HomeMy WebLinkAboutMN-PDB-2023-12-19APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD
1
Planning and Development Board Minutes December 19, 2023
Board Members
Attending:
Mitch Glass, Chair; Emily Petrina, Daniel Correa, Elisabete Godden,
Daniel Correa, Bassel Khoury
Board Members Absent:
None
Board Vacancies: Two
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 Glass called the meeting to order at 6:03 p.m.
1. Agenda Review –
2. Approval of Minutes – None
3. Public Comment
Chair Glass opened Privilege of the Floor.
Margeret Fabrizio spoke in opposition of the Lake Street Townhomes development 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 Glass closed the Public Comment
period.
4. Board Responses to Public Comment
The Board had no response to public comments.
5. Special Permit Review
APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD
2
A. 247 Valley Road Accessory Apartment by Sheila and Louis Out. Lead Agency, Public
Hearing, CEQR Determination and Preliminary and Final Approval. The applicants are
requesting a special permit to have a legal 450 SF accessory apartment on the ground
floor of their house. The property is in the R-1a Zoning District in which an accessory
apartment is permitted use requiring a special permit. 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: Sheila Out
The applicant presented the history and reasoning for the request to have an accessory
apartment in the owner’s primary residence. Floor and site plans were presented for the Board
to review.
Board members expressed their support for the request and had no questions for the applicant.
Adopted Declaration of Lead Agency
Motion by Godden, Seconded by Khoury.
Adopted Negative Declaration of Environmental Significance
Motion by Khoury, seconded by Petrina.
Public Hearing
On a motion by Godden, seconded by Petrina, and voted in favor unanimously Chair Glass
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 Glass closed the Public Hearing on a
motion by Godden, seconded by Petrina, and voted in favor unanimously.
Adopted Declaration of Preliminary and Final Approval
Motion by Godden, seconded by Petrina.
B. 405-7 East Lincoln Street Accessory Apartment by Mariette Geldenhuys. Lead Agency,
Public Hearing, CEQR Determination and Preliminary and Final Approval. The
applicants are requesting a special permit to convert an existing accessory building into
an accessory apartment approximately 258 SF with a 48’ SF loft. The maximum
occupancy will be two and the renovation will include adding plumbing. The property is
in the R-2b Zoning District in which an accessory apartment is a permitted use requiring
a special permit. 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: Mariette Geldenhuys
APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD
3
The applicant presented the history and reasoning for the request to have an accessory
apartment in the owner’s primary residence. Floor and site plans were presented for the Board
to review.
Board members expressed their support for the request and had no questions for the applicant.
Adopted Declaration of Lead Agency
Motion by Petrina, Seconded by Godden.
Adopted Negative Declaration of Environmental Significance
Motion by Godden, seconded by Petrina.
Public Hearing
On a motion by Godden, seconded by Petrina, and voted in favor unanimously Chair Glass
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 Glass closed the Public Hearing on a
motion by Godden, seconded by Petrina, and voted in favor unanimously.
Adopted Declaration of Preliminary and Final Approval
Motion by Petrina, seconded by Godden.
6. Site Plan Review
A. Cayuga Park (formerly Carpenter Park Circle Project) – Carpenter Park Road by
Andrew Bodewes for Park Grove Realty, LLC. Potential Approval of Site Plan Changes.
The Planning Board granted final approval of Phase 1 of this project on September 22,
2020, and granted approval for minor changes to the residential building in Phase 1 and
final approval for the two mixed-use buildings and associated site improvements Phase
II on October 26, 2021. The applicants are now seeking changes for Phase II including
residential unit mix in both buildings, removal of 12 balconies, changes to pedestrian
connections, sidewalks and landscape including removal of a bioretention area. 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, Andrew Bodewes
The applicants presented a number of proposed site plan changes to the approved Cayuga Park
project. The changes include adjustments to the pedestrian paths, unit make-up, building
façade and the removal of 9 balconies and a bioretention pond. The applicant used site plans
and elevations to present the changes. The applicant ended the presentation by stating that the
changes presented were brought along due to financial reasons.
APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD
4
Khoury and Correa asked the applicant to explain why the removal of balconies is necessary.
The applicants stated that the layout of the units would be impacted negatively by having a
balcony entrance. The applicant went on to explain that valuable counter space in the kitchens
would be lost to accomplish a design with the balconies.
Director Nicholas suggested that the applicant work with the DOT related to the pedestrian
walkways and the DOT’s route 13 revitalization project.
Adopted Declaration of Approval of Site Plan Changes
Motion by Khoury, seconded by Godden.
Motion by Godden, seconded by Petrina to amend the resolution.
B. 116 N. Meadow Street Apartments – 116 N. Meadow. 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 Board, acting as Lead Agency, issued a Negative Declaration
of Environmental Significance on June 27, 2023.
Applicants Attending: Yifei Yan, Robert Cain, Brad Jamison, Kamillah Ramos, Adam
Fischel
The applicants began their presentation by stating that all concerns from the fire department
and DOT have been addressed. The applicants went on to present a site plan, detailing the
construction staging and tree protection plans. A demolition plan was presented, highlighting
the trees selected to be removed.
Director Nicholas expressed her concerns related to the amount of public space used for the
construction staging.
The applicant responded by stating that zoning constraints, site conditions and the efforts to
preserve trees on the site have led to the proposal to include public space during construction.
APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD
5
The applicants presented a transportation demand management plan and renderings to
describe the experience for both cars and pedestrians. The applicants followed up with a
rendering of the building, describing changes to the façade, utility lines and roof design.
Petrina stated that she preferred the curved roof design from previous presentations, but is still
supportive of the project as a whole.
Board members, staff and the applicant reviewed the drafted FEAF part 3 and highlighted any
concerns to be addressed by the applicant.
C. McGraw Hall Renovation – 141 Central Ave (Cornell Arts Quad) by Andy Rollman,
Cornell University. Preliminary and Final 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, David Cutter, Andy Rollman, Carmen Menocal
Godden recused herself for the McGraw Hall Renovation due to a conflict of interest.
The applicants presented the details of the project that the ILPC reviewed during the approval
process. The applicants went on the present renderings and a site plan detailing the proposal,
highlighting the planting plan, pedestrian walkways and changes to the entrances.
Khoury asked the applicant to briefly describe which trees are proposed to be removed and
how many trees are proposed to be planted.
Board members had no further questions for the applicant and expressed their support for the
project.
Adopted Declaration of Preliminary and Final Approval
On a motion by Petrina, seconded by Khoury.
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
APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD
6
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, James Ritzenthaler, Bear Smith,
Michele Palmer
The applicants began the presentation by sharing a tree survey detailing the existing conditions
of the site as well as the proposed planting and tree removal plans. The applicant added that
the owners of the project would like feedback from the Board related to their concerns
surrounding the proposed retaining walls.
Petrina stated her concerns surrounding the planting plan’s attempt to mitigate the impacts of
the large retaining walls.
Correa stated that he is comfortable with the proposed retaining walls and planting plan.
Staff reviewed the requirements for a recreational river permit and informed the applicant of
the required next steps.
E. 113-119 Sears Street by Leslie Ackerman, INHS. CEQR Review. 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
APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD
7
Environmental Quality Review Act (“SEQRA”) §617.4 b. (11) and is subject to
environmental review.
Applicants Attending: Leslie Ackerman
The applicant presented renderings and a site plan to describe the proposal to build four
modular homes on Sears Street. The applicant described the constraints of designing a modular
home and the efforts that have been made to make this proposal as architecturally interesting
as possible. The orientation and placement of the homes was discussed briefly.
Board members agreed that the applicant should avoid the use of vinyl siding.
F. 200 Highland Avenue by Michael Barnoski on behalf of Modern Living Rentals. Public
Hearing and CEQR Review. 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 presented an overview of the project, detailing the neighborhood character and
surrounding details. The applicant went on to present the floor plans and building design details
of the proposed addition.
Board members reminded the applicant that the water table may be higher than is expected.
Board members and the applicant discussed paving the entire driveway instead of just the ADA
parking space.
Public Hearing
On a motion by Godden, seconded by Khoury, and voted in favor unanimously Chair Glass
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 Glass closed the Public Hearing on a
motion by Godden, seconded by Petrina, and voted in favor unanimously.
APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD
8
Board members had no further comments for the applicant.
G. 601 Easte State Street by Michael Barnoski. Presentation. The applicant proposes a
5,720 SF 3-story, 6-unit multifamily residential building in the rear yard facing Ferris
Place, behind the existing building. The existing site is steep along the north and eastern
portions near the street frontages and contains several mature trees. The proposed
structure will preserve the historic character of the area through form, scale and
detailing such as a front porch and hip roof. Site improvements include plantings and
construction of a parklet at the corner of Ferris Place and East State. The project is in the
R-3a Zoning District and will require at least one variance. The project is located in the
East Hill Historic District and received a Certificate of Appropriateness from the Ithaca
Landmarks Preservation Commission in October 2023. 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 presented an overview of the proposed multi-family building. A site plan,
renderings of building and a materials list were shown to present the project.
Board members were receptive of the proposal and gave feedback relating to materials and
design of the structure.
Floor plans were presented at the request of the Board and the size of bedrooms was
discussed.
H. Water’s Edge – 683 Third Street by Waters Edge Ithaca, LLC. Presentation. The
applicant proposes to demolish three existing Department of Transportation
maintenance buildings to redevelop the 8+ acre site into a mixed-use development that
will include two five story building along Cayuga Inlet and two 4-story buildings inland
with 450-500 residential units between the four and approximately 10,000 SF of
commercial space. The project will be constructed in two phases with approximately
200 units in the first phase and between 250-300 units in the second phase with each
phase including a waterfront and inland building. The waterfront buildings will be
connected by a second-floor roof terrace and will have a mix of parking, commercial,
residential and amenity/service space on the first floor with apartments and additional
amenities above. The two inland buildings will include a mix of residential units and
amenity service space. Site improvements and amenity spaces include fire pits, outdoor
recreation, eating, cooking and seating areas, landscaping, lighting, and several new
terraced stairways and ramps along the Waterfront trail to provide access to new boat
docks with a kayak launch along the Inlet. The project is in the MD 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)(d), (h)[2], (i), (k), (l), (n) and (8)(a) and the State
APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD
9
Environmental Quality Review Act (“SEQRA”) §617.4 b. (11) and is subject to
environmental review.
Applicants Attending: Erik Reynolds, Ian Hunter, Marlee Beers
The applicants presented the proposal for a mixed-use development to be placed along the
inlet on a site previously used by the DOT. The presentation included a site plan and renderings
detailing four new buildings. Special attention was given to the proposed siding material.
Board members expressed their support for the proposal and asked that the applicant detail
how the siding material will age in future meetings.
Director Nicholas informed the applicant that the proposal will require an environmental
impact statement.
7. Sketch Plan Review
A. Inlet Island – 410 Taughannock Blvd by FLD. Presentation. The applicant proposed to
construct a mixed-use development.
8. BZA Appeals – None
9. Old/New Business - None
Adjournment:
On a motion by Godden and seconded by Petrina, the meeting was adjourned by unanimous
consent at 10:04 pm