
The applicant responded stating that the economics of the project require the number of units
presented. The applicant also stated that the configuration of the parking lot is still under
development.
Godden acknowledged the constraints of the project site and expressed her wish to see more
changes to the proposal.
6. BZA Appeals
APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD
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• BZA 3265 - 233 S Albany Street – Area Variance
• BZA 3266 - 39 Woodcrest Avenue – Area Variance
• BZA 3267 - 308 Wood Street – Area Variance
7. Old/New Business
• Chair Lewis Departure
• Appointment of a new Chair: Mitch Glass
Adjournment:
On a motion by Petrina and seconded by Godden, the meeting was adjourned by unanimous
consent at 8:02 p.m.
ADOPTED RESOLUTION Site Plan Approval
Preliminary & Final Approval Argos Inn Expansion
408 East State Street
City of Ithaca Planning & Development Board
November 28, 2023
WHEREAS: the City of Ithaca Planning and Development Board has one 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 a rear yard variance, and
WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance
§176-4 B.(1)(h)[4], and the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (11) and is
subject to environmental review, and
WHEREAS: the NYS Department of Environmental Conservation and the Tompkins County
Department of Health, 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 August 22, 2023,
declare itself Lead Agency in Environmental Review for the project, and
WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on October 24,
2023, 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; Topographic Map No. 408-410 East State
Street prepared by T.G. Miller, P.C. dated 3/2/2022; Argos Exp Grade Plane prepared by Stream
Collaborative dated 11/14/22; Layout Plan L-100, Lighting and Electrical Schematic L-103, Tree
Inventory & Demo Plan L-300, all dated 10/17/23 and prepared by Whitham Planning Design
Landscape Architecture PLCC; Layout Plan L-000, Planting Plan L-000 both prepared by Whitham
Planning Design Landscape Architecture PLCC and dated 9/19/23; Site Sections A-1, First Floor Plan
A-2, Second & Third Floor Plans A-3, West & East Elevations A-4, and other Elevations A-5 all
prepared by Stream Collaborative Architecture + Landscape Architecture dpc and dated 11/10/22; and
other application materials, and
WHEREAS: interested parties have been given the opportunity to comment on the proposed project, and
any received comments have been considered, and
WHEREAS: the Planning Board did, on October 24, 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 variance on November 7, 2023, and
WHEREAS: this Board did on November 28, 2023 review and accept as adequate the following new
and revised drawings: Site Section facing North prepared by Stream Collaborative dated 11/08/23; Tree
Inventory & Demo Plan L-100, Layout Plan L-101, Lighting and Electrical Schematic L-104, Planting
Plan L-302 all prepared by Whitham Planning Design Landscape Architecture PLCC and dated
11/13/23, now, therefore, be it
RESOLVED: that the Planning and Development Board does hereby grant Preliminary & Final Site Plan
Approval subject to the following:
The following conditions must be satisfied before issuance a Building Permit:
i.Documentation from Ithaca Fire Department emergency access issues have been satisfied
ii.This site plan approval does not preclude any other permit that is required by City Code, such as
sign permits, tree permits, street permits
iii.Acceptance of the basic SWPPP by the City Stormwater Management Officer
iv.Final approval of all sidewalks, the driveway, and curb cut 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 to the Planning Board for review and approval of placement, design, and
photometrics of site lighting fixtures
ii.Submission to the Planning Board for review and approval of all site details including but not
limited to landscaping details, exterior furnishings, walls, railings, bollards, paving, signage,
lighting, etc.
The following construction must be satisfied during the construction period:
i.If impacted groundwater and/or soil are encountered during construction, it is required to be
handled in accordance with the applicable NYSDEC regulations and requirements and with the
involvement of both the City of Ithaca and the NYSDEC in the approval and monitoring of the
treatment system(s)
ii.Noise producing construction activities will be limited to the hours between 7:30 A.M. and 5:30
P.M., Monday through Friday (or Saturday 9:00 A.M. to 5:30 P.M. with advance notification to
and approval by the Director of Planning and Development)
The following conditions must be satisfied before issuance of a Certificate of Occupancy:
i.Any changes to the approved site plans must be submitted to Planning staff for review and may
require Board approval
ii.Installation of bike racks and/or bike storage
iii.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.
iv.Submission of any required executed easement, licenses or other legal agreements involving
City property
Moved by: Godden
Seconded by: Glass
In favor: Petrina, Godden, Glass, Lewis
Against: None
Abstain: None
Absent: Correa, Khoury
Vacancies: One
ADOPTED RESOLUTION City of Ithaca Planning & Development Board
Declaration of Lead Agency Sears Street Community Housing Trust
113-119 Sears St
November 28, 2023
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 and major subdivision approval for construction of four for-sale, single-family homes by Leslie
Ackerman, Ithaca Neighborhood Housing Services, LLC, and
WHEREAS: the applicant proposes constructing four for-sale, single-family homes which will be
permanently affordable housing as part of INHS’s Community Housing Trust. The housing is modular
construction consisting of two 3-bedroom (1305 SF each) and two 2-bedroom (1190 SF each) homes. The
homes are designed with front and back porches and sized to fit within neighborhood character. The
existing site, approximately .239 acres, is almost entirely paved, with a small buffer of shrubs and grass
between the parking lot and sidewalk along Sears Street. The applicants are requesting a subdivision of the
0.239-acres site, resulting in four new parcels. The applicant is proposing Parcel 1 to be 0.061 acres (2669
SF), Parcel 2 to be 0.058 acres (2533 SF), Parcel 3 to be 0.059 acres (2550 SF) and Parcel 4 to be 0.061
acres (2669 SF). The project is in the R-2b Zoning District and will require several variances, and
WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance
§176-4 B.(1)(h)[2] &[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: Godden
Seconded by: Glass
In Favor: Godden, Glass, Petrina, Lewis
Against: None
Abstain: None
Absent: Khoury, Correa
Vacancies: One
ADOPTED RESOLUTION City of Ithaca Planning & Development Board
Declaration of Lead Agency 200 Highland Avenue
200 Highland Avenue
November 28, 2023
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 construction of a 3,518 SF addition by Michael Barnoski, Trade Design Build, LLC, and
WHEREAS: the applicant proposes constructing a 3,518 SF addition which will be connected to the
existing historic structure 3,098 SF beneath grade via a contiguous basement. The applicant will convert
the existing structure from a cooperative household to 1 six-bedroom and 1 five-bedroom units (11
bedrooms) and the new addition will provide 1 three-bedroom and 2 five-bedroom units (13 bedrooms).
The addition is a proposed 2-story structure with an occupied attic and will preserve the historic character
of the area with similar design elements as the surrounding buildings. The project is in the Cornell Heights
Historic District Overlay and R-U Zoning District and will require no 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
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: Godden
Seconded by: Petrina
In Favor: Godden, Petrina, Glass, Lewis
Against: None
Abstain: None
Absent: Khoury, Correa
Vacancies: One