HomeMy WebLinkAboutMN-PDB-2024-01-23APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD
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Planning and Development Board Minutes January 23, 2024
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
Kim Nason, Partner, Phiilips Lyttle PLLC
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 – None
2. Approval of Minutes – October, November, and December 2023
On a motion by Khoury, seconded by Petrina.
3. Public Comment
Chair Glass opened Privilege of the Floor.
Ashley Miller spoke relating to the Lake Street Townhomes development at 261 Lake Street.
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. Site Plan Review
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A. 116 N. Meadow Street Apartments – 116 N. Meadow. CEQR Determination. 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
Fishel
The applicants presented a new rendering of the project for the Board’s review and described
the design choices for exterior materials and landscaping. The applicants concluded their
presentation by reminding the Board that the entire development will be affordable housing.
Board members expressed their support for the project and stated they had no major concerns.
Adopted Negative Declaration of Environmental Significance
On a motion by Petrina, seconded by Correa.
B. 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.
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Applicants Attending: Yifei Yan, Cian Hamill, Yijun Zhou, James Ritzenthaler, Bear Smith,
Michele Palmer
The applicants began their presentation by showing the Board a website developed for the
project to address concerns from the public. The applicant went on to explain changes to the
proposal such as the removal of parking spaces and retaining walls. The applicant went on to
show historic and existing photos of the project site to demonstrate the visibility of the Ithaca
Falls from the street.
Board members expressed support for the changes made to the proposal, especially related to
parking and the change to for-sale units.
Khoury and the applicant discussed the details of soil remediation if any contamination is
encountered during construction. The applicant’s environmental engineer went on to explain
that testing did not point to significant environmental concerns and that monitoring of the soil
will be ongoing throughout the construction process.
Staff, the Board and the applicant reviewed the FEAF Part 3 highlighting any areas of concern
for the applicant to address.
Staff, the Board and the applicant discussed the Recreational River Permit application and the
process for deeming the application complete.
C. 113-119 Sears Street by Leslie Ackerman, INHS. CEQR Determination. 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
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The applicant briefly presented a site plan, renderings, and an auto-turn analysis for the Board’s
review.
Board members expressed their overall support for the project.
Chair Glass discussed with the applicant questions regarding the auto-turn analysis, color of the
proposed buildings and availability of street parking.
Adopted Negative Declaration of Environmental Significance
On a motion by Petrina, seconded by Khoury.
D. Water’s Edge – 683 Third Street by Waters Edge Ithaca, LLC. Presentation and Lead
Agency. 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 Environmental Quality Review Act (“SEQRA”) §617.4 b. (11) and is subject
to environmental review.
Applicants Attending: Erik Reynolds, Ian Hunter, Jeff Evans, Frank Armento
The applicant began their presentation by making a statement to the Board regarding the SEQR
process.
Adopted Declaration of Lead Agency
On a motion by Khoury, seconded by Petrina.
The Board, staff and the applicant reviewed the drafted FEAF Part 2 and discussed the potential
for environmental impacts as outlined. Board members, staff and the applicant reviewed the
FEAF Part 2 one section at time.
E. 200 Highland Avenue by Michael Barnoski on behalf of Modern Living Rentals. Public
Hearing and CEQR Determinations. The applicant proposes constructing a 3,518 SF
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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, Cameron Neuhoff, Adam Fishel
The applicant presented a site plan, renderings, and a basement plan to the Board to highlight
the changes made to the proposal. The applicant stated that the changes were made at the
ILPC meeting where the project obtained a Certificate of Appropriateness.
Board members asked the applicant questions regarding handrails, parking, and landscaping.
The Board expressed their support for the project.
Staff and the Board reviewed the FEAF Part 3.
Adopted Negative Declaration of Environmental Significance
On a motion by Khoury, seconded by Petrina.
F. 601 Easte State Street by Michael Barnoski. Presentation and Lead Agency. 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 used a series of rendering to introduce a new multifamily development for the
Board’s review. The applicant explained that the project has already received a Certificate of
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Appropriateness from the Ithaca Landmarks Preservation Commission. The applicant asked the
Board for feedback regarding the exterior color of the building.
Adopted Declaration of Lead Agency
On a motion by Petrina, seconded by Correa.
Board members expressed their support for the project, especially relating to the enhancement
of the park.
Board members agreed that the light-gray color option is preferable.
G. Meinig Fieldhouse-Indoor Sports and Recreational Center (ISRC) – 239 Tower Road by
Kimberly Michaels on behalf of Cornell University. Presentation and Lead Agency. The
City of Ithaca Planning and Development Board has a pending application for an indoor
sports and recreation center at 239 Tower Road on the Cornell University campus. The
applicant proposes to construct the Meinig Fieldhouse, an indoor sports and recreation
center of approximately 90,000 SF on the existing Robison Alumni Fields which is
composed of natural grass and artificial turf fields, sidewalks, spectator viewing areas,
and parking lots. The Meinig Fieldhouse will accommodate a field that will be
programmed to support NCAA requirements for women and men lacrosse competitions;
a varsity soccer pitch and/or varsity football field for practices; and the facility will host
campus recreation, club, and intramural sport teams. The proposed building will also
include a mechanical room, restrooms, a training room, and storage on the ground
floor; two team rooms, restrooms, an area for elevated filming and mechanical spaces
on the second level mezzanine accessible by both stairs and elevator; and on each level
an area for a limited number of spectators. The project is located in central campus and
the limit of disturbance is proposed to be approximately 7 acres in total, with 5.8 acres
in the city and 1.2 acres in the Town of Ithaca. The project site is located in the U-1
Zoning District in the City of Ithaca and will require no variances and is located in the
Low-Density Residential Zoning District in the Town of Ithaca and will require variances
in the town. This has been determined to be a Type 1 Action under the City of Ithaca
Environmental Quality Review Ordinance §176-4 B.1(b), (n), and 8(a), and the State
Environmental Quality Review Act (“SEQRA”) §617.4 b. (11) and is subject to
environmental review.
Applicants Attending: Kimberly Michaels, Nicki Moore,
Elisabete Godden recused herself from the room due to a conflict of interest.
The applicants presented the proposed development for a sports complex located on Cornell
campus. The applicants highlighted the need for an indoor field and stated that the building
would be designed for practice and not for hosting events.
Staff and the applicant explained that the project will reside within two municipalities, the City
of Ithaca, and the Town of Ithaca. It was stated that the majority of the development will be
within the city limits.
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Board members expressed their support for the proposal and asked clarifying questions
regarding the use and plans for hosting sporting events.
The Board requested that the applicant submit a more robust landscaping plan and provide
additional information on the proposed artificial turf fields. Board members emphasized the
need for sustainability metrics to review the artificial turf thoroughly.
Adopted Declaration of Lead Agency
On a motion by Petrina, seconded by Correa.
6. BZA Appeals –
• 117-119 Sears Street, Area Variance
7. Old/New Business – Paper Packets
Adjournment:
On a motion by Petrina and seconded by Godden, the meeting was adjourned by unanimous
consent at 9:26 pm