HomeMy WebLinkAboutMN-PDB-2011-08-03Approved at the August 23, 2011
Planning and Development Board Meeting
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Special Planning & Development Board Meeting
Minutes
August 3, 2011
Board Members Attending: John Schroeder, Chair; Govind Acharya; Robert Boothroyd;
Jane Marcham; Tessa Rudan, John Snyder, Megan Thoreau
Staff Attending: JoAnn Cornish, Director of Planning and Development;
Lisa Nicholas, Senior Planner,
Department of Planning and Development
Applicants Attending: Collegetown Terrace Apartments
Kathryn Wolf, Trowbridge & Wolf LLP;
Kim Michaels, Trowbridge & Wolf LLP;
Ian Tyndell, Landscape Architect;
Alan Chimacoff, ikon.5, Project Architect
Chair Schroeder called the meeting to order at 6:10 p.m.
1. Agenda Review
There were no changes to the agenda.
2. Site Plan Review
A. Collegetown Terrace Apartments, E. State Street, Trowbridge & Wolf, LLP,
Applicant for Owner, Collegetown Terrace Apartments, LLP (c/o John Novarr).
Consideration of Final Site Plan Approval ― Phase 2. The project will include the
construction of 16 new buildings, and rehabilitation of one existing building at 901 E.
State Street, that will provide approximately 1,064 new bedrooms and 640 new parking
spaces. The existing buildings on the project site currently include 637 bedrooms and 467
parking spaces; of these, 475 bedrooms and 361 parking spaces will be removed, leaving
162 existing bedrooms and 106 existing parking spaces. The combined proposed (new)
and existing (to remain) bedrooms and parking spaces for the proposed project will result
in a total of not-‐to-‐exceed 1,226 bedrooms and not-‐to-‐exceed 746 parking spaces. The
proposed project will result in not-‐to-‐exceed 589 net additional bedrooms and
not-‐to-‐exceed 279 net additional parking spaces (relative to existing conditions). The
proposed project will result in a maximum building footprint of 175,001 gross square feet
(SF), comprising an estimated 628,642 gross SF of residential space and 235,645 gross
SF of parking. The 16 new proposed buildings range in size and height from two to six
stories; all but two of the proposed buildings are at least four stories tall. Proposed site
development includes the demolition of roadways, and some vegetation and landscaping
on the project site. Of the total 16.4 acres of property, approximately 12.1 acres would be
disturbed for construction. The environmental review for this project was completed on
Approved at the August 23, 2011
Planning and Development Board Meeting
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October 26, 2010, when the Planning and Development Board adopted the Findings of
the Environmental Impact Statement. The applicant has been granted a lot line
adjustment and a height variance from the Board of Zoning Appeals. The project has
received final site plan approval for Phase 1 and preliminary site plan approval for Phase
2.
Applicant’s representatives and the Planning Board discussed some details of the
proposed resolution. Agreement was reached to modify language (as had appeared in the
original resolution draft) regarding the means to be used to prevent headlight glare from
being visible off-site; the modified language allows this goal to be achieved by parking
management approaches as well as physical means (or by both combined).
After a brief discussion, applicant agreed that the top floor of the north elevation of
Building 3.4 would not have the larger windows now proposed elsewhere for the top
floor of the serpentine buildings. This agreement regarding the north elevation of
Building 3.4 conforms to the long-standing intention that the windows facing East State
Street will have sizes and proportions that are consistent with the sizes and proportions of
traditional residential housing windows.
Adopted Resolution for Final Phase 2 Site Plan Approval:
On a motion by Boothroyd, seconded by Marcham:
WHEREAS: Trowbridge and Wolf, LLP, as the agent for Collegetown Terrace Apartments, LLP
(c/o John Novarr), has requested Site Plan Approval from the City of Ithaca Planning and
Development Board for the proposed Collegetown Terrace project. The 16.4 contiguous acre
Project site (of which approximately 12.1 acres will be disturbed for construction) is located on
the south side of Route 79 between South Quarry Street and Valentine Place in the City of Ithaca.
The Project is in the R-3a and P-1 Zoning Districts and a portion of the site is in the East Hill
Historic District, and
WHEREAS: the proposed Project will include the construction of 16 new buildings, and
rehabilitation of one existing building at 901 East State Street, that will provide approximately
1,064 new bedrooms and 640 new parking spaces. The existing buildings on the Project site
currently include 637 bedrooms and 467 parking spaces; of these, 475 bedrooms and 361 parking
spaces will be removed, leaving 162 existing bedrooms and 106 existing parking spaces to
remain. The combined proposed (new) and existing (to remain) bedrooms and parking spaces for
the proposed Project will result in a total of not-to-exceed 1,226 bedrooms and not-to-exceed 746
parking spaces. The proposed Project will result in not-to-exceed 589 net additional bedrooms
and not-to-exceed 279 net additional parking spaces (relative to the existing conditions). The
proposed Project will result in a maximum building footprint of 175,001 gross square feet,
comprising an estimated 628,642 gross square feet of residential space and 235,645 gross square
feet of parking. The 16 new proposed buildings range in size and height from two to six stories;
all but two of the proposed buildings are at least four stories tall. Proposed site development
includes the demolition of roadways, and some vegetation and landscaping on the Project site. Of
the total 16.4-acres of property, approximately 12.1 acres would be disturbed for construction.
Almost all of the proposed construction would occur in previously disturbed areas, except for
very limited utility work in undisturbed areas. Construction of the Project would remove
Approved at the August 23, 2011
Planning and Development Board Meeting
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approximately 30,000 cubic yards of fill, soil, and rock from the site. The proposed Project would
also include construction of a complete pedestrian and vehicular system that links the site to the
surrounding city network. The principal vehicular access points will be at South Quarry Street
and Valentine Place; access into the Project site at both these locations will be two-way. All new
parking is proposed to be located under the new residential apartment buildings and no new
surface parking lots will be developed, and
WHEREAS: this is a Type I Action subject to environmental review under the provisions of the
State Environmental Quality Review Act (SEQRA) and City Environmental Quality Review
Ordinance (CEQRO), and
WHEREAS: the City of Ithaca Planning and Development Board, as Lead Agency, made a
positive Declaration of Environmental Significance on July 28, 2009, directing Trowbridge and
Wolf, LLP to prepare a Draft Environmental Impact Statement (DEIS) to evaluate potential
impacts of the proposed Collegetown Terrace project, and
WHEREAS: on September 10, 2009, the City of Ithaca Planning and Development Board held
both an Agency Scoping Session and a Public Scoping Session to identify issues to be analyzed
in the Environmental Impact Statement, and
WHEREAS: the City of Ithaca Planning and Development Board did on September 22, 2009
approve a Scoping Document, and
WHEREAS: on March 30, 2010, Trowbridge and Wolf, LLP submitted a DEIS to the City of
Ithaca Planning and Development Board, which examined possible environmental impacts, and
WHEREAS: the City and the Applicant did by mutual agreement elect to extend the adequacy
review period first until May 25, 2010, and subsequently until June 1, 2010, and
WHEREAS: on May 25, 2010, the Applicant, responding to comments received from Planning
Board members and the City’s consultant, Environmental Design & Research, P.C. (EDR),
submitted a revised DEIS, identified on its cover by the language “Submitted: March 30, 2010
Revised: May 25, 2010,” and
WHEREAS: the City of Ithaca Planning and Development Board, as Lead Agency for the
purpose of environmental review, did on June 1, 2010 (1) review the DEIS submitted on March
30, 2010 and revised on May 25, 2010 for completeness and adequacy for the purpose of public
review and comment, and (2) with the assistance of City Staff and the City’s consultants, EDR,
find the DEIS to be satisfactory with respect to its scope, content, and adequacy, and
WHEREAS: on Tuesday, June 29, 2010, a public hearing was held by the Planning and
Development Board to obtain comments from the public on potential environmental impacts of
the proposed action as evaluated in the DEIS, and written comments for the same purpose were
accepted until 4:30 p.m. on Friday, July 16, 2010, and
WHEREAS: the Planning and Development Board as Lead Agency did on October 5, 2010
accept the Final Environmental Impact Statement for the Collegetown Terrace project as
complete for filing, having duly considered the potential adverse environmental impacts and
proposed mitigating measures as required under 6 NYCRR Part 617 (the SEQRA regulations)
and Chapter 176 of the City of Ithaca Code (the City of Ithaca Environmental Quality Review
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Planning and Development Board Meeting
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Ordinance, CEQRO), with the additions/clarifications mutually agreed upon by the Applicant and
the Planning Board on that date, and
WHEREAS: on October 26, 2010, the Planning Board adopted the Findings Statement, which
was a “positive” findings statement, meaning that the proposed Project was potentially
“approvable” (a relevant term used in the State’s “SEQR Handbook”) by the Planning Board, as
to its site plan, and
WHEREAS: the Planning Board has used the Findings Statement to assist in its review of the
proposed site plan, and in considering conditions that should be applied to any approval thereof,
and
WHEREAS: the Applicant has received the required Certificate of Appropriateness from the
Ithaca Landmarks Preservation Commission and the required lot line adjustment and height
variances from the Board of Zoning Appeals, and
WHEREAS: the Board did, on February 22, 2011 review and accept as adequate the following
plans:
“Survey Map,” dated 10-15-2010, and prepared by T.G. Miller
“Overall Architectural Site Plan-Sequence 1 (G2.01)”
“Overall Architectural Site Plan-Sequence 2 (G2.02)”
“Existing Conditions Map (C1.01, C1.02, C1.03, & C1.04)”
“Construction Staging Plan (C2.01)”
“Surface Demolition Plan (C2.1.1, C2.1.2, C2.1.3 & C2.1.4)”
“Utility Demolition Plan (C2.2.1, C2.2.2, C2.2.3 & C2.2.4)”
“Street Layout Plan (C3.01, C3.02, C3.03 & C3.04)”
“Street Profiles (C3.1.1)”
“Street Sections and Pavement Details (C3.2.1)”
“Site Utility Plan (C4.01, C4.02 C4.03 & C4.04)”
“Utility Details (C4.1.1)”
“Storm Drainage Plan (C.5.01, C.5.02, C.5.03 & C.5.04)”
“Storm Drainage Details (C5.1.1)”
“Erosion and Sediment Control Plan - Demolition Phase (C6.01)”
“Erosion and Sediment Control Plan - Construction Phase (C6.02)”
“Erosion and Sediment Control Plan - Stabilization Phase (C6.03)”
“Erosion and Sediment Control Details (C6.1.1)”
“Pavement Marking and Signage Plan (C7.01)”
“Emergency Access Plan (C8.01)”
“Overall Site Plan (L1.00)”
“Sheet 1 Sector A Site Layout Plan (L2.01A)”
“Sheet 1 Sector B Site Layout Plan (L2.01B)”
“Sheet 2 Sector A Site Layout Plan (L2.02A)”
“Sheet 2 Sector B Site Layout Plan (L2.02B)”
“Plaza Layout Plans (L2.03)”
“Sheet 1 Sector A Site Grading Plan (L3.01A)”
“Sheet 1 Sector B Site Grading Plan (L3.01B)”
“Sheet 2 Sector A Site Grading Plan (L3.02A)”
“Sheet 2 Sector B Site Grading Plan (L3.02B)”
Approved at the August 23, 2011
Planning and Development Board Meeting
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“Site Lighting Plan (L4.00)”
“Sheet 1 Sector A Landscape Planting Plan (L5.01A)”
“Sheet 1 Sector B Landscape Planting Plan (L5.01B)”
“Sheet 2 Sector A Landscape Planting Plan (L5.02A)”
“Sheet 2 Sector B Landscape Planting Plan (L5.02B)”
“Plant Schedule and Planting Details (L6.00)”
“Site Details (L7.00, L8.00 & L9.00)”
“Building 1 Floor Plan - Level A, Level B (A2.10A)”
“Building 1 Floor Plan - Level C, Level D (A2.10B)”
“Building 1 Floor Plan - Level E (A2.10C)”
“Building 2 Floor Plan - Level A, Level B (A2.20A)”
“Building 2 Floor Plan - Level C, Level D (A2.20B)”
“Building 2 Floor Plan - Level E, Level F (A2.20C)”
“Building 3 Overall Floor Plans - Level A, Level B (A2.30A)”
“Building 3 Overall Floor Plans - Level C, Level D (A2.30B)”
“Building 3 Overall Floor Plans - Level E, Level F (A2.30C)”
“Building 3 Overall Floor Plans - Level G, Level H (A2.30D)”
“Building 4 Floor Plan - Level A (A2.40A)”
“Building 4 Floor Plan - Level B (A2.40B)”
“Building 4 Floor Plan - Level C (A2.40C)”
“Building 4 Floor Plan - Level D (A2.40D)”
“Building 4 Floor Plan - Level E (A2.40E)”
“Building 5 Overall Floor Plans - Level A, Level B (A2.50A)”
“Building 5 Overall Floor Plans - Level C, Level D (A2.50B)”
“Building 6 Floor Plan - Level A (A2.61A)”
“Building 6 Floor Plan - Level B (A2.61B)”
“Building 6 Floor Plan - Level C (A2.62C)”
“Building 6 Floor Plan - Level D (A2.62D)”
“Building 6 Floor Plan - Level E (A2.62E)”
“Building 6 Floor Plan - Level F (A2.62F)”
“Building 6 Floor Plan - Level G (A2.62G)”
“Building 7 Overall Floor Plans - Level A, Level B (A2.70A)”
“Building 7 Overall Floor Plans - Level C, Level D (A2.70B)”
“Building 7 Overall Floor Plans - Level E, Level F (A2.70C)”
“Building 7 Overall Floor Plans - Level G, Level H (A2.70D)”
“Building 7 Overall Floor Plans - Level I (A2.70E)”
“Building 1 Exterior Elevations (A4.11A, A4.11B, A4.11C & A4.11D)”
“Building 2 Exterior Elevations (A4.21)”
“Building 3 Exterior Elevations (A4.31)”
“Building 4.1 Exterior Elevations (A4.41)”
“Building 4.2 Exterior Elevations (A4.42)”
“Building 4.3 Exterior Elevations (A4.43)”
“Building 4.4 Exterior Elevations (901 East State Street) (A4.44)”
“Building 5 Exterior Elevations (A4.51)”
“Building 6 Exterior Elevations (A4.61)”
“Building 7 Exterior Elevations (A4.71)”
“Bridge Elevations (A4.81)”
all individually dated 10-19-10 but labeled “Preliminary Site Plan Review Submission – January
12, 2011” on the drawing set cover, and prepared by ikon.5 architects, and other application
Approved at the August 23, 2011
Planning and Development Board Meeting
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materials, including many additional drawings presented at the January 25, 2011, February 7,
2011, and February 22, 2011 Planning Board meetings that substantially revise significant
portions of the drawings listed above, and
WHEREAS: the Project consists of two phases, as shown on the drawing titled “Project
Sequencing” included in a bound set of drawings titled “Collegetown Terrace Site Drawings
12.9.10.” Phase 1 (called “Sequence 1” on the aforementioned drawing) consists of the
construction of Buildings 1, 2.1, 2.2, 2.3, 2.4, 3.1, 3.2, 3.3, 3.4, the entry pavilion, 4.1, 4.2, and
4.3, and the rehabilitation of 901 East State Street (the Williams House) including the
construction of an addition to its south, as well as all associated site work and improvements.
Phase 2 (called “Sequence 2” on the aforementioned drawing) consists of the construction of
Buildings 5, 6, and 7, as well as all associated site work and improvements, and
WHEREAS: the Planning and Development Board did on February 22, 2011, by a vote of five in
favor and one opposed, grant Preliminary Site Plan Approval to Phases 1 & 2 of the proposed
Collegetown Terrace project, subject to the following conditions:
Conditions Taken Directly From Findings Statement Language:
(Findings Statement mitigations that have already been incorporated into the current Project
design are not restated here. Minor modifications or clarifications to Findings Statement language
appear in italics.)
i. To minimize potential impacts from run-off and erosion during construction, the
Applicant will be required to prepare a Stormwater Pollution Prevention Plan (SWPPP)
that meets the satisfaction of the Tompkins County Municipal Separate Storm Sewer
System (MS4) and New York State Department of Environmental Conservation
(NYSDEC). The SWPPP will include an erosion and sediment control plan and detailed
drawings of all required practices, and
ii. Thorough, professional documentation of the history and architectural details of the Jane
A. Delano Home consistent with the Secretary of the Interior’s Standards for
Architectural and Engineering Documentation (NPS 2005). Specifically, the Lead
Agency has determined that the structure should be recorded in accordance with the
standards of the Historic American Buildings Survey (HABS) Documentation Level II,
and
iii. The rehabilitation of 901 East State Street (the George C. Williams House) in its current
location, and adaptive reuse of the structure within the proposed Project program. This
will include restoration of the exterior of the structure to its historic appearance, including
the removal of inappropriate additions and features that compromise the character and
integrity of the structure. 901 East State Street was selected … as an appropriate building
to be retained because of: (1) its layers of importance to the community (including
association with the life of George C. Williams, architectural sophistication, and role as a
prominent urbanistic “marker” at the intersection of Mitchell and East State Streets), and
(2) its greater visibility and prominence (compared to the Van Rensselaer and Driscoll
houses) due to its location, height, massing, and architectural expression. Retention of the
George C. Williams House is intended to reduce the impact on community character and
the setting of the East Hill Historic District by retaining a notable structure within the
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affected streetscape. The retention and reuse of 901 East State Street will also avoid the
complete loss of the single-family residential phase of the site’s history. The
rehabilitation of this structure is also intended to mitigate, in part, for the loss of the Jane
A. Delano Home, and
iv. The preparation of one or more interpretive displays that will be accessible to the public
and located within the Collegetown Terrace project, which will depict the (proposed to be
demolished) buildings within the Project site and provide information about historically
significant residents, builders, architects, and associations with local institutions
(including the Ithaca City Hospital and the nursing profession in Ithaca). Sufficient
historical research will be conducted to document the significance of notable persons
associated with the site, including Jane A. Delano, the Driscoll family, Martha Van
Rensselaer, and George C. Williams. These interpretive displays could be an effective
tool for educating current and future residents of Ithaca and visitors to the city about
change over time to the urban streetscape. Distinctive architectural elements from the
existing buildings, such as a triplet arcade from the Jane A. Delano Home, could be used
as components of the interpretive presentations, as appropriate, and
v. The Applicant will pursue an agreement with an appropriate group that will accept and
reuse salvaged architectural materials, and
vi. The existing rental apartment complex on the Project site provides a private shuttle
service that runs every 20 minutes from 7:30-11:30 am on weekdays. To accommodate
the increased demand that would result from the proposed Project, the Applicant has
stated that it would add additional shuttles as necessary. The traffic analysis and
conclusions presented in the DEIS are dependent on the continued availability and
expansion of the existing shuttle service. The analysis would no longer be valid if the
shuttle service were terminated. The continued provision and expansion of the shuttle
service shall apply to the Project even if the property changes ownership in the future. If
for some unforeseeable reason the Applicant (or future operator of Collegetown Terrace)
were interested in ceasing shuttle service, a traffic study will be required, at the Project
owner’s expense, to identify potential impacts of not using the shuttle and reasonable
alternatives or mitigation measures, and
vii. Parking will be provided solely for residents of the Project and no parking will be
available on the Project site for non-tenant usage or rental, other than by employees or
guests of the residents of the Project on a short-term basis, and
viii. The color palette for Building 1 will use a combination of earth-toned brick (later
changed, by mutual consent of all parties, to stone) and stucco to be compatible with the
neighboring architecture. The design of Building 1 will be further developed during site
plan review, and
ix. The palette of colors for Buildings 2.1-2.4 will be selected from earthtones compatible
with the materials and colors of the adjacent and nearby existing buildings. The quality of
design and materials used for surface treatments on the façades along East State Street
will continue along the façade of Building 2.4 that faces South Quarry Street. The design
of these buildings will be further developed during site plan review, and
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x. While the Lead Agency agrees that it is appropriate that Buildings 3.1-3.3 and the Entry
Pavilion have a more modern architectural expression than Buildings 4.1-4.4 and 2.1-2.4,
the Lead Agency has also determined that minimizing impacts to community character
requires that these buildings make greater reference to the colors, textures, and
architectural patterns of the existing East Hill neighborhood than is seen in the FEIS
illustrations. The materials to be used for these buildings are in the process of research
and selection. The facades and surface treatments (including materials and colors) for
Buildings 3.1-3.4, and the design of the Entry Pavilion, will be determined during site
plan review, and
xi. The palette of colors for Buildings 4.1-4.3 will be selected from earthtones compatible
with the materials and colors of the adjacent and nearby existing buildings. The palette of
colors for renovated Building 4.4 (George C. Williams House, 901 East State Street) will
be appropriate to its history. High-quality materials will be used for all surface treatments
on the façades along both East State Street and Valentine Place. The design of Buildings
4.1-4.3 will be further developed during site plan review, as will the specifics of the
renovation of the George C. Williams House, and
xii. Proposed site work for the Project includes the demolition of South Quarry Street,
Valentine Place, and the south curb line of East State Street between South Quarry Street
and Valentine Place (all of which will require permits from the Department or the Board
of Public Works). As mitigation for construction traffic-related impacts, the Applicant
will be required to reconstruct South Quarry Street, Valentine Place, and the south curb
line of NYS Route 79/East State Street as part of the Project. The City of Ithaca
Department of Public Works, Division of Streets and Facilities, will require the Applicant
to post a bond, prior to the initiation of any demolition and/or construction activities, to
cover the cost of repairing any damage to public roads that may occur during
construction. Best practice controls will be employed during the construction of the
Project to minimize impacts related to noise and short-term air quality impacts, such as
the proper maintenance of equipment, limits of construction hours, and dust control
measures. The Applicant will be required to prepare a Maintenance and Protection of
Traffic (M&PT) plan to minimize construction-related traffic impacts. This plan will be
reviewed and approved by the City Engineer and may set restrictions on when
construction can occur or when trucks can deliver/remove material to or from the site.
Additional Conditions Identified During Site Plan Review:
i. Prior to final site plan approval of a phase (Phase 1 or Phase 2), all drawings relevant to
that phase shall be updated, and made internally consistent, showing all approved Project
changes. Hence, prior to Phase 1 final site plan approval, all Project-set drawings shall be
updated and made consistent with all changes relevant to Phase 1 made at the January 25,
2011, February 7, 2011, and February 22, 2011 Planning Board meetings, and
ii. Submission of revised site drawings showing the following:
1. Modification of landscape plan to show standard City planting specifications,
removal of Norway maple and Japanese barberry from plant list, labeling of
trees (with species) to remain on the Project site, and addition of note indicating
that transplanted or newly-planted trees that die will be replaced with similar
plantings, and
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2. Modification of landscape plan plant list to reflect the recommendations of
local plant expert F. Robert Wesley (per his February 18, 2011 e-mail), and
3. Modification of landscape plan to show species of new plantings resulting from
the relocation of Street A; new trees in Mitchell Street Plaza and along north
side of Building 3.4 shall include tall canopy trees, and
4. Modification of landscape plan to show, for Phase I areas, all proposed plant
species that have not yet been selected (e.g., plantings currently shown as
generic “shrubs” or generic “groundcover”), and
5. Modification of landscape plan to show additional native trees, including tall
evergreen trees, south of Building 7, and
6. Identification of intended caliper of all proposed street trees and of trees
intended to provide screening in the several spaces between Buildings 4.1, 4.2,
4.3 and the Williams House), and
7. Addition of fencing between Buildings 2.1, 2.2, 2.3, and 2.4, and
8. Use of bluestone (not limestone) site walls at the west side of Building 2.4, at
the north entrance to Building 1, and at the intersection of State and Quarry
Streets, and
9. Addition of attractive barrier rail on top of retaining wall at northeast corner of
Building 6, and
10. Addition of undulating fence at Mitchell Street Plaza, and
11. Addition of label showing intended historically-appropriate paving material in
front of the Williams House, and
12. Submission of a detail showing the design of the narrow bike ramp intended to
accompany a series of stairs leading down into the site from the Eddy Street
Plaza, and
iii. Submission of revised building elevations showing the following:
1. Building 1: Enlargement of windows in north façade of stair tower, and
2. Building 2.1: Addition of sills under windows in brick faces and of column
motif (per front façade) on the upper north corner of the eastern façade, and
3. Building 2.2: Addition of window(s) or other architectural detail on stair tower
and differentiation of the cornices, and
4. Building 2.3: Redesign of stair tower (now with angled roof fragment) to have
more of a chimney-like appearance, possibly including brick cladding, and
5. Building 2.4: Addition to north elevation of southeast rear building projection,
change of sloped center pavilion to flat roof and addition of windows to stair
tower on south façade, and
6. Buildings 2.1 through 2.4: Provide missing enlarged east and west elevations,
and
7. Buildings 2.1 through 2.3: Provide sectional elevations of walls flanking the
main entrances for each of these buildings, and
8. Entry Pavilion: Exterior columns to be constructed of sandstone, interior and
exterior ceiling under roof volume to be surfaced with natural wood, and
interior elements visible from the exterior to exhibit warm color palette, and
9. Building 4.1: Narrowing of chimney width to roughly 6’, and
10. Building 4.2: Addition of intended projecting bay on left-hand side of
elevation, and
11. Building 6: Redesigned east end to be added to relevant elevations and plans,
and
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12. Openings in all parking levels in all buildings shall be designed so that the
headlights of maneuvering cars and the glare of lighting fixtures within the
parking decks are not visible off-site, and such that light spillage through these
openings is minimized, and
13. Updated site axonometric drawing showing, from both eye-level and sky-level
points of view, current state of all buildings, and
iv. Submission to and approval by the Planning Board of final building details, materials
and colors (including building material samples), and
v. Submission to and approval by the Planning Board of final locations and designs for
exterior art, fountains and interpretative displays (the west end of Building 3.3 at the
Eddy Street Plaza is considered exterior art), and
vi. Submission to and approval by the Planning Board of (1) final rehabilitation
drawings for the Williams House at 901 East State Street, (2) final drawings for the
addition planned to the south of the historic portions of the Williams House and (3)
final design of landscape elements and plantings in the vicinity of the Williams
House, and
vii. Confirmation that trees to the south of the Eddy Street Plaza and to the south of the
openings between the 2.x buildings series do not block views, and
viii. Submission to and approval by the Planning Board of any proposed signage, and
ix. Modification of drawings to reflect the comments of City Transportation Engineer
Tim Logue in his February 17, 2011 memo to the Planning Board and Lisa Nicholas,
and
x. Approval in writing from the City Transportation Engineer that all transportation
issues have been satisfied, including approval of type, location, and number of bike
racks, and
xi. Approval in writing from the Ithaca Fire Department that all fire access requirements
have been satisfied, and
xii. Approval in writing from the Storm Water Management Officer that the Project and
its SWPPP meets City standards for storm water management, and
xiii. Submission of documentation that the parcels have been consolidated to one parcel,
and
xiv. Construction sequencing and staging conditions:
1. Applicant shall develop a “Maintenance and Protection of Traffic Plan” in
conjunction with the City Department of Public Works and the City Traffic
Engineer, to be approved by the City Department of Public Works, and
2. Construction work on publicly-owned property requires a “Work Permit” from
the City Department of Public Works, and
Approved at the August 23, 2011
Planning and Development Board Meeting
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3. Applicant shall post a bond, in an amount acceptable to the City Department of
Public Works, prior to the initiation of any demolition and/or construction
activities, to cover the cost of repairing any damage to public roads that may
occur during construction, and
4. All vehicular, bicycle and pedestrian routes shall remain open during
construction, except — with written City Department of Public Works approval
— for specified time periods during demolition, and
5. Any temporary construction entrances from public streets shall require City
Department of Public Works approval, and
6. A “Staging Plan” shall be developed for Phase 1 building demolition, and
7. Temporary barriers and pedestrian protection shall meet the requirements of the
New York State building code, and
xv. Conditions regarding Applicant’s rebuilding of South Quarry Street, the south side of
East State Street and Valentine Place:
1. Applicant is required to reconstruct South Quarry Street, and the south curb line
of NYS Route 79/East State Street and Valentine Place as part of the Project,
and shall coordinate this work with the City Department of Public Works, and
2. Regarding South Quarry Street, Applicant shall install new curb and gutter
along most of its east side, and shall mill and resurface the street, and
3. Applicant shall replace all curb and gutter on the south side of East State Street,
and
4. Regarding Valentine Place, Applicant shall install new curbing without a gutter
on both sides of the street, and shall mill and resurface the street, and
5. Applicant shall coordinate with the appropriate city staff for the rebuilding of
the sidewalks along the east side of South Quarry Street, the south side of East
State Street, and the west side of Valentine Place, and
6. All new curb cuts shall include drop curbs with concrete drive aprons ramped
up to the sidewalks; sidewalks shall be continuous through curb cuts, and
7. Applicant has agreed to pay for the initial restriping of the pedestrian crosswalk
at the Mitchell Street intersection with East State Street; this work shall be
coordinated with the City Department of Public Works, and
xvi. Noise-producing construction shall take place only between the hours of 7:30 a.m.
and 7:30 p.m., Monday through Friday, and
xvii. Bicycle racks must be installed prior to the issuance of a Certificate of Occupancy,
and
WHEREAS: the Planning Board did on March 22, 2011 review and accept a substantial number
of updated and new drawings relevant to Phase 1 (as detailed in the resolution for Phase 1 Final
Site Plan Approval adopted by the Planning Board on March 22, 2011), and
WHEREAS: the Planning Board did on March 22, 2011 find that the Applicant had satisfied,
relevant to Phase 1, certain preliminary approval conditions and partially satisfied other
preliminary approval conditions, whereas other preliminary approval conditions remained
unsatisfied (as detailed in the resolution for Phase 1 Final Site Plan Approval adopted by the
Planning Board on March 22, 2011), and
Approved at the August 23, 2011
Planning and Development Board Meeting
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WHEREAS: the Planning and Development Board did on March 22, 2011, by a vote of five in
favor and two opposed, grant Final Site Plan Approval to Phase 1 of the proposed Collegetown
Terrace Apartments project, subject to eleven final approval conditions listed under the
“Conditions Taken Directly From Findings Statement Language” heading and sixteen final
approval conditions listed under the “Additional Conditions Identified During Site Plan Review”
heading (as detailed in the resolution for Phase 1 Final Site Plan Approval adopted by the
Planning Board on March 22, 2011), and
WHEREAS: the Planning Board did on August 3, 2011 review and accept the following new
and/or revised drawings relevant to Phase 2:
“Survey Map”
“Legend, Vicinity Map and Notes (C1.00)”
“Existing Conditions Map (C1.03 & C1.04)”
“Surface Demolition Plan (C2.1.3 & C2.1.4)”
“Utility Demolition Plan (C2.2.3 & C2.2.4)”
“Street Layout Plan (C3.03 & C3.04)”
“Street Profiles (C3.1.1)”
“Street Sections and Pavement Details (C3.2.1)”
“Pavement Details” (C3.2.2)
“Site Utility Plan (C4.03 & C4.04)”
“Utility Details (C4.1.1)”
“Storm Drainage Plan (C.5.03 & C.5.04)”
“Storm Drainage Details (C5.1.1)”
“Erosion and Sediment Control Plan - Demolition Phase (C6.01)”
“Erosion and Sediment Control Plan - Construction Phase (C6.02)”
“Erosion and Sediment Control Plan - Stabilization Phase (C6.03)”
“Erosion and Sediment Control Details (C6.1.1)”
“Pavement Marking and Signage Plan (C7.01)”
“Emergency Access Plan (C8.01)”
“Emergency Access Plan Autoturn Analysis (C8.02)”
“Sequence 2 Overall Site Plan (L1.00)”
“Sheet 2 Sector A Site Layout Plan (L2.02A)”
“Sheet 2 Sector B Site Layout Plan (L2.02B)”
“Amphitheater Layout Plan (L2.03)”
“Sheet 2 Sector A Site Grading Plan (L3.02A)”
“Sheet 2 Sector B Site Grading Plan (L3.02B)”
“Sequence 2 Site Lighting Plan (L4.00)”
“Sheet 2 Sector A Landscape Planting Plan (L5.02A)”
“Sheet 2 Sector B Landscape Planting Plan (L5.02B)”
“Plant Schedule and Planting Details (L6.00)”
“Site Details (L7.00, L8.00 & L9.00)”
“Building 5 Overall Floor Plans - Level A. Level B (A2.50A)”
“Building 5 Overall Floor Plans - Level C, Level D (A2.50B)”
“Building 5 Overall Floor Plans - Level E, Level F (A2.50C)”
“Building 5 Overall Floor Plans - Level G, Level H (A2.50D)”
“Building 6 Floor Plan - Level A (A2.61A)”
“Building 6 Floor Plan - Level B (A2.61B)”
“Building 6 Floor Plan - Level C (A2.62C)”
“Building 6 Floor Plan - Level D (A2.62D)”
Approved at the August 23, 2011
Planning and Development Board Meeting
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“Building 6 Floor Plan - Level E (A2.62E)”
“Building 6 Floor Plan - Level F (A2.62F)”
“Building 6 Roof Plan - Level G (A2.62G)”
“Building 7 Overall Floor Plans - Level A, Level B (A2.70A)”
“Building 7 Overall Floor Plans - Level C, Level D (A2.70B)”
“Building 7 Overall Floor Plans - Level E, Level F (A2.70.C)”
“Building 7 Overall Floor Plans - Level G, Level H (A2.70D)”
“Building 7 Overall Floor Plans - Level I (A2.70E)”
“Building 5 Exterior Elevations (A4.51)
“Building 6 Exterior Elevations (A4.61)”
“Building 7 Exterior Elevations (A4.71)”
all individually dated June 15, 2011, and labeled “Final Site Plan Review Submission – Sequence
2 – June 15, 2011” on the drawing set cover sheet, and prepared by ikon.5 architects, and other
application materials, including other drawings relevant to Phase 2 presented at the April 26,
2011 and May 24, 2011 Planning Board meetings, and
WHEREAS: the Planning Board finds that the Applicant has, relevant to Phase 2, satisfied the
following preliminary approval conditions listed under the “Conditions Taken Directly From
Findings Statement Language” heading: i; and
WHEREAS: the Planning Board finds that the Applicant has, relevant to Phase 2, satisfied the
following preliminary approval conditions listed under the “Additional Conditions Identified
During Site Plan Review” heading: i.; ii.2; ii.5; ii.9; ii.12; iii.13; ix.; xi.; xii; and
WHEREAS: the Planning Board finds that the Applicant has, relevant to Phase 2, partially
satisfied the following preliminary approval conditions listed under the “Additional Conditions
Identified During Site Plan Review” heading: ii.1; now, therefore, be it
RESOLVED: That the Planning and Development Board does hereby grant Final Site Plan
Approval to Phase 2 of the proposed Collegetown Terrace Apartments project, subject to the
following conditions:
Conditions Taken Directly From Findings Statement Language and Pertaining to Phase 2:
(Findings Statement mitigations that have already been incorporated into the current Project
design, that have already been accomplished or that are not relevant to Phase 2 are not restated
here. Minor modifications or clarifications to Findings Statement language appear in italics.)
i. Thorough, professional documentation of the history and architectural details of the Jane
A. Delano Home consistent with the Secretary of the Interior’s Standards for
Architectural and Engineering Documentation (NPS 2005). Specifically, the Lead
Agency has determined that the structure should be recorded in accordance with the
standards of the Historic American Buildings Survey (HABS) Documentation Level II,
and
ii. The preparation of one or more interpretive displays that will be accessible to the public
and located within the Collegetown Terrace project, which will depict the (proposed to be
demolished) buildings within the Project site and provide information about historically
significant residents, builders, architects, and associations with local institutions
Approved at the August 23, 2011
Planning and Development Board Meeting
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(including the Ithaca City Hospital and the nursing profession in Ithaca). Sufficient
historical research will be conducted to document the significance of notable persons
associated with the site, including Jane A. Delano, the Driscoll family, Martha Van
Rensselaer, and George C. Williams. These interpretive displays could be an effective
tool for educating current and future residents of Ithaca and visitors to the city about
change over time to the urban streetscape. Distinctive architectural elements from the
existing buildings, such as a triplet arcade from the Jane A. Delano Home, could be used
as components of the interpretive presentations, as appropriate, and
iii. The Applicant will pursue an agreement with an appropriate group that will accept and
reuse salvaged architectural materials, and
iv. The existing rental apartment complex on the Project site provides a private shuttle
service that runs every 20 minutes from 7:30-11:30 am on weekdays. To accommodate
the increased demand that would result from the proposed Project, the Applicant has
stated that it would add additional shuttles as necessary. The traffic analysis and
conclusions presented in the DEIS are dependent on the continued availability and
expansion of the existing shuttle service. The analysis would no longer be valid if the
shuttle service were terminated. The continued provision and expansion of the shuttle
service shall apply to the Project even if the property changes ownership in the future. If
for some unforeseeable reason the Applicant (or future operator of Collegetown Terrace)
were interested in ceasing shuttle service, a traffic study will be required, at the Project
owner’s expense, to identify potential impacts of not using the shuttle and reasonable
alternatives or mitigation measures, and
v. Parking will be provided solely for residents of the Project and no parking will be
available on the Project site for non-tenant usage or rental, other than by employees or
guests of the residents of the Project on a short-term basis, and
vi. Proposed site work for the Project includes the demolition of South Quarry Street,
Valentine Place, and the south curb line of East State Street between South Quarry Street
and Valentine Place (all of which will require permits from the Department or the Board
of Public Works). As mitigation for construction traffic-related impacts, the Applicant
will be required to reconstruct South Quarry Street, Valentine Place, and the south curb
line of NYS Route 79/East State Street as part of the Project. The City of Ithaca
Department of Public Works, Division of Streets and Facilities, will require the Applicant
to post a bond, prior to the initiation of any demolition and/or construction activities, to
cover the cost of repairing any damage to public roads that may occur during
construction. Best practice controls will be employed during the construction of the
Project to minimize impacts related to noise and short-term air quality impacts, such as
the proper maintenance of equipment, limits of construction hours, and dust control
measures. The Applicant will be required to prepare a Maintenance and Protection of
Traffic (M&PT) plan to minimize construction-related traffic impacts. This plan will be
reviewed and approved by the City Engineer and may set restrictions on when
construction can occur or when trucks can deliver/remove material to or from the site.
Additional Conditions Identified During Site Plan Review and Pertaining to Phase 2:
Approved at the August 23, 2011
Planning and Development Board Meeting
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i. All Project-set drawings shall be updated and made consistent with all changes made
prior to Final Site Plan Approval of Phase 2, including any changes made at the August 3,
2011 Planning Board meeting, and
ii. Submission of revised site drawings showing the following:
1. On drawing C2.1.4, addition of note to “Apartment Building No. 115” (the Delano
Home) stating that the materials of the full entry surround that includes the “THE
JANE A. DELANO HOME 1929” inscription and the materials of at least one of
the triplet arcade features are to be preserved for potential use in the interpretative
display relevant to the Delano Home, and
2. On drawing C7.01, add striped crosswalk at the west side of the intersection of
Street C and Valentine Place, and
3. On drawing L2.02A, show and label all intended bicycle ramps (including on the
curved stairs at the southwest corner of Building 5 and on the stairs at the northwest
corner of Building 7), so as to complete the intended bike ramp route shown on the
“Bike Ramp Route and Rack Locations” drawing submitted to the Planning Board
on February 22, 2011. Also add the bike racks shown at the west end of Building 5
on the latter drawing, and
4. On drawings L2.02A and L2.02B, indicate locations of intended metal fences as
shown on the “Sequence II: Guardrails” drawing submitted to the Planning Board
on April 26, 2011, and clarify which locations are to have the horizontal metal
fence design and which are to have the undulating metal fence design, and
5. On drawing L2.03, show details (including elevations and materials) of proposed
amphitheater stage, and
6. On drawing L3.02A and L3.02B, label intended paving materials at building pass-
throughs, and
7. On drawing L4.00, the symbol for “Relocated NYSEG Light” appears all over the
drawing, apparently in error; this drawing should be corrected to show the actual
intent, and
8. On drawing L5.02A and L5.02B, show a less-regimented arrangement of the added
evergreen trees, perhaps with a greater variety of evergreen tree species as well,
south of Building 7, and
9. On drawing L6.00, add note stating that transplanted or newly-planted trees that die
will be replaced with similar plantings, and
iii. Submission to and approval by the Planning Board of revised building drawings showing
the following:
1. Modification of drawings A2.62F and A2.62G to accurately show the stepping-
back of the top floor (by eliminating one top-floor apartment unit) at the northeast
corner of Building 6, as depicted three-dimensionally on the “Building 6: East End”
rendering submitted to the Planning Board on April 26, 2011, and
2. Submission of enlarged drawings (including elevations and plans, with labeled
materials) showing the final design of the bridges intended to link Building 3 to
Building 5 and Building 5 to Building 7, and
3. Correction of various errors regarding materials labeling on drawings A4.51, A4.61
and A4.71, and
Approved at the August 23, 2011
Planning and Development Board Meeting
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iv. Submission to and approval by the Planning Board of an effective method (to be worked
out between the Applicant and the Planning Board) for ensuring that the direct forward
glare from the headlights of sedans and SUVs (the latter ranging up to about 39 inches
above pavement level) shall not be visible off-site through the openings in the serpentine
buildings’ parking deck levels; potential solutions may include physical design options
(such as creative railing design or raising the current three-foot height of the lower wall
below the parking deck openings) and/or parking management options (such as requiring
SUVs, and other vehicles with higher headlights, to park only in those deck areas where
the parking deck openings are not visible off-site), and
v. Submission to and approval by the Planning Board of final building details, materials and
colors (including building material samples), and
vi. Submission to and approval by the Planning Board of final locations and designs for
exterior art, fountains, and interpretative displays, and
vii. Submission to and approval by the Planning Board of any proposed signage, and
viii. Confirmation that the larger top-floor windows shown on the elevations for Buildings 5,
6 and 7 as shown on drawings A4.51, A4.61 and A4.71will not be used on the north side
of Building 3.4 (facing East State Street), and
ix. Any changes to Phase 2 that affect the visual appearance of the Project (including
buildings and landscaping) that are proposed subsequent to final site plan approval shall
require approval of the Planning and Development Board, and
x. Approval in writing from the City Transportation Engineer that all transportation issues
have been satisfied, including approval of type, location, and number of bike racks, and
xi. Submission of documentation that the parcels have been consolidated into one parcel, and
xii. Construction sequencing and staging conditions:
1. Applicant shall develop a “Maintenance and Protection of Traffic Plan” in
conjunction with the City Department of Public Works and the City Traffic
Engineer, to be approved by the City Department of Public Works, and
2. Construction work on publicly-owned property requires a “Work Permit” from the
City Department of Public Works, and
3. Applicant shall post a bond, in an amount acceptable to the City Department of
Public Works, prior to the initiation of any demolition and/or construction
activities, to cover the cost of repairing any damage to public roads that may occur
during construction, and
4. All vehicular, bicycle, and pedestrian routes shall remain open during construction,
except — with written City Department of Public Works approval — for specified
time periods, and
5. Any temporary construction entrances from public streets shall require City
Department of Public Works approval, and
6. A “Staging Plan” shall be developed for Phase 1 building demolition, and
7. Temporary barriers and pedestrian protection shall meet the requirements of the
New York State building code, and
Approved at the August 23, 2011
Planning and Development Board Meeting
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xiii. Conditions regarding Applicant’s rebuilding of South Quarry Street, the south side of
East State Street and Valentine Place:
1. Applicant is required to reconstruct South Quarry Street, and the south curb line of
NYS Route 79/East State Street and Valentine Place as part of the Project, and shall
coordinate this work with the City Department of Public Works, and
2. Regarding South Quarry Street, Applicant shall install new curb and gutter along
most of its east side, and shall mill and resurface the street, and
3. Applicant shall replace all curb and gutter on the south side of East State Street, and
4. Regarding Valentine Place, Applicant shall install new curbing without a gutter on
both sides of the street, and shall mill and resurface the street, and
5. Applicant shall coordinate with the appropriate City staff for the rebuilding of the
sidewalks along the east side of South Quarry Street, the south side of East State
Street, and the west side of Valentine Place, and
6. All new curb cuts shall include drop curbs with concrete drive aprons ramped up to
the sidewalks; sidewalks shall be continuous through curb cuts, and
7. Applicant has agreed to pay for the initial restriping of the pedestrian crosswalk at
the Mitchell Street intersection with East State Street; this work shall be
coordinated with the City Department of Public Works, and
xiv. Noise-producing construction shall take place only between the hours of 7:30 a.m. and
7:30 p.m., Monday through Saturday, and
Prior to the Issuance of a Certificate of Occupancy:
xv. Bicycle racks must be installed, and
xvi. All conditions of the Municipal Certification Statement as described in the cover letter
dated April 19, 2011, written by Acting Storm Water Management Officer Scott Gibson
to Senior Planner Lisa Nicholas, must be satisfied.
and be it further
RESOLVED: That this resolution for Final Site Plan Approval of Phase 2 of the proposed
Collegetown Terrace Apartments project does not in any way affect the continued validity or
operation of the separate list of conditions pertaining to Final Site Plan Approval for Phase 1 of
the Collegetown Terrace Apartments project, as stated in the Planning Board’s March 22, 2011
resolution granting said Phase 1 final approval.
In favor: Acharya, Boothroyd, Schroeder, Snyder, Thoreau
Against: Marcham, Rudan
In response to a question by Chair Schroeder, applicant stated that materials, colors and
building details would be submitted to the Planning Board for approval this fall (per
conditions in the Phase 1 and Phase 2 final site plan review resolutions). Schroeder also
reminded applicant that, per conditions in both of the aforementioned final approval
resolutions, changes “that affect the visual appearance of the Project (including buildings
Approved at the August 23, 2011
Planning and Development Board Meeting
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and landscaping) that are proposed subsequent to final site plan approval shall require
approval of the Planning and Development Board.”
3. Adjournment
On a motion by Acharya, seconded by Boothroyd, and unanimously approved, the meeting
was adjourned at 7:15 p.m.