HomeMy WebLinkAboutMN-PDB-2024-3-26 APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD
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Planning and Development Board Minutes March 26, 2024
Board Members
Attending:
Mitch Glass, Chair; Emily Petrina, Daniel Correa, Daniel Correa,
Bassel Khoury, Andy Rollman
Board Members Absent:
Elisabete Godden
Board Vacancies: One
Staff Attending: Lisa Nicholas, AICP, Director, Department of Planning and
Development
Nikki Cerra, Environmental and Landscape Planner-Department of
Planning and Development
Samuel Quinn-Jacobs, Planner-Department of Planning and
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 6:00 p.m.
1. Agenda Review – None
2. Approval of Minutes – February 2024
On a motion by Khoury, seconded by Correa the Planning and Development Board
approved the February 2024 meeting minutes.
3. Public Comment
Chair Glass opened Privilege of the Floor.
The following individuals spoke relating to the Lake Street Townhomes development at 261
Lake Street:
- Jeff Cody
- Monika Roth
- Walter Hang
- Nancy Bischoff
- Tania Werbizky
- Ashley Miller
- Dan Hoffman
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- Monika Roth
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
Board members expressed their gratitude toward those who spoke regarding Lake Street
Townhomes and stated that the Board takes their concerns seriously.
The Board had no further response to public comments.
5. Site Plan Review
A. Student Housing - 815 South Aurora Street-Whitham Planning and Design Landscape
Architecture PLLC. Consideration of Site Plan Changes for Phase 1. The Planning Board
granted final approval of this project on September 24, 2019 and granted further
approval for site plan changes on September 26, 2023. The applicants are now seeking a
TCO for Building C and will present their progress made towards addressing conditions
of the site plan changes September 26, 2023 resolution. 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: Todd Fox
The applicant presented a checklist of requirements related to the site that were previously
imposed by the Board. The applicant updated the Board on the status of each item on the
checklist, highlighting the requirements that the applicant believes to be resolved. A site plan
was shown detailing the location of items still to be addressed. The applicant went on to
describe how they intend to address each outstanding item.
Board members, the applicant and staff discussed the process of approval on this project and
the available next steps to take. Board members confirmed with staff that the building will not
receive a CO unless it meets the life/safety requirements of the building code regardless of the
Planning Board’s approval.
Board members asked clarifying questions regarding the existing conditions of the site, exterior
railing details and the proposed solutions presented by the applicant to address the
requirements previously made by the Board.
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Adopted Declaration of Approval of Project Changes
On a motion by Petrina, seconded by Correa.
B. Ithaca Farmers’ Market-Phase 1 Parking Lot-Steam Boat Landing - 545 Third Street.
Whitham Planning and Design Landscape Architecture PLLC for Ithaca Farmers’ Market.
Consideration of Site Plan Changes for Phase 1. The Planning Board granted final approval
for Phase I, redesign of the parking lot, of this project on September 26, 2023. The
applicants are now seeking input for site plan changes for Phase I, which include enlarging
the dumpster area, relocating a bike rack, revisions to the shed area and a planting area,
removing five tree islands, and potential changes to a proposed tree island near the
proposed bus stop. 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, Monika Roth, Jan Rhoades-Norman
The applicants began their presentation by giving a history of the site to the Board. The
applicants went on to show a new parking plan with changes to the landscaping, number of
islands within the parking lot and the location of bike racks.
The Board agreed that the changes to the parking plan are minimal.
Khoury asked the applicants how they plan to mitigate the fact that the new plan has less
landscaping and plantings than previously approved.
The applicants stated that plantings that are not on the site plan will be planted by the farmer’s
market in the future.
Board members expressed their support for the proposal.
Adopted Declaration of Approval of Site Plan Changes for Phase 1
On a motion by Correa, seconded by Khoury.
C. Lake Street Townhomes – 261 Lake Street by Whitham Planning and Design. CEQR
Determination and Deeming the Recreational River Permit Application Com. 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
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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, Michele
Palmer, Jim Duba, Steve Hugo
The applicants began their presentation by reading a statement responding to public comments
related to the environmental, traffic, parking, storm water and other concerns. The applicants
presented renderings of the proposed townhomes, highlighting changes to the materiality and
building design.
The applicants continued to address the environmental concerns associated with the site. The
applicants presented information related to the VOCs in the groundwater, lead in soil,
geological characteristics, water flow direction, the planned remedial actions. The applicant
highlighted the findings of environmental contamination and stated that the results are within
acceptable levels.
The applicants discussed with the Board the details of the vapor barrier mitigation and the
contingencies in place in the event that contamination is detected.
Correa and staff discussed the recreational river permit and the public process.
Khoury stated that he does not believe that the applicant’s presentation adequately addressed
the concerns highlighted during public comment.
Glass asked Khoury to clarify exactly what additional information is needed to dissuade his
concerns.
Khoury responded that he needed more information regarding a traffic study and the
environmental concerns brought up by a member of the public.
The applicants and the Board discussed the details of traffic in the neighborhood and
pedestrian safety.
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Rollman asked the applicant to clarify how pedestrians will access the site, particularly the
location of crosswalks on Lincoln Street.
Chair Glass confirmed with the applicant that the structures will not be visible from the Ithaca
Falls overlook.
The applicants asked Khoury to be more specific with his request for additional information.
Khoury stated that he wishes the applicant to explain the discrepancies between the applicant’s
and the public’s data.
Excluding Khoury, the Board agreed that they are comfortable with the information provided by
the applicant.
Adopted Negative Declaration of Environmental Significance
On a motion by Petrina, seconded by Correa.
Adopted Declaration of Recreational River Application Completeness
On a motion by Correa, seconded by Khoury.
The Board discussed the landscape compliance method and agreed that it would be suitable for
this proposal.
D. 601 East State Street-601 East State Street-Michael Barnoski-Architect-Trade Design
Build-Public Hearing, CEQR Determination. 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: Gideon Stone, Cameron Neuhoff, Adam Fishel
Public Hearing
Chair Glass opened the public hearing on a motion by Khoury, seconded by Petrina, and voted
unanimously.
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There being no members of the public appearing in order to speak, nor additional written
comments submitted to be read into the record, Chair Glass closed the Public Hearing on a
motion by Khoury, seconded by Petrina, and voted unanimously.
The applicant presented an aerial image depicting the location of the parking locations for the
development. A site plan was presented depicting the change in location of the proposed
building by four feet. Updated landscaping plans and renderings were shown to demonstrate
the building changes.
Board members expressed their support for the proposal and asked the applicant to explore
other color options for the building.
Adopted Negative Declaration of Environmental Significance
On a motion by Khoury, seconded by Petrina.
E. Waters Edge-683 Third Street-Waters Edge Ithaca, LLC-CEQR Review. 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: Ian Hunter, Frank Armento, Erik Reynolds and Tim Faulkner
The applicants began by presenting details of a traffic study and a parking analysis that was
created for the proposed development. A site plan was shared detailing the proposed use of
each proposed space of the development.
Petrina stated that she believes that the parking plan is well done, assuming that the number of
parking spaces is needed.
Correa stated his overall satisfaction with the parking plan and suggested the applicant use the
approved parking plan for the Ithaca Farmer’s Market as an example.
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Khoury clarified with the applicant how overflow parking will be addressed, particularly in
connection with the Ithaca Farmer’s Market.
Chair Glass expressed his concern relating to the numbers provided in the traffic study given
the use and size of the proposed development in conjunction with other nearby properties.
The applicants went on to further clarify the details of how the data is collected.
Chair Glass expressed his opinion that there is too much parking proposed for the development
and gave a few suggestions to limit the amount of parking.
Staff gave the applicant feedback regarding how the data was gathered and highlighted the fact
that the comparable projects used in the traffic study are different in a number of ways from
the proposed development.
F. Cornell Hillel-722 University Avenue -Steven K. and Winifred A. Grinspoon Hillel
Center, Ari Weiss, CEO and Whitham Planning Design Landscape Architecture-
Presentation. The applicant proposes to construct a 3-story, approx. 24,000 SF building with a
6,400 SF footprint on an existing vacant .48-acre (~20,909 SF) parcel. The 3-story center has four
floors with one floor below grade comprised of spaces for educational, cultural, Jewish, and
inter-faith religious programs, worship or instruction, student lounge areas, pastoral/wellness
spaces, a space for religious use, classrooms, staff offices, a café, and a community kitchen for
food programs. Site improvements include an entrance plaza, outdoor space for the café and
lounge, and seasonal plantings. The project is in the R-U Zoning District and will require multiple
variances. This is a Type 1 Action under the City of Ithaca Environmental Quality Review
Ordinance (“CEQRO”) §176-4 B.(1)(b) and the State Environmental Quality Review Act
(“SEQRA”) §617.4 b. (11) and is subject to environmental review.
Applicants Attending: Ari Weiss, Lisa Ferreira, Michelle Palmer, Yifei Yan
The applicants presented a new development located on University Avenue to host the Cornell
Hillel Center. A site plan was presented to the Board to give a brief overview of the proposed
building. Floor plans were shown, and the applicants described the use of each space within the
building. The applicants briefly highlighted the fact that the proposal will require variances.
Board members expressed their overall support for the proposal.
Rollman gave the applicant feedback regarding the pedestrian access and asked the applicant
to provide additional perspectives to better understand the site and building.
6. BZA Appeals –
• BZA 3271 - 601 East State Street-Area Variance
• BZA 3272 - 218 East Falls Street-Area Variance
• BZA 3273 - 312 South Plain Street-Area Variance
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7. Reports
• Director’s Report
8. Old/New Business
• Training Opportunity May 13, 2024
Adjournment:
On a motion by Khoury and seconded by Petrina, the meeting was adjourned by unanimous
consent at 10:11 pm.
APPROVED RESOLUTION Site Plan Review
Consideration of Modifications to 815 S. Aurora Street
September 2023 Project Changes (Site Plan) City of Ithaca Planning and Development Board
March 26, 2024
WHEREAS: the City of Ithaca Planning and Development Board approved a 66-unit student housing
complex comprised of three buildings, located at 815 South Aurora Street by Stream Collaborative on
behalf of the owner, on September 24, 2019, and subsequent materials changes on July 27, 2021 and May
24, 2022, and
WHEREAS: the applicant installed portions of the project that are not in compliance with the approved
site plans without first obtaining staff or Board approval. These include, but are not limited to the
following:
• Installation of an EIFS brick material at the base of all buildings
• Installation of a large block retaining wall and stair along the north façade of Building A as well
as changes to the vegetative screen in this area
• Installation of artificial turf in the courtyard between buildings A and B
• Change in layout and grading of the entrance to Building B, requiring a revised entrance to
Building C
• Addition of wood railings along the top of slope between the upper parking lot and Building B
WHEREAS: the applicant presented the above changes and additional revisions to the Planning Board at
their July, August, and September 2023 meetings for approval, and
WHEREAS: the Board accepted the revised entrance to building C as well as a revised landscape plan for
the courtyards between Buildings A and B, as shown in the following drawings: Color Schematic Site
Plan L-101, Layout & Materials Plan- Building C Entrance L-102, Grading Plan- Building C Entrance L-
103, Planting Plan- Building C Entrance L-104, Layout & Materials Plan- Courtyard L-105, Grading
Plan- Courtyard L-106, and Planting Plan- Courtyard L-107 all dated 9/26/23 and prepared by Whitham
Planning Design Landscape Architecture, PLLC, and
WHEREAS: as the applicant did not present acceptable alternatives to the approved site plan for the brick
material, the north entrance of Building A and subsequent landscape changes, the Board rejected all
other changes and instructed the applicant to install the approved brick material and to reconstruct the
north entrance of building A and landscaping in conformance with the approved site plan, as shown in
the following drawings: Building A NW Door- Layout & Grading Plans L-108, Building A NW Door-
Planting Plan both dated 9/26/23 and prepared by Whitham Planning Design Landscape Architecture,
PLLC; Depiction and Description of Metal Staircase to be code compliant submitted 08/01/22 by Stream
Collaborative; and Site Layout- Buildings A & B L101, Grading Plan- Buildings A & B both dated
8/19/19 and prepared by Stream Collaborative, and
WHEREAS: the Planning Board, did on September 26, 2023 review and accept as adequate the following
drawings showing the proposed site plan changes: Color Schematic Site Plan L-101, Layout & Materials
Plan- Building C Entrance L-102, Grading Plan- Building C Entrance L-103, Planting Plan- Building C
Entrance L-104, Layout & Materials Plan- Courtyard L-105, Grading Plan- Courtyard L-106, and
Planting Plan- Courtyard L-107, Building A NW Door- Layout & Grading Plans L-108, Building A NW
Door- Planting Plan all dated 9/26/23 and prepared by Whitham Planning Design Landscape Architecture
PLLC; and other application materials, and
WHEREAS: the Zoning Administrator reviewed the Board-accepted site plan changes and determined
the changes are in compliance with the requirements for the R-3b zone, and
WHEREAS: the Planning Board determined that the accepted changes are consistent with the Negative
Declaration of Environmental Significance issued by this Board as Lead Agency on 07-23-19 and that
further environmental review is not required, and
WHEREAS: that the Planning Board did grant approval to the following site changes: code compliant
metal staircase approved by staff 08/22 or the approved concrete staircase 9/24/19 north of Building A;
courtyard between Buildings A & B with shade tolerant lawn and perimeter shrub plantings; ADA
entrance and walkway from the lower parking lot to Building C and surrounding landscape; grading and
landscape northwest door area of Building A; installing matching metal railings along the walkway from
the lower parking lot to the ramp lading to Building B, and
WHEREAS: the applicant now wants to modify the September 26, 2012 Project Changes (Site Plan)
resolution approved on September 23, 2023, and
WHEREAS: the Planning Board, did on March 26, 2024 review and accept as adequate the following
drawings showing the proposed site plan changes: Outlook Apartments Sitework Updates March 25, 2024
(pp. 1-15) prepared by Visum Development Group; and other application materials, now therefore be it
RESOLVED, that approval condition from the September 26, 2023 resolution reading, “No TCO or CO
will be issued for Building C until the approved site plan improvements relating to Buildings A and B,
including the walkway and staircase north of Building A, are completed by the applicant in accordance
with the approved site plan and approved by the Planning Department” has been removed, and be it
further
RESOLVED, that approval is conditioned on the following:
i. All site plan deficiencies, including those listed above, shall be corrected within one year of the
date of this resolution; failure to comply with this condition shall result in the commencement of
appropriate enforcement actions, which may include without limitation the immediate suspension
of all certificates of occupancy at the site, an order to immediately vacate all occupied structures
at the site, and referral for prosecution of all past and ongoing violations to the fullest extent
permitted by law, and be it further
RESOLVED: this approval does not change the remaining unsatisfied conditions from the Final
Approval that are as follows:
Before Certificate of Occupancy
i. Any future changes should be submitted to the Planning Board for review and approval, and
ii. Bike racks must be installed before a certificate of occupancy is granted, and
iii. Signage in parking lot pertaining to cell tower fall zone must be installed before a certificate of
occupancy is granted, and
iv. Execution of an easement agreement between the City and the property owner for portions of the
sidewalk on private property, and
v. Submission to the Planning Board of the tenant lease including language regarding the fall zone
of the cell tower, and
vi. This site plan approval does not preclude any other permit that is required by City Code, such as
sign permits, tree permits, street permits, etc.
Moved by: Petrina
Seconded by: Correa
In favor: Petrina, Correa, Glass, Khoury, Lewis
Against: None
Abstain: None
Absent: Godden
Vacancies: One
ADOPTED RESOLUTION Ithaca Farmers’ Market
Project Changes – Phase 1 – Parking Lot Steamboat Landing – 545 Third Street
Site Plan Review
City of Ithaca Planning & Development Board
March 26, 2024
WHEREAS: The Planning Board granted Final Site Plan Approval to Phase 1 of the project on September 26,
2023. Phase 1 is comprised of reconfiguring, landscaping, and paving the Parking Lot and drive lines, and
WHEREAS: the applicant is now requesting changes to the parking lot consisting of enlarging the dumpster area,
relocating a bike rack, revisions to the shed area and a planting area, removing five tree islands, and potential
changes to a proposed tree island near the proposed bus stop, and
WHEREAS: this Board, has on March 26, 2024, reviewed and accepted as adequate revised drawings titled Site
Plan Updates, Layout Comparison, and Construction Details all dated March 26, 2024 and prepared by Whitham
Planning Design Landscape Architecture, PLLC; and other application materials, and
WHEREAS: the Planning Board has determined that the project changes are consistent with the January 25, 2022
Negative Declaration of Environmental Significance and that no additional environmental review is required, now
therefore be it
RESOLVED: that the Planning Board does approve the proposed changes to the Parking Lot, and be it further
RESOLVED: that this approval incorporates all related unresolved conditions of the September 26, 2023 Phase 1
Final Approval Resolution.
Moved by: Correa
Seconded by: Khoury
In favor: Correa, Khoury, Glass, Petrina, Rollman
Against: None
Abstain: None
Absent: Godden
Vacancies: One
ADOPTED RESOLUTION City of Ithaca Planning & Development Board
S/CEQR Negative Declaration Lake Street Townhomes
261 Lake Street
March 26, 2024
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site
plan approval for construction of sixteen three-story townhouses by Yuanliu He, DMG Investments, and
WHEREAS: 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, and
WHEREAS: this has been determined to be a Type 1 Action under the City of Ithaca Environmental
Quality Review Ordinance §176-4 B.(1)(h)[2 & 4], (k), (l) & B(2), and the State Environmental Quality
Review Act (“SEQRA”) §617.4 b. (10) and is subject to environmental review, and
WHEREAS: the NYS Department of Environmental Conservation and the Tompkins County Department
of Health, both potentially involved agencies in this action, have consented to the Planning Board acting
as Lead Agency for this project, 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 October 24, 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 March 26,
2024, 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; Site Development Plans for Lake Street
Townhomes packet (27 pp) dated February 2024 and prepared by Passero Associates Engineering
Architecture, and Whitham Planning Design Landscape Architecture, PLCC; 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, now, therefore, be it
RESOLVED: that the City Planning Board determined, as elaborated in the FEAF Part 3, that the
proposed project will result in no significant adverse impacts on the environment and a Negative
Declaration for purposes of Article 8 of the Environmental Conservation Law be issued in accordance with
the provisions of Part 617 of SEQRA.
Moved by: Petrina
Seconded by: Correa
In favor: Petrina, Correa, Khoury, Rollman, Glass
Against: none
Abstain: none
Absent: Godden
Vacancies: One
ADOPTED RESOLUTION Regarding Completeness
Recreational River Permit Application
Lake Street Townhomes, 261 Lake Street
City of Ithaca Planning & Development Board
March 26, 2024
WHEREAS: an application for a Fall Creek Recreational River Permit has been submitted to the City of
Ithaca Planning and Development Board by Yuanliu He, DMG Investments, and
WHEREAS: the permit is required due to an incursion into the designated Recreational River Area by
improving the city-owned Lincoln Street Extension as part of construction of the Lake Street
Townhomes, and
WHEREAS: the City of Ithaca Planning and Development Board is acting as a delegate for the New
York State Department of Environmental Conservation pursuant to Title 27,15-2714.3hh of the State of
New York Environmental Conservation Law, and
WHEREAS: 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 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, and
WHEREAS: 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, 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 October 24, 2023
declare itself Lead Agency in Environmental Review for the project, and
WHEREAS: The Planning Board has reviewed the application for completeness and has, with assistance
of City staff found the application to be complete in accordance with the requirements of 621.4(d) now,
therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board, hereby finds that the Recreational
River Permit application for Lake Street Townhomes is complete, and be it further
RESOLVED: that a public hearing on the application will be scheduled by the Planning and
Development Board for 6 p.m. on Tuesday March 26, 2024, and be it further
RESOLVED: that the City of Ithaca Planning and Development Board hereby directs the City of Ithaca
Planning staff to take those steps, including filing a Notice of Completeness of the application in the
Environmental Notice Bulletin and distributing the application to all involved agencies and the public, as
may be necessary or appropriate to commence public review of the project.
Moved by: Correa
Seconded by: Khoury
In Favor: Petrina, Correa, Khoury, Rollman, Glass
Against: None
Abstain: None
Absent: Godden
Vacancies: one
APPROVED RESOLUTION City of Ithaca Planning & Development Board
S/CEQR Negative Declaration 601 E State Street
March 26, 2024
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site
plan approval for construction of a 5,720 SF 3-story residential building by Michael Barnoski, Trade
Design Build, LLC, and
WHEREAS: 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, 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, both potentially involved agencies in this action, have consented to the Planning Board acting
as Lead Agency for this project, 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 January 23, 2024
declare itself Lead Agency in Environmental Review for the project, and
WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on March 26,
2024, 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; MLR 601 State SPR Presentation packet
dated March 26, 2024 and prepared by Trade Design Build; and Site Development Plans for Residential
Development 601 East State Street, dated February 2, 2024 and prepared by Marathon Engineering, 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, now, therefore, be it
RESOLVED: that the City Planning Board determined, as elaborated in the FEAF Part 3, that the
proposed project will result in no significant adverse impacts on the environment and a Negative
Declaration for purposes of Article 8 of the Environmental Conservation Law be issued in accordance with
the provisions of Part 617 of SEQRA.
Moved by: Khoury
Seconded by: Petrina
In favor: Khoury, Petrina, Glass, Correa, Rollman
Against: None
Abstain: None
Absent: Godden
Vacancies: One