HomeMy WebLinkAboutMN-PDB-2013-05-28DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE
PLANNING AND DEVELOPMENT BOARD
Planning & Development Board
Minutes
May 28, 2013
Board Members Attending: Govind Acharya, Chair; Garrick Blalock; Isabel Fernández;
McKenzie Jones-Rounds; C. J. Randall; John Schroeder
Board Members Absent: Jack Elliott
Board Vacancies: None.
Staff Attending: JoAnn Cornish, Director, Division of Planning & Economic
Development;
Lisa Nicholas, Senior Planner, Division of Planning &
Economic Development;
Charles Pyott, Office Assistant, Division of Planning &
Economic Development
Applicants Attending: Hector Street Subdivision
Mary Weber, Audrey Edelman RealtyUSA
325 Elm Street Subdivision
Scott Reynolds, Ithaca Neighborhood Housing Services (INHS);
Paul Mazzarella, INHS;
Claudia Brenner, Architect
901 E. State St., Collegetown Terrace Apartments Subdivision
Tom Nix, Applicant
Harold’s Square (Downtown Mixed-Use Project)
Scott Whitham, Applicant, Scott Whitham & Associates;
David Lubin, Owner/Applicant;
Craig Jensen, Chaintreuil Jensen Stark Architects
Court Street Subdivision
Anna K Sears, Applicant
700 Cascadilla Ave. (Mixed-Use Project) ― Purity Ice Cream
John Snyder, John Snyder Architects;
Kate Krueger, John Snyder Architects;
Bruce Lane, Owner, Purity Ice Cream;
Heather Lambert, Landscape Architect
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Klarman Hall (Goldwin Smith Hall Addition)
Gary Wilhelm, Senior Project Manager, Cornell University;
Ruth W. Howell, Projects Coordinator, Cornell University
Enterprise Rent-A-Car (New Car Rental Facility)
Edward Keplinger, Keplinger Freeman Associates, LLC;
Bruce Lane, Owner, Purity Ice Cream;
Phillip R. Snyder, Operations Manager, Enterprise Holdings, Inc.
Thurston Avenue Apartments
Greg Martin, Applicant;
Nathan Brown, HOLT Architects;
Peter Trowbridge, Trowbridge Wolf Michaels, LLP;
Frank L. Santelli, T.G. Miller, P.C.
Chair Acharya called the meeting to order at 6:02 p.m.
1. Agenda Review
Acharya indicated review of the 325 Elm Street Subdivision agenda item would need to be
restricted to consideration of the Declaration of Lead Agency resolution, since the applicant
just reported an error with the distribution of the required notification letters to neighbors.
2. Privilege of the Floor
Sharon Kasel, 320 Elm Street, spoke in opposition to the 325 Elm Street Subdivision.
While she admires and supports the applicant’s work in community, she feels the West Hill
neighborhood has already been saturated with low-income housing (which she believes may
have contributed to a recent increase in violence in the area).
Rima Shamieh, Conservation Advisory Council (CAC) Chair, commented on the proposed
Purity Ice Cream project (as documented in the CAC’s written 5/28/13 comments), noting
that he CAC has some lingering concerns. It would like the project to focus more on
alternative modes of transportation and how the project could be more fully integrated into
existing modes of transportation. CAC members are also concerned with the overall
harmony and connectivity of the project with the surrounding neighborhood ― particularly
the proposed corner parking lot and whether that would be a genuinely appropriate use of
that space, within the larger context.
Jason Henderson, Real Estate Manager, Travis Hyde Properties, and downtown Ithaca
resident, announced his launch of a new interactive web site (www.IthacaBuilds.com) he
believes the Planning Boar may find helpful. It contains a detailed map and other
information on numerous development projects throughout the city.
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3. Subdivision Review
A. Major Subdivision, Hector St., Tax Parcel #19.-4-7.2, Dorothy Sturtevant &
Marilyn Ryan, Applicants & Owners, Intent to Declare Lead Agency, Determination of
Environmental Significance, Public Hearing, & Consideration of Preliminary
Approval. The applicants have made the following revisions from a previous proposal,
submitted in August 2012: (1) elimination of previously proposed lot that would have
permanently blocked access from Campbell Avenue to Hector Street; and (2) reconfiguration
of proposed Lot 3, moving the property line away from the existing creek. The applicants
are proposing to subdivide the existing 4.68-acre parcel into 4 parcels: Lot 1, measuring
0.266 acres (11,569 SF) with 100 feet of street frontage on Hector Street; Lot 2, measuring
0.264 acres (11,497 SF) with 100 feet of street frontage on Hector Street; Lot 3, measuring
0.268 acres (11,663 SF) with 110 feet of street frontage on Hector Street; and Lot 4,
measuring 3.863 acres with 169 feet of street frontage on Hector Street and 157 feet of street
frontage on Campbell Avenue. The parcel is in the R-1a Zoning District, which has a
minimum lot size of 10,000 SF, and a minimum width at-street of 75 feet. This is an
Unlisted Action under both the City of Ithaca Environmental Quality Review Ordinance and
the State Environmental Quality Review Act and is subject to environmental review.
Mary Weber appeared before the Planning Board.
Final Subdivision Approval Resolution
On a motion by Schroeder, seconded by Randall:
WHEREAS: an application has been submitted for review and approval by the City of Ithaca
Planning and Development Board for a major subdivision of City of Ithaca Tax Parcel #19.-4-7.2,
by Dorothy Sturtevant & Marilyn Ryan, owners and applicants, and
WHEREAS: the applicants have made the following revisions from a previous proposal,
submitted in August 2012: (1) elimination of previously proposed lot that would have permanently
blocked access from Campbell Avenue to Hector Street; and (2) reconfiguration of proposed Lot 3,
moving the property line away from the existing creek. The applicants are proposing to subdivide
the existing 4.68-acre parcel into 4 parcels: Lot 1, measuring 0.266 acres (11,569 SF) with 100 feet
of street frontage on Hector Street; Lot 2, measuring 0.264 acres (11,497 SF) with 100 feet of
street frontage on Hector Street; Lot 3, measuring 0.268 acres (11,663 SF) with 110 feet of street
frontage on Hector Street; and Lot 4, measuring 3.863 acres with 169 feet of street frontage on
Hector Street and 157 feet of street frontage on Campbell Avenue. The parcel is in the R-1a
Zoning District, which has a minimum lot size of 10,000 SF, and a minimum width at-street of 75
feet, and
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WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review
Ordinance and the State Environmental Quality Review Act, both of which require environmental
review, and
WHEREAS: this is considered a major subdivision in accordance with the City of Ithaca Code,
Chapter 290, Article 1, §290-1, Major Subdivision ― Any subdivision of land resulting in
creation of two or more additional buildable lots, and
WHEREAS: legal notice was published, property posted, and adjacent property owners notified in
accordance with Chapter 290-9 (C) (1), (2), & (3) of the City of Ithaca Code, and
WHEREAS: the Planning and Development Board held the required public hearing on April 23,
2013, and
WHEREAS: this Board, acting as Lead Agency in environmental review, did on April 23, 2013
review and accept as adequate: a City of Ithaca Short Environmental Assessment Form (SEAF),
Part 1, prepared by the applicant, and Part 2, prepared by staff; a plan entitled “Survey Map
Showing Portion of Lands of Dorothy H. Sturtevant & Marilyn Ryan Located on Hector Street,
City of Ithaca, Tompkins County, New York,” dated 10/11/12, with a revision date of 4/1/13, and
prepared by T.G. Miller, P.C., and additional application materials, and
WHEREAS: the Planning and Development Board did on April 23, 2013 make a Negative
Declaration of Environmental Significance for the proposed subdivision, and
WHEREAS: Tompkins County, the Conservation Advisory Council, and other interested parties
have been given the opportunity to review the information for this project and the Planning Board
has considered any comments received, and
WHEREAS: the Planning and Development Board recognizes that information received and
reviewed for this subdivision indicates that the resultant parcels are in conformance with the City
of Ithaca Zoning Ordinance for properties located in the R-1a Zoning District, and
WHEREAS: that the City of Ithaca Planning and Development Board did on April 23, 2013 grant
preliminary subdivision approval to the proposed major subdivision of City of Ithaca Tax Parcel
#19.-4-7.2, by Dorothy Sturtevant & Marilyn Ryan, owners and applicants, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant final
subdivision approval to the proposed major subdivision of City of Ithaca Tax Parcel #19.-4-7.2,
submitted by Dorothy Sturtevant and Marilyn Ryan, owners and applicants, subject to submission
of three (3) paper copies of the final approved plat, all having a raised seal and signature of a
registered licensed surveyor.
In favor: Acharya, Blalock, Fernández, Jones-Rounds, Randall, Schroeder
Opposed: None
Absent: Elliott
Vacancy: None
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B. Minor Subdivision, 325 Elm St., Tax Parcel #76.-2-10, Ithaca Neighborhood
Housing Services (INHS), Applicant & Owner. Declaration of Lead Agency,
Determination of Environmental Significance, Public Hearing, and Consideration of
Preliminary & Final Approval. The applicant proposes to subdivide the existing 0.732-
acre property into two parcels: Parcel A, measuring 0.472 acres (20,560 SF), with 154 feet of
frontage on Elm Street, 124 feet of frontage on West Village Place, and containing an
existing single-family home; and Parcel B, measuring 0.260 acres (11,326 SF) with 88 feet of
frontage on West Village Place. The property is in R-2a Zoning District, requiring a
minimum lot size of 5,000 SF, width at-street of 45-50 feet, front yard and side yard setbacks
of 25 and 10 feet, respectively, and a rear yard setback of 25%, or 50 feet. This is an
Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the
State Environmental Quality Review Act and is subject to environmental review.
Acharya reiterated that only the Declaration of Lead Agency resolution would be considered
at this time. The consideration of both the Determination of Environmental Significance and
the Preliminary and Final Approval resolutions will need to be deferred until the next
meeting.
Lead Agency Declaration Resolution
On a motion by Randall, seconded by Jones-Rounds:
WHEREAS: an application has been submitted for review and approval by the City of Ithaca
Planning and Development Board for a minor subdivision of City of Ithaca Tax Parcel #76.-2-10,
by Ithaca Neighborhood Housing Services (INHS), owner and applicant, and
WHEREAS: the applicant proposes to subdivide the existing 0.732-acre property into two parcels:
Parcel A, measuring 0.472 acres (20,560 SF), with 154 feet of frontage on Elm Street, 124 feet of
frontage on West Village Place, and containing an existing single-family home; and Parcel B,
measuring 0.260 acres (11,326 SF) with 88 feet of frontage on West Village Place. The property
is in R-2a Zoning District, requiring a minimum lot size of 5,000 SF, width at-street of 45-50 feet,
front yard and side yard setbacks of 25 and 10 feet, respectively, and a rear yard setback of 25%,
or 50 feet, and
WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review
Ordinance and the State Environmental Quality Review Act, both of which require environmental
review, and
WHEREAS: State Law specifies that, for actions governed by local environmental review, the
Lead Agency shall be that local agency which has primary responsibility for approving and
funding or carrying out the action, now, therefore, be it
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RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself
Lead Agency for the environmental review for the action of subdivision approval for City of
Ithaca Tax Parcel #76.-2-10, by Ithaca Neighborhood Housing Services (INHS), owner and
applicant.
In favor: Acharya, Blalock, Fernández, Jones-Rounds, Randall, Schroeder
Opposed: None
Absent: Elliott
Vacancy: None
C. Minor Subdivision, East State St. (Collegetown Terrace), Tax Parcel #83.-2-15.3,
John Novarr, Valentine Vision Associates, LLC, Applicant & Owner. Declaration of
Lead Agency, Determination of Environmental Significance, & Recommendation to
Board of Zoning Appeals (BZA). The applicant proposes to subdivide the existing 11.171-
acre property into two parcels: Lot 3A, measuring 0.2636 acres, with approximately 635 feet
of frontage on E. State Street and 213 feet on Valentine Place and containing 901 E. State
Street and Buildings 3 (under construction), 4.1, 4.2, and 4.3 (all completed and occupied) of
the previously approved Collegetown Terrace Apartments project; and Lot 3B, measuring
8.535 acres, with 50 feet of frontage on Valentine Place and to contain proposed Buildings 5,
6, and 7 of the previously approved Collegetown Terrace Apartments project. The proposed
Lot 3A is in the R-3A Zoning District and the proposed Lot 3B is in the R-3 and P-1 Zoning
Districts. The subdivision requires a variance for lot area, lot coverage, and rear yard
setback. This is an Unlisted Action under the City of Ithaca Environmental Quality Review
Ordinance and the State Environmental Quality Review.
Applicant Tom Nix recapitulated the salient details of the project, noting that no changes
have been made since the Board last reviewed it.
Lead Agency Declaration Resolution
On a motion Jones-Rounds, seconded by Schroeder:
WHEREAS: an application has been submitted for review and approval by the City of Ithaca
Planning and Development Board for a minor subdivision of City of Ithaca Tax Parcel #83.-2.15.3
by Valentine Vision Associates, LLC, owner and applicant, and
WHEREAS:, the applicant proposes to subdivide the existing 11.171-acre property into two
parcels: Lot 3A, measuring 0.2636 acres, with approximately 635 feet of frontage on E. State
Street and 213 feet on Valentine Place and containing 901 E. State Street and Buildings 3 (under
construction), 4.1, 4.2, and 4.3 (all completed and occupied) of the previously approved
Collegetown Terrace Apartments project; and Lot 3B, measuring 8.535 acres, with 50 feet of
frontage on Valentine Place and to contain proposed Buildings 5, 6, and 7 of the previously
approved Collegetown Terrace Apartments project. The proposed Lot 3a is in the R-3a Zoning
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District and the proposed Lot 3B is in the R-3a and P-1 Zoning Districts. The subdivision requires
a variance for lot area, lot coverage, and rear yard setback, and
WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review
Ordinance and the State Environmental Quality Review Act, both of which require environmental
review, and
WHEREAS: State Law specifies that, for actions governed by local environmental review, the
Lead Agency shall be that local agency which has primary responsibility for approving and
funding or carrying out the action, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself
Lead Agency for the environmental review for the action of minor subdivision approval for City of
Ithaca Tax Parcel #83.-2.15.3 by Valentine Vision Associates, LLC, owner and applicant.
In favor: Acharya, Blalock, Fernández, Jones-Rounds, Randall, Schroeder
Opposed: None
Absent: Elliott
Vacancy: None
CEQR Resolution
On a motion by Randall, seconded by Jones-Rounds:
WHEREAS: an application has been submitted for review and approval by the City of Ithaca
Planning and Development Board for a minor subdivision of City of Ithaca Tax Parcel #83.-2.15.3
by Valentine Vision Associates, LLC, owner and applicant, and
WHEREAS: the applicant proposes to subdivide the existing 11.171-acre property into two
parcels: Lot 3A, measuring 0.2636 acres, with approximately 635 feet of frontage on E. State
Street and 213 feet on Valentine Place and containing 901 E. State Street and Buildings 3 (under
construction), 4.1, 4.2, and 4.3 (all completed and occupied) of the previously approved
Collegetown Terrace Apartments project; and Lot 3B, measuring 8.535 acres, with 50 feet of
frontage on Valentine Place and to contain proposed Buildings 5, 6, and 7 of the previously
approved Collegetown Terrace Apartments project. The proposed Lot 3A is in the R-3a Zoning
District and the proposed Lot 3B is in the R-3a and the P-1 Zoning Districts. The subdivision
requires a variance for lot area, lot coverage, and rear yard setback, and
WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review
Ordinance and the State Environmental Quality Review Act, both of which require environmental
review, and
WHEREAS: this is considered a minor subdivision in accordance with the City of Ithaca Code,
Chapter 290, Article 1, §290-1, Minor Subdivision – Any subdivision of land resulting in creation
of a maximum of one additional buildable lot, and
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WHEREAS: the City of Ithaca Conservation Advisory Council and the Tompkins County
Planning Department have been given the opportunity to comment on the proposed project and no
comments have been received to date on the aforementioned, and
WHEREAS: this Board, acting as Lead Agency in environmental review, has on May 28, 2013
reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1,
submitted by the applicant, and Part 2, prepared by Planning staff; and a plat entitled “Amended
Subdivision Plat Showing Lands of Valentine Vision Associates, LLC,” prepared by T.G. Miller,
P.C., and dated 5/20/12, with a revision of 4/9/13; and other application materials, and
WHEREAS: the Planning and Development Board recognizes the applicant is seeking an area
variance for this subdivision, so that the resultant parcels are in conformance with the City of
Ithaca Zoning Ordinance for properties located in the R-3a and P-1 Zoning Districts, now,
therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed
subdivision will result in no significant impact on the environment and that a Negative Declaration
for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the
provisions of Part 617 of the State Environmental Quality Review Act.
In favor: Acharya, Blalock, Fernández, Jones-Rounds, Randall, Schroeder
Opposed: None
Absent: Elliott
Vacancy: None
[See section “5. Zoning Appeals,” further down, for associated recommendation to BZA.]
D. Minor Subdivision, 309 & 313 E. Court St., Tax Parcels #62.-1-3 & #62.-1-4, Anna
K. Sears, Applicant for AKS Apartments, Owner. Declaration of Lead Agency,
Determination of Environmental Significance, Public Hearing, and Consideration of
Preliminary & Final Approval. The applicant proposes to reconfigure the two existing tax
parcels ― shifting a portion of #62.-1-4 to #62.-1-3, for the purpose of protecting intact an
existing garden that currently spans both properties. The resulting tax parcels would be:
Parcel A at 309 E. Court Street, measuring 0.180 acres (7,841 SF) with 49’ of street frontage,
containing an existing house and incorporating the entire garden; and Parcel B, at 313 E.
Court Street, measuring 0.097 acres (4,225 SF) with 45’ of street frontage and containing an
existing house. The properties are in the R-3a Zoning District, requiring a minimum lot size
of 7,000 SF, width at-street of 50 feet, front yard setback of 10’ and side yard setbacks of 10
and 5 feet, respectively, and a rear yard setback of 20%, or 50 feet. The project received the
required area variances from the Board of Zoning Appeals on May 7, 2013. This is an
Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the
State Environmental Quality Review Act and is subject to environmental review.
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Applicant Anna K. Sears recapitulated the salient details of the proposed subdivision, noting
the principal purpose of the subdivision application was to preserve green space.
Lead Agency Declaration Resolution
On a motion by Randall, seconded by Jones-Rounds:
WHEREAS: an application has been submitted for review and approval by the City of Ithaca
Planning and Development Board for a minor subdivision/resubdivision of City of Ithaca Tax
Parcel #62.-1-3 and #62.-1-4 by Anna K. Sears, applicant for owner, AKS Apartments, and
WHEREAS: the applicant proposes to reconfigure the two existing tax parcels ― shifting a
portion of #62.-1-4 to #62.-1-3, for the purpose of protecting intact an existing garden that
currently spans both properties. The resulting tax parcels would be: Parcel A at 309 E. Court
Street, measuring 0.180 acres (7,841 SF) with 49’ of street frontage, containing an existing house
and incorporating the entire garden; and Parcel B, at 313 E. Court Street, measuring 0.097 acres
(4,225 SF) with 45’ of street frontage and containing an existing house. The properties are in the
R-3a Zoning District, requiring a minimum lot size of 7,000 SF, width at-street of 50 feet, front
yard setback of 10’ and side yard setbacks of 10 and 5 feet, respectively, and a rear yard setback of
20%, or 50 feet. The project received the required area variances from the Board of Zoning
Appeals on May 7, 2013, and
WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review
Ordinance and the State Environmental Quality Review Act, both of which require environmental
review, and
WHEREAS: State Law specifies that, for actions governed by local environmental review, the
Lead Agency shall be that local agency which has primary responsibility for approving and
funding or carrying out the action, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself
Lead Agency for the environmental review of the action of subdivision approval for City of Ithaca
Tax Parcels #62.-1-3 and #62.-1-4 by Anna K. Sears, applicant for owner, AKS Apartments.
In favor: Acharya, Blalock, Fernández, Jones-Rounds, Randall, Schroeder
Opposed: None
Absent: Elliott
Vacancy: None
Public Hearing:
On a motion by Schroeder, seconded by Jones-Rounds, and unanimously approved, Chair
Acharya opened the Public Hearing. There being no public comments, on a motion by
Randall, seconded by Blalock, and unanimously approved, the Public Hearing was closed.
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CEQR Resolution
On a motion by Schroeder, seconded by Jones-Rounds:
WHEREAS: an application has been submitted for review and approval by the City of Ithaca
Planning and Development Board for a minor subdivision/resubdivision of City of Ithaca Tax
Parcels #62.-1-3 and #62.-1-4 by Anna K. Sears, applicant for owner, AKS Apartments, and
WHEREAS: the applicant proposes to reconfigure the two existing tax parcels ― shifting a
portion of #62.-1-4 to #62.-1-3, for the purpose of protecting intact an existing garden that
currently spans both properties. The resulting tax parcels would be: Parcel A at 309 E. Court
Street, measuring 0.180 acres (7,841 SF) with 49’ of street frontage, containing an existing house
and incorporating the entire garden; and Parcel B, at 313 E. Court Street, measuring 0.097 acres
(4,225 SF) with 45’ of street frontage and containing an existing house. The properties are in the
R-3a Zoning District, requiring a minimum lot size of 7,000 SF, width at-street of 50 feet, front
yard setback of 10’ and side yard setbacks of 10 and 5 feet, respectively, and a rear yard setback of
20%, or 50 feet. The project received the required area variances from the Board of Zoning
Appeals on May 7, 2013, and
WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review
Ordinance and the State Environmental Quality Review Act, both of which require environmental
review, and
WHEREAS: this is considered a minor subdivision in accordance with the City of Ithaca Code,
Chapter 290, Article 1, §290-1, Minor Subdivision – Any subdivision of land resulting in creation
of a maximum of one additional buildable lot, and
WHEREAS: that the City of Ithaca Planning and Development Board did on May 28, 2013
declare itself Lead Agency for the environmental review of the proposed action, and
WHEREAS: the City of Ithaca Conservation Advisory Council and the Tompkins County
Planning Department have been given the opportunity to comment on the proposed project and all
comments received to date on the aforementioned have been considered, and
WHEREAS: this Board, acting as Lead Agency in environmental review, did on May 28, 2013
review and accept as adequate: a Short Environmental Assessment Form (SEAF), Part 1,
submitted by the applicant, and Part 2, prepared by Planning staff; and a plat entitled “No. 309 &
313 East Court Street, City of Ithaca, Tompkins County, New York,” prepared by T.G. Miller,
P.C., and dated 8/6/12; and other application materials, now, therefore, be it
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RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed
subdivision will result in no significant impact on the environment and that a Negative Declaration
for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the
provisions of Part 617 of the State Environmental Quality Review Act.
In favor: Acharya, Blalock, Jones-Rounds, Randall, Schroeder
Opposed: Fernández
Absent: Elliott
Vacancy: None
Fernández suggested exploring if it would be possible to preserve the green space through
some kind of easement or similar mechanism.
Jones-Rounds asked how the green space would be preserved if the property were sold.
Sears replied that issue had already been discussed at the BZA and she believes the City
Attorney was also consulted.
Cornish suggested it could be preserved via a deed restriction of some kind.
Schroeder observed that, without the subdivision, the garden would most likely be destroyed
at some point. The BZA probably simply incorporated a condition of some sort into the
language of its decision.
Sears indicated the only access to the garden is through the back entrance of 309 E. Court
Street and the intent of the subdivision was to keep it that way. All three of the 313 E. Court
Street apartments exit only onto Court Street.
Preliminary & Final Subdivision Approval Resolution
On a motion by Randall, seconded by Schroeder:
WHEREAS: an application has been submitted for review and approval by the City of Ithaca
Planning and Development Board for a minor subdivision/resubdivision of City of Ithaca Tax
Parcels #62.-1-3 and #62.-1-4 by Anna K. Sears, applicant for owner, AKS Apartments, and
WHEREAS: the applicant proposes to reconfigure the two existing tax parcels ― shifting a
portion of #62.-1-4 to #62.-1-3, for the purpose of protecting intact an existing garden that
currently spans both properties. The resulting tax parcels would be: Parcel A at 309 E. Court
Street, measuring 0.180 acres (7,841 SF) with 49’ of street frontage, containing an existing house
and incorporating the entire garden; and Parcel B, at 313 E. Court Street, measuring 0.097 acres
(4,225 SF) with 45’ of street frontage and containing an existing house. The properties are in the
R-3a Zoning District, requiring a minimum lot size of 7,000 SF, width at-street of 50 feet, front
yard setback of 10’ and side yard setbacks of 10 and 5 feet, respectively, and a rear yard setback of
20%, or 50 feet. The project received the required area variances from the Board of Zoning
Appeals on May 7, 2013, and
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WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review
Ordinance and the State Environmental Quality Review Act, both of which require environmental
review, and
WHEREAS: this is considered a minor subdivision in accordance with the City of Ithaca Code,
Chapter 290, Article 1, §290-1, Minor Subdivision – Any subdivision of land resulting in creation
of a maximum of one additional buildable lot, and
WHEREAS: legal notice was published and property posted, and adjacent property owners
notified in accordance with Chapters 290-9 C. (1), (2), & (3) of the City of Ithaca Code, and
WHEREAS: the Planning and Development Board held the required public hearing on May 28,
2013, and
WHEREAS: the City of Ithaca Conservation Advisory Council and the Tompkins County
Planning Department have been given the opportunity to comment on the proposed project and all
comments received to date on the aforementioned have been considered, and
WHEREAS: this Board, acting as Lead Agency in environmental review, did on May 28, 2013
review and accept as adequate: a Short Environmental Assessment Form (SEAF), Part 1,
submitted by the applicant, and Part 2, prepared by Planning staff; and a plat entitled “No. 309 &
313 East Court Street, City of Ithaca, Tompkins County, New York,” prepared by T.G. Miller,
P.C., and dated 8/6/12; and other application materials, and
WHEREAS: the Planning and Development Board did on May 28, 2013 make a Negative
Declaration of Environmental Significance for the proposed subdivision, and now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant
preliminary and final subdivision approval to the proposed minor subdivision/resubdivision of
City of Ithaca Tax Parcels #62.-1-3 and #62.-1-4 by Anna K. Sears, applicant for owner, AKS
Apartments, subject to submission of three (3) paper copies of the final approved plat, all having a
raised seal and signature of a registered licensed surveyor.
In favor: Acharya, Blalock, Randall, Schroeder
Opposed: Jones-Rounds, Fernández
Absent: Elliott
Vacancy: None
Jones-Rounds indicated she would like to see the language of the BZA’s final determination,
since the entire issue seems ambiguous to her. (It would also be helpful to know how this
kind of situation could be most easily handled in the future.)
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Resolution to Table Consideration of Proposed Subdivision
On a motion by Fernández, seconded by Jones-Rounds:
WHEREAS: the City of Ithaca Planning and Development Board agreed to table consideration of
the proposed Minor Subdivision of 309 and 313 E. Court Street (Tax Parcels #62.-1-3 & #62.-1-
4), Anna K. Sears, Applicant for AKS Apartments, Owner.
Opposed: Acharya, Blalock, Jones-Rounds, Randall, Schroeder
In favor: Fernández
Absent: Elliott
Vacancy: None
Upon reading the 5/7/13 BZA minutes, Acharya noted the key portion of the BZA’s decision
appears to be:
“If the garden falls into significant disrepair, disuse, or is abandoned for a period of 12 months or
more, this variance may be revoked. If such variance is revoked and the property owner wishes to
maintain the subdivision, the owner must seek an area variance based on the present condition of
the property.”
Jones-Rounds asked if there were any other measure the BZA or the City could take to
ensure the preservation of green space. Cornish reiterated that the City could require a deed
restriction.
Randall added that the recently proposed definition of green space for the Zoning Code
appears to be fairly strict, which is helpful.
Cornish noted that formal documentation of the BZA’s determination will permanently
remain in the Building Division property file.
3. Site Plan Review
A. Harold’s Square, Mixed-Use Project, 123-127, 133, 135, & 137-139 E. State St. on
the Commons, Scott Whitham, Applicant for Owner, L Enterprises, LLC. Adoption of
FEAF, Part 2. The applicant is proposing to develop a 137-foot tall, 11-story (including
roof space), mixed-use building of approximately 151,000 GSF. The project will include one
story (11,555 SF) of ground-floor retail, three stories (51,185 SF) of upper-story office, and
six stories of residential (up to 46 units). The residential tower has been redesigned from
previous submissions. It is set back 62’ from the building’s four-story Commons façade with
two one-story step-backs. The building will have two main entrances, on the Commons and
Green Street, with an atrium linking the two streets. The applicant proposes an exterior
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bridge connecting the third floor to the Green Street parking garage. In addition to typical
rooftop mechanical elements, the top of the tower will include a glassed-in multipurpose
room for use by building office and residential tenants, as well as a small fitness room and a
west-facing terrace. The applicant proposes to work with the City to reconfigure the service
functions at the rear of the building, including trash/recycling storage and pick-up and
deliveries. The project is on the CDB-60 Zoning District and requires an area variance for
height. This is a Type I Action under both the City of Ithaca Environmental Quality Review
Ordinance §176-4 B. (1)(h)[4], B. (1)(k) and B. (1)(n), and the State Environmental Quality
Review Act 617.4 (b)(9) and is subject to environmental review. The project may require a
State Building Code Variance.
Whitham recapitulated the details of the proposed project, noting the applicant removed the
proposed loading area on the Green Street side and is no longer proposing any changes to
that side of the site.
Jensen then walked through a presentation of the revised project, noting the following
changes/highlights:
• Some terraces have been added to building’s west side (5th-9th floors).
• Building will rise slightly less than 60 feet on the Commons side.
• Various studies of Commons buildings were performed, to understand how the new
building would be visually integrated with them.
• Shadow studies have been generated, showing how the shadowing would impact the
Commons. It is not anticipated the building tower would a large impact on the
Commons.
• Materials palette is still being identified: granite base, glass, glass and metal panels on
much of north façade, punctured elements on masonry wall facing the Commons (either
brick or terra cotta panels or darker metal panels).
Whitham distributed some building materials samples.
Fernández asked if the bridge to the Green Street garage could be illustrated on the section
drawing. Jensen replied that would be done.
Whitham noted the applicant submitted the traffic frequency statistics and will also be
updating the staging plan.
Schroeder remarked he thinks the coloration is vastly superior to the original proposal. He
urged the applicant to apply the terra cotta coloring to the entire face of the building, to
provide additional detailing and warmth to the building. He also suggested the cornices be
made more elaborate (perhaps a little bit more flamboyant and not just rectilinear). Jensen
replied he could certainly explore those kinds of options.
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Fernández asked if there had been any discussion of installing a green roof or similar
outdoor amenity space on the fourth floor. Lubin replied there is a terrace on top, as well as
a conference room, which could be used in the evenings.
Fernández indicated green roofs are common features and they tend to elevate the rental
market. Lubin replied the applicant is certainly considering it, although there are some
complications associated with it.
Blalock observed that the Planning Board received a letter, regarding the staging concerns
of some of the surrounding retailers. Whitham replied the applicant will be working closely
with them on that. He assured the Board that access to the neighboring properties will not
be blocked, at any point; and their concerns would also be addressed in the staging plan.
Discussion of Full Environmental Assessment Form (FEAF) ― Part 3
Acharya observed, if the potential zoning change is adopted at the June 2013 Common
Council meeting, the Part 3 would be substantially different. He asked how the Board
would like to proceed.
Schroeder recommended waiting until June to review the Part 3. He added it will be
important to stress that the demolition of the three buildings should not be seen as any form
of precedent for other historic downtown buildings. Schroeder suggested the proposed Sage
Building alterations be formally reviewed by the Ithaca Landmarks Preservation
Commission (ILPC), as though it were a designated historic building. Randall agreed with
that approach.
Whitham asked if the Board was satisfied that the applicant has submitted all the
information needed to complete the Part 3. Fernández inquired into the extent to which the
applicant will incorporate robust environmental mitigations into the building design (e.g.,
flushing with stormwater run-off). Lubin replied the applicant is designing the project with
LEED considerations in mind, but the end result would depend on the financial evolution of
the project. He does not believe, however, there are any plans in place to flush with
stormwater run-off, at this point.
Randall asked if the applicant has generated the views from Green Street and the Tompkins
County Public Library that the County requested, in its 4/22/13 letter. Lubin replied, yes.
They will be submitting them.
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B. Purity Ice Cream, Mixed-Use Project, 700 Cascadilla St., Bruce Lane, Applicant &
Owner. Adoption of FEAF Part 2. The applicant will provide new drawings at the
meeting. The applicant is proposing to expand its ground-floor operations, add four stories to
the existing building, and develop two off-site parking areas. The building will have a
footprint of 7,398 SF and a gross floor area of 35,033 SF and will include 20-24 one- and
two-bedroom residential rental units, and up to 1,000-6,000 SF of rental office space. The
Purity Ice Cream store will maintain 1,800 SF in its existing location and include a new
addition with a kitchen, seating, and loading area. The ground floor will also include retail
space, lobby, and ancillary space for residents. The major structural system will be a steel
frame, with friction piles and concrete grade beams as the anticipated foundation system.
The project will employ a brick cavity wall on the north façade, while the south façade will
be mostly glazing with a composite metal panel cladding system. Site work and exterior
improvements include outside seating, sidewalk improvements, landscaping, paving, a 17-
space parking area, and a guardrail along N. Fulton St. The off-site parking areas are located
at 520 Esty St. and 619 Cascadilla St. The Esty St. parking area has 29 spaces with ingress
on N. Fulton St. and egress on Esty St. The parking lot at 619 Cascadilla St. will have 11
parking spaces with ingress and egress on Cascadilla St., and egress on N. Meadow St. The
project is in the WEDZ-1a and -1b Zoning Districts. This is a Type I Action under the City
of Ithaca Environmental Quality Review Ordinance §176-4 B. (1). (k) and an Unlisted
Action under the State Environmental Quality Review Act and is subject to environmental
review. The project requires approval by NYS DOT for relocation of the curbcut and other
proposed work in the State right-of-way.
Snyder recapitulated the salient details of the proposed project. He stressed that the 20-foot
easement cutting through the site constrains the design of the building, and noted the
following point-of-interest:
• Naturalistic and colorful landscaping will be incorporated into all aspects of the site.
• Goal is to maximize parking availability, while creating a safe parking experience.
• Access to the site from Fulton Street will be improved.
• A minimum of 1,000 SF of retails space shall be provided.
• Purity Ice Cream retail and kitchen operations will be expanded and improved.
• 24-26 residential units will be constructed.
• New building and landscaping design will be iconic and sustainably-focused.
Snyder stressed that the applicant examines a variety of different parking options for the
northern end of the site and is also looking to improve vehicle access from Fulton Street.
The southwest portion of the project’s design is more challenging ― the applicant will be
adding more pavement, including impervious materials, which will require pervious or
catchment systems.
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Snyder noted that providing parallel parking along the southwest portion of the site would be
prohibitive, overly restricting the planned retail space and also rendering it less safe.
Acharya questioned the premise that parallel parking would be unsafe. Snyder replied it
would be unsafe, since drivers would be exiting onto the street.
Snyder noted there would be 17 parking spaces near the new building. The applicant is not
proposing the main lot be used for the retail tenants on the southwest corner of the building;
access to that retail space would be off Cascadilla Street.
Snyder then summarized the results of the SRF Associates report:
Existing Parking Lot: 21 spaces
Proposed: Purity: 16 spaces + 1 ADA space
Fulton Street Parking Lot: 38 spaces + 2 ADA space
Cascadilla: 11 spaces
SRF Recommendations
Purity Ice Cream: 33-38 cars (incl. 10-15 staff)
Retail: employee only, no customer – 6 parking spots
Apartments: min.: 24 parking spaces (1:1 ratio, which is a low ratio)
Total Parking Provided: 65 spaces + 3 ADA spaces
Total Recommended by SRF: 63-68 spaces
Lane remarked the report only addresses the Purity Ice Cream store parking.
Schroeder indicated he is confused with the figures cited in the SRF Associates report. They
seem to conflict with the summary. Snyder conceded the report may be confusing; however,
he just consulted with the consultant, and shared this particular presentation slide with her as
he was generating his summary, so the information in the summary should be correct. The
consultant agreed with all his calculations. Snyder noted he would clarify the SRF
information for the Board.
Randall asked if there were any way to share parking spaces with the Enterprise-Rent-A-Car
site, since the hours are complementary. Lane replied he does not know who the future
tenants of the Enterprise-Rent-A-Car site would be or what their operating hours would be.
In addition, only one quarter of the Enterprise-Rent-A-Car site would be office space.
Jones-Rounds remarked she likes the vast majority of the project ― but the current
Cascadilla Street parking lot design would likely compel her vote against the whole project,
at this point.
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Lane asked the Board to look at the way the entire project would look, with the plantings and
the fence, and consider whether it does not, in fact, meet more of the criteria of the West End
Urban Design Plan, than the existing conditions.
Schroeder agreed it is a wonderful project, but the parking lot represents a singular negative
impact, in his view. He added that the Enterprise-Rent-A-Car offices could very likely have
complementary parking needs, as Randall suggested.
Lambert walked through the landscape design for the project, noting that the intent was to
create a naturalistic, year-round and heavily-vegetated garden area at the Cascadilla Street
parking lot, which would contribute to a more walkable and bikeable West End. She noted
all the parking areas would share the same landscaping vocabulary, to illustrate a clear
connection between them.
Acharya observed the Esty Street bike racks may be too far for the residents.
Jones-Rounds noted the elevation of the building looks much better, more residential in
nature. Schroeder suggested the solid brick wall below the glass could be differentiated in
some way, with additional articulation to elicit more pedestrian interest. Snyder responded
they would look at some additional options, at that location. Fernández suggested
landscaping, at that location, which Snyder indicated they could explore.
Cornish inquired into the landscaping maintenance plan. Lambert responded the
maintenance should not be significant as it may appear (e.g., perennials are non-invasive).
She agreed to create a landscaping maintenance plan.
Fernández suggested using bio-swills and other sustainably-oriented rainwater landscaping
mitigations (e.g., storm water could be used to irrigate landscaping). Snyder agreed that is a
good idea. Cornish cautioned that the site cannot direct water off-site.
Jones-Rounds observed the Cascadilla Parking lot could transformed into far more than a
parking lot, to help mitigate the establishment of the lot on that corner. Lane replied the size
of the lot constrains the kinds of things that could be done.
Fernández suggested adding “slow down” signs and speed bumps on the entry way from
Meadow Street. Lane replied speed bumps would be a wonderful idea.
Schroeder observed the Cascadilla Street parking lot would not currently be permitted, given
the City Transportation Engineer and DOT objections to it. The CAC also expressed
concerns with that portion of the project. All of these issues could be included in the Part 3,
as well as the various mitigations suggested by Planning Board members and others.
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C. Klarman Hall, 232 East Ave., Cornell University Campus, Cornell University,
Applicant & Owner. Determination of Environmental Significance. The applicant
proposes to construct a 67,511 SF addition (man Hall) to the rear of Goldwin Smith Hall, as
well as add dormers and re-roof the building. Klarman Hall will contain classrooms, office
space, a 330-seat auditorium, and an enclosed public gathering space. The two buildings will
be connected by enlarging five existing windows on the ground floor of the hemicycle of
Goldwin Smith Hall. The proposed design makes extensive use of glass, both for exterior
walls and the roof, and includes green rooves and multiple outdoor terraces on several levels.
The project includes landscaping, outdoor seating areas, and reconstruction of the sidewalk
contiguous to the building site. The project site is located in the lawn area behind Goldwin
Smith Hall and East Avenue. Construction staging will extend into the area between
Goldwin Smith and Lincoln Halls. This is a Type 1 Action under both the City
Environmental Quality Review Ordinance §176-4 B. (b), (h) [4], and (n), and the State
Environmental Quality Review Act §617.4(b.)(9), and requires environmental review. The
project is in the U-1 Zoning District and the Arts Quad Historic District and requires a
Certificate of Appropriateness from the Ithaca Landmarks Preservation Commission (ILPC).
Public Hearing:
On a motion by Jones-Rounds, seconded by Randall, and unanimously approved, Chair
Acharya opened the Public Hearing. There being no public comments, on a motion by
Jones-Rounds seconded by Randall, and unanimously approved, the Public Hearing was
closed.
Wilhelm distributed a list of proposed project materials and walked through a presentation of
sections and elevations.
Schroeder asked if the Risley Hall temporary parking lot would be removed and restored to
its original condition, upon project completion. Wilhelm replied, yes. Schroeder indicated
that should be a condition of approval.
Preliminary & Final Site Plan Approval Resolution
On a motion by Schroeder, seconded by Fernández:
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for
Site Plan Review for Klarman Hall to be located at 232 East Avenue by Cornell University,
applicant and owner, and
WHEREAS: the applicant proposes to construct a 67,511 SF addition (Klarman Hall) to the rear
of Goldwin Smith Hall, as well as add dormers and re-roof the building. Klarman Hall will
contain classrooms, office space, a 330-seat auditorium, and an enclosed public gathering space.
The two buildings will be connected by enlarging five existing windows on the ground floor of the
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hemicycle of Goldwin Smith Hall. The proposed design makes extensive use of glass, both for
exterior walls and the roof, and includes green roofs and multiple outdoor terraces on several
levels. The project includes landscaping, outdoor seating areas, and reconstruction of the sidewalk
contiguous to the building site. The project site is located in the lawn area between Goldwin
Smith Hall and East Avenue. Construction staging will extend into the area between Goldwin
Smith Hall and Lincoln Hall. The project is in the U-1 Zoning District and the Cornell Arts Quad
Historic District. The project received a Certificate of Appropriateness from the Ithaca Landmarks
Preservation Commission (ILPC) on 4/9/13, and
WHEREAS: this is a Type 1 Action under both the City Environmental Quality Review
Ordinance §176-4 B. (b), (h) [4], and (n), and the State Environmental Quality Review Act
§617.4(b.)(9), and requires environmental review, and
WHEREAS: on March 26, 2013, the City of Ithaca Planning and Development Board, being the
agency that has the primary responsibility for approving this action, declared itself Lead Agency
for this project, and
WHEREAS: legal notice was published and property posted in accordance with Chapters 276-6 B.
(4) and 176-12 A. (2) (c) of the City of Ithaca Code, and
WHEREAS: the Planning and Development Board held the required public hearing on May 28,
2013, and
WHEREAS: the Planning Board, acting as Lead Agency in environmental review, did on
February 26, 2013 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;
drawings entitled: “C-102 – Utilities Demolition Plan,” “C-103 – Existing Grading &
Bedrock,” “C-301 – New Electric Plan,” “C-302 – Enabling Project 2013 New Electric
Profiles,” “C-501 – New Fire Water Plan,” “C-502 – New Fire Water Section,” “C-601 –
New Storm Plan,” “C-602 – New Storm Section,” “L3.00 – Annotated Layout and Site
Furnishings Plan, Ground Floor,” “L3.01 – Annotated Layout and Site Furnishings Plan, First
Floor,” “L3.02 – Annotated Layout and Site Furnishings Plan, Second Floor,” “L3.03 –
Annotated Layout and Site Furnishings Plan, Second Floor,” “L3.04 – Annotated Layout and
Site Furnishings Plan, Third Floor,” “L3.10 – Grading Plan, Ground Floor,” “L3.11 – Grading
Plan, First Floor,” “L3.12 – Grading Plan, Second Floor,” “L3.13 – Grading Plan, Second
Floor,” “L3.14 – Grading Plan, Third Floor,” “L3.20 – Soils Plan, Ground Floor,” “L3.21 –
Soils Plan, First Floor,” “L3.22 – Soils Plan, Second Floor,” “L3.23 – Soils Plan, Second
Floor,” “L3.24 – Soils Plan, Third Floor,” “L3.30 – Materials Plan, Ground Floor,” “L3.31 –
Materials Plan, First Floor,” “L3.32 – Materials Plan, Second Floor,” “L3.33 – Materials
Plan, Second Floor,” “L3.34 – Materials Plan, Third Floor,” “L3.50 – Planting Plan, Tree and
Shrub, Ground Floor,” “L3.51 – Planting Plan, Tree and Shrub, First Floor,” “L3.52 –
Planting Plan, Tree and Shrub, Second Floor,” “L3.53 – Planting Plan, Tree and Shrub,
Second Floor,” “L3.54 – Planting Plan, Tree and Shrub, Third Floor,” “L3.60 – Planting Plan
- Groundcover, Ground Floor,” “L3.61 Planting Plan - Groundcover, First Floor,” “L3.62 –
Planting Plan - Groundcover, Second Floor,” “L3.63 – Planting Plan - Groundcover, Second
Floor,” “L3.64 Planting Plan - Groundcover, Third Floor,” “L3.90 – Plant Schedule,” “L7.01
– Sections,” “L7.02 – Sections,” “L8.00, L8.01, & L8.10 – Details,” “L8.30 – Details - Site
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Furnishings,” “L9.00 – Soil Profiles,” “L9.10 & L9.11 – Planting Details,” “D-100 –
Existing/Demolition Site Plan,” “A-100 – Site Plan,” “A-101 – Overall Basement & Ground
Floor Plans,” “A-102 – Overall First & Second Floor Plans,” “A-103 – Overall Third Floor &
Roof Plans,” “A-301 – Building Sections (A, B, & L),” “A-302 – Building Sections (C &
C1),” “A-303 – Building Sections (D1 & E),” A-304 – Building Sections (G & F),” “A-305 –
Building Sections (H & J),” “A-306 – Building Sections (J1 & K),” “A-307 – Building
Sections (N),” “A-308 – Building Section (P),” “A-309 – Building Sections (Q),” “A-310 –
Building Sections (Q1),” “A-311 – Building Sections (R & S),” “A-312 – Building Sections
(M),” “A-401 - Exterior Elevations,” “A-402 – Exterior Elevations,” “A-403 – Exterior
Elevations,” “A-404 – Exterior Elevations,” “A-405 – Exterior Elevations,” “A-406 – Exterior
Elevations,” “A-407 – Exterior Elevations,” and “A-408 – Exterior Elevations,” “G-000 –
Cover Sheet and Drawing Index,” “D-101 – Roof Demolition Plan,” “D-200 – Existing Eave
Details,” “R-101 – Overall Roof Plan,” “R-102 – Roof Part Plan (1 of 7),” “R-103 – Roof Part
Plan (2 of 7),” “R-104 – Roof Part Plan (3 of 7),” “R-105 – Roof Part Plan (4 of 7),” “R-106 –
Roof Part Plan (5 of 7),” “R-107 – Roof Part Plan (6 of 7),” “R-108 – Roof Part Plan (7 of 7),”
“R-109 – SW Corner Valley Adjustment,” “R-110 – NW Corner Valley Adjustment,” “R-201 –
Sections and Details,” “R-402 – Eave Details,” “R-403 – South Shed Dormer Details,” “R-404 –
Misc. Roof Details,” “R-405 – Misc. Roof Details,” “R-406 – East Hip Dormer Details,” “R-407
– Misc. Roof Details,” “R-408 –Shed Dormer At Louver Details,” all prepared by Koetter Kim
Associates, Inc., and all dated 10/22/12 and 10/23/12 (with some other dates); and other
application materials, and
WHEREAS: the City of Ithaca Conservation Advisory Council, the Tompkins County Planning
Department, and other interested parties have been given the opportunity to comment on the
proposed project and all comments received to date on the aforementioned have been considered,
and
WHEREAS: the Planning and Development Board did on April 23, 2013 make a Negative
Declaration of Environmental Significance for the project, now, therefore, be it
RESOLVED: that the Planning and Development Board does hereby grant Preliminary and Final
Site Plan Approval to Klarman Hall to be located at 232 East Avenue by Cornell University,
subject to the following conditions:
i. Submission to staff, for the project file, of a copy of the presentation of proposed building
materials shown to the Planning Board at its May 28, 2013 meeting, and
ii. Submission to staff of a planting showing that street trees will be planted along East Avenue
at the north and south ends of the project site, where no bosques between the sidewalk and
the building will exist, and
iii. At the completion of the Klarman Hall construction project, the temporary Risley Hall
construction parking lot will be removed and replaced with appropriate permanent
landscaping (sidewalk and lawn), and
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iv. Approval of the project’s Storm Water Pollution Prevention Plan (SWPPP) by the City of
Ithaca Stormwater Management Officer, and
v. Bicycle racks must be installed prior to issuance of a Certificate of Occupancy.
In favor: Acharya, Blalock, Fernández, Jones-Rounds, Randall, Schroeder
Opposed: None
Absent: Elliott
Vacancy: None
D. Enterprise Rent-A-Car, New Car Rental Facility, 801 & 805 Cascadilla St. & 404
N. Fulton St., Enterprise Holdings, for Owner, Eat Dessert First, Inc. Declaration of
Lead Agency & Potential Determination of Environmental Significance. The applicant
will provide new drawings at the meeting. The applicant is proposing to: build an 83-car
parking area (24 customer spaces & 59 rental car spaces), perform façade renovations, and
install lighting, landscaping, and stormwater facilities on the 1.29-acre project site. Site
development will require removal of all existing surface materials (e.g., gravel, paving, etc.),
and removal of approximately 0.2 acres of vegetation, including six trees. Two mature
poplars will be retained and protected during construction. The applicant proposes to use
two of the four existing curbcuts on N. Fulton Street. The applicant intends to remove and
stockpile topsoil for re-use on-site. The property is on three separate tax parcels in the
WEDZ-1a Zoning District. The applicant has applied for a Lot Line Adjustment for the rear
property line of 805 Cascadilla Street. This is an Unlisted Action under the City of Ithaca
Environmental Quality Review Ordinance and the State Environmental Quality Review Act
and is subject to environmental review. The project will require a permit for work in the
State right-of-way.
Keplinger walked through the significant changes since the Board last reviewed the project:
• Changed building façade ― added second window and now includes brick work and
hardy panel.
• Driveway angle was changed at north entrance (to avoid a guy wire), which actually
improves the traffic flow.
• Accommodated DOT proposals (e.g., south driveway to have full access in and out,
driveway out to be wider for truck traffic, etc.) and DOT signed off on changes.
• Modified bike rack behind building.
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CEQR Resolution
On a motion by Jones-Rounds, seconded by Schroder:
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for
Site Plan Review for a rental car facility to be located at 801 and 805 Cascadilla Street, and 404
North Fulton Street, by Enterprise Holdings, Inc., applicant, for East Dessert First, Inc., owner,
and
WHEREAS: the applicant is proposing to: build a 70-car parking area (24 customer spaces & 46
rental car spaces), perform façade renovations, and install lighting, landscaping, and stormwater
facilities on the 1.29-acre project site. Site development will require removal of all existing
surface materials (gravel, paving, etc.), removal of approximately 0.2 acres of vegetation,
including some mature trees. Several mature poplars will be retained and protected during
construction. The applicant proposes to use two of the four existing curbcuts on North Fulton
Street and one on Cascadilla Street. The applicant intends to remove and stockpile topsoil for re-
use on-site. The property is on three separate tax parcels in the WEDZ-1a Zoning District. The
project will require a permit for work in the City right-of-way, and
WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review
Ordinance and the State Environmental Quality Review Act and is subject to environmental
review, and
WHEREAS: on April 23, 2013, the City of Ithaca Planning and Development Board, being the
agency that has the primary responsibility for approving this action, declared itself Lead Agency
for this project, and
WHEREAS: the Planning Board, acting as Lead Agency in environmental review, did on May 28,
2013 review and accept as adequate: a Full Environmental Assessment Form (FEAF), Part 1,
submitted by the applicant, and Part 2, prepared by Planning staff; drawings entitled: “Existing
Site Conditions and Demolition Plan(L-1),” “Site Plans (L-2),” “Site Details (L-3),” and
“Site Lighting (L-4),” all dated 5/3/13, and “Elevations and Sections (A200),” undated,
and all prepared by A+E Architects, P.C. and Keplinger Freeman Associates, LLC; and
other application materials, and
WHEREAS: the City of Ithaca Conservation Advisory Council, the Tompkins County Planning
Department, and other interested parties have been given the opportunity to comment on the
proposed project, now, therefore, be it
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RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed
project will result in no significant impact on the environment and that a Negative Declaration for
purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the
provisions of Part 617 of the State Environmental Quality Review Act.
In favor: Acharya, Blalock, Fernández, Jones-Rounds, Randall, Schroeder
Opposed: None
Absent: Elliott
Vacancy: None
Public Hearing:
On a motion by Fernandez, seconded by Randall, and unanimously approved, Chair Acharya
opened the Public Hearing.
Chris Hayes, CAC member, noted that the CAC strongly recommends the trees be of a
large, full-canopied variety, on the front end of parking lot. CAC members would also like
the views from the inlets and waterfront trail be taken into account.
There being no further public comments, on a motion by Fernández, seconded by Jones-
Rounds, and unanimously approved, the Public Hearing was closed.
Keplinger indicated the applicant will in fact be planting full-canopied trees.
Preliminary & Final Site Plan Approval Resolution
On a motion by Jones-Rounds, seconded by Schroeder:
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for
Site Plan Review for a rental car facility to be located at 801 and 805 Cascadilla Street and 404
North Fulton Street by Enterprise Holdings, applicant, for East Dessert First, Inc., owner, and
WHEREAS: the applicant is proposing to: build a 70-car parking area (24 customer spaces & 46
rental car spaces), perform façade renovations, and install lighting, landscaping, and stormwater
facilities on the 1.29-acre project site. Site development will require removal of all existing
surface materials (gravel, paving, etc.), removal of approximately 0.2 acres of vegetation,
including some mature trees. Several mature poplars will be retained and protected during
construction. The applicant proposes to use two of the four existing curbcuts on North Fulton
Street and one on Cascadilla Street. The applicant intends to remove and stockpile topsoil for re-
use on-site. The property is on three separate tax parcels in the WEDZ-1a Zoning District. The
project will require a permit for work in the City right-of-way, and
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WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review
Ordinance and the State Environmental Quality Review Act and is subject to environmental
review, and
WHEREAS: on April 23, 2013, the City of Ithaca Planning and Development Board, being the
agency that has the primary responsibility for approving this action, declared itself Lead Agency
for this project, and
WHEREAS: legal notice was published and property posted in accordance with Chapters 276-6 B.
(4) and 176-12 A. (2) (c) of the City of Ithaca Code, and
WHEREAS: the Planning and Development Board held the required public hearing on May 28,
2013, and
WHEREAS: the Planning Board, acting as Lead Agency in environmental review, did on May 28,
2013 review and accept as adequate: a Full Environmental Assessment Form (FEAF), Part 1,
submitted by the applicant, and Part 2, prepared by Planning staff; drawings entitled: “Existing
Site Conditions and Demolition Plan (L-1),” “Site Plans (L-2),” “Site Details (L-3),” and
“Site Lighting (L-4),” all dated 5/3/13, and “Elevations and Sections (A200),” undated,
and all prepared by A+E Architects, P.C. and Keplinger Freeman Associates, LLC; and
other application materials, and
WHEREAS: the City of Ithaca Conservation Advisory Council, the Tompkins County Planning
Department, and other interested parties have been given the opportunity to comment on the
proposed project, and
WHEREAS: the Planning and Development Board did on May 28, 2013 make a Negative
Declaration of environmental significance for the project, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant
Preliminary and Final Site Plan Approval to the proposed rental car facility to be located at 801
and 805 Cascadilla Street, and 404 North Fulton Street, by Enterprise Holdings, Inc., applicant, for
East Dessert First, Inc., owner, subject to the following conditions:
i. Bicycle racks must meet standard City specifications (“U-shaped”) and be installed prior to
issuance of a Certificate of Occupancy, and
ii. Noise-producing construction shall take place only between the hours of 7:30 a.m. and 6:00
p.m., Monday through Friday.
In favor: Acharya, Blalock, Fernández, Jones-Rounds, Randall, Schroeder
Opposed: None
Absent: Elliott
Vacancy: None
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E. Thurston Avenue Apartments, 312 Thurston Ave., Greg Martin, Applicant for
Owner, RABCO Highland House, LLC. Declaration of Lead Agency. The applicant will
provide new drawings at the meeting. The project includes the construction of four 3-story
residential buildings at the corner of Thurston Avenue and Highland Avenue on a 1.43-acre
portion of a larger site. The project will result in twenty-four parking spaces (including two
handicap spaces) and associated loading, walkways, landscaping, storm drainage, and site
amenities. The proposed site plan includes a new porous asphalt parking lot, site lighting,
and an interconnected walkway system. A concrete walk is proposed to parallel the
driveway, while a more informal stonedust trail is proposed to traverse the hill and link to the
intersection of Highland and Thurston Avenues. Benches and bike racks are located at
building entrances. Curving stone walls are proposed along the base of the hill along
Highland Avenue, to serve as tree wells and preserve existing trees, and to serve as benches,
creating a natural park-like atmosphere at the street intersection. The patio at the terminus of
the parking lot accommodates fire truck turn-around space. Site development will require
the removal of vegetation on most of the 1.8-acre site, including many mature trees. A new
landscape plan has been proposed. The project is located in the R-U Zoning District and is
within the Cornell Heights Historic District. This is a Type I Action under the City of Ithaca
Environmental Quality Review Ordinance, §176-4 B. (1) (h)[4], (n), and (2), and the State
Environmental Quality Review Act, §617.4 (b.) (9), and is subject to environmental review.
The project received a Certificate of Appropriateness from the Ithaca Landmarks
Preservation Commission (ILPC) on April 9, 2013.
Fernández disclosed she is married to Zac Boggs at Trowbridge Wolf Michaels, LLP, but he
is not associated with the project in any way.
Gillespie recapitulated the salient details of the project application.
Trowbridge noted numerous best practices are being followed (e.g., heavy revegetation to
include canopy trees, pedestrian circulation to ensure sidewalk moves across the driveway,
granite curbing in parking lots, etc.).
Gillespie added that the applicant added a path from Building 1 to the bus stop, in response
to conversations with community residents.
Trowbridge noted that the City Traffic Engineer is satisfied with the locations and number of
bike racks. The Fire Department is also satisfied with the turn-around.
Fernández asked if there were lighting planned for the pedestrian path. Trowbridge replied,
no, but that could be explored.
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Schroeder noted he would prefer the plaza not be used for parking. There should be signs, to
address this, facing the parking lot. Trowbridge replied that no parking and fire lane signs
have already been planned.
Schroeder indicated the City Traffic Engineer expressed concern with the loading areas
extending onto the sidewalk. Trowbridge replied there will be a curb. In addition, the
loading area is in the parallel parking area, so it should not be a significant concern.
Schroeder remarked that the City Forestry Technician has remarked on numerous other prior
projects that freeman maples have been overused in the city. Trowbridge replied the
applicant could use other varieties.
Lead Agency Declaration Resolution
On a motion by Jones-Rounds, seconded by Fernández:
WHEREAS: 6 NYCRR Part 617 of the State Environmental Quality Review Law and Chapter
176.6 of the City Code, Environmental Quality Review, require a lead agency be established for
conducting environmental review of projects, in accordance with local and state environmental
law, and
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for
Site Plan Review, the construction of apartments to be located at 312 Thurston Avenue by Greg
Martin, applicant for Owner, RABCO Highland House, LLC, and
WHEREAS: the project is the construction of four 3-story residential buildings at the corner of
Thurston Avenue and Highland Avenue on a 1.43-acre portion of a larger site. The project will
result in twenty-four parking spaces (including two handicap spaces) and associated loading,
walkways, landscaping, storm drainage, and site amenities. The proposed site plan includes a new
porous asphalt parking lot, site lighting, and an interconnected walkway system. A concrete walk
is proposed to parallel the driveway, while a more informal stone dust trail is proposed to traverse
the hill and link to the intersection of Highland and Thurston Avenues. Benches and bike racks
are located at building entrances. Curving stone walls are proposed along the base of the hill along
Highland Avenue to serve as tree wells to preserve existing trees, and as benches, creating a
natural park-like atmosphere at the street intersection. The patio at the terminus of the parking lot
accommodates fire truck turn-around space. Site development will require removal of vegetation
on most of the 1.8-acre site, including many mature trees. A new landscape plan has been
proposed. The project is located in the RU Zoning District and is within the Cornell Heights
Historic District. The project received a Certificate of Appropriateness, with conditions, from the
Ithaca Landmarks Preservation Commission (ILPC) on April 9, 2013, and
WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review
Ordinance §176-4 B. (1) (h)[4] and (n) and (2) and the State Environmental Quality Review Act
§617.4 (b.) (9), and is subject to environmental review, and
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WHEREAS: State Law specifies that for actions governed by local environmental review the lead
agency shall be that local agency which has primary responsibility for approving and funding or
carrying out the action, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself
Lead Agency for the environmental review for the action of site plan approval for new apartments
to be located at 312 Thurston Avenue in the City of Ithaca.
In favor: Acharya, Blalock, Fernández, Jones-Rounds, Randall, Schroeder
Opposed: None
Absent: Elliott
Vacancy: None
5. Zoning Appeals
Appeal #2908, Area Variance (Loading) ― 101-107 E. State St. & 101-109 S. Cayuga St.
(Commons West Building)
Appeal of Jagat Sharma, architect for the owner Jason Fane, for an area variance from
Section 325-8 Column 5, Off-Street Loading Space Requirements of the Zoning Ordinance.
This appeal was first heard in 2012 and was denied in January 2013.
The current appeal has substantially changed from the original request. The owner is seeking
a variance, because he wants to convert the rear portion of the first-floor retail space in the
Commons West Building, at 101-109 South Cayuga Street, to apartments. This building was
constructed between 1921 and 1940 as a Montgomery Ward store; however, our Zoning
Ordinance was not adopted until 1925 and it was not until many years later that loading
spaces became a requirement for buildings located in downtown Ithaca. Now, in order to
increase the use of the Commons West Building, the owner must either provide four loading
spaces or be granted an area variance for this deficiency. The owner proposes to construct
one loading space and seeks a variance for the other three spaces.
The Commons West Building contains a freight elevator that opens onto the exterior
courtyard of the Colonial Building at 101-107 East State Street. This open court has direct
access to Green Street via a shared driveway. Mr. Fane owns both the Commons West
Building and the Colonial Building. He proposes granting an easement to the Commons
West Building to use the Colonial Building’s courtyard and to construct one loading space.
Currently, the courtyard has four parking spaces for Colonial Building tenants. It also has a
space for a service vehicle. In order to have sufficient room for this loading space, which is
required to have an area of 450 SF, Mr. Fane also proposes eliminating the four parking
spaces located in the courtyard behind the Colonial Building. Furthermore, to address access
from the service elevator to the new apartments, Mr. Fane will erect a 5-foot-wide
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passageway in the interior of the Commons West Building, leading from the elevator to the
apartments.
The Commons West Building, located at 101-109 South Cayuga Street, is in a CBD-60 Use
District, where construction of the proposed apartments is a permitted use; however, Sections
325-38 and -39 of the Zoning Ordinance require that a variance for the insufficient loading
spaces be granted, before a building permit or Certificate of Occupancy can be issued.
Given that Common Council is scheduled to vote on June 5, 2013 on a Downtown rezoning
proposal that would eliminate the requirement for loading spaces, the Board feels this
appeal should be tabled.
Appeal #2909, Area Variance ― 314 S. Plain St. (Ithaca Neighborhood Housing Services)
Appeal of Scott Reynolds, agent for Ithaca Neighborhood Housing Services (INHS), for an
area variance from Section 325-8, Column 6, Deficient Lot Area, and 325-8, Column 11,
Deficient Front Yard, requirements of the Zoning Ordinance.
INHS proposes to construct a new three-bedroom, single-family home with off-street parking
at 314 South Plain Street. In order to construct this building, INHS combined two vacant
parcels of land to form one lot. The total square footage of the combined lot is 2,691 SF.
The lot is in an R-2b Use District, where the lot size for a one-family dwelling is required to
be 3,000 SF. The lot is also only 69 linear feet deep. In order to meet the rear yard depth
requirement and construct a front porch in keeping with the surrounding neighborhood,
INHS proposes a front yard that will only be 5 feet deep. The R-2b Zone requires the front
yard be 10 feet deep. The property at 314 South Plain Street is in an R-2b Use District,
where the proposed single-family home use is allowed; however, the Zoning Ordinance,
Sections 325-38 and -39, requires a variance be granted before a building permit or
Certificate of Occupancy can be issued.
Members of the Board identify no negative long-term planning issues with this appeal and
recommend its approval.
Appeal #2911, Area Variance ― 901 E. State St. (Collegetown Terrace Apartments)
This appeal is a request by the applicant, Valentine Visions Associates, the owners of
Collegetown Terrace Apartments, currently under construction, to subdivide two parcels of
land in order to meet end-loan financing conditions for the buildings scheduled for
completion in July 2013. Phase Two of the project will be completed this July. This Phase
consists of 901 East State, also known as the Williams House. It will also include Building
3, addressed 801, 805, 809 East State Street, and 106 Valentine Place. These two buildings,
the William House and Building 3, are located together on a new amended subdivision plat
and are shown on the parcel as Lot 3A. The applicant proposes to divide Lot 3A from the
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remaining parcel designated as Lot 3B. Lot 3B contains Buildings 5 and 6, addressed 112
and 113 Valentine Place, and Building 7, addressed 120 Valentine Place. Buildings 5 and 6
are scheduled to be completed by July 2014. Work on Building 7 has not begun; the
tentative date for completion is July 2015. Three zoning deficiencies are caused by the
owner’s requested subdivision that divides Lot 3A from Lot 3B. Lot 3A is deficient in lot
area. Proposed is 114,824 square feet of lot area; required is 117,000 SF. This lot is also
deficient in lot coverage. Proposed is 37.73%; allowed is 35%. The rear yard of lot 3A will
also be deficient having 16%, or 33.7’, of the 25%, or 50’, required by the zoning ordinance.
Lot 3B is compliant with current zoning regulations. Lot 3A is in the R-3 Zone and Lot 3B
is in the R-3 and R-3/R-1 Transition Zones. The uses as proposed are permitted in these
zones; however, Section 325-39 requires variances be granted before Certificates of
Occupancy can be issued.
The Board recommends approval of this appeal. The proposed subdivision is for financial
reasons only and has no impact on the approved site plan.
7. Reports
A. Planning Board Chair
Acharya reported the Collegetown Zoning Working Group has been seeking to address the
numerous Collegetown zoning concerns on a systematic basis. Probably one of the most
significant changes proposed is the lowering of the minimum lot size for one- or two-family
dwellings to 4,000 SF in the Collegetown Residential 2 (CR-2) district. This is a step
forward, since it follows the LEED for Neighborhood Development guidelines. Acharya
invited Board members to submit any comments or recommendations to Planner Megan
Wilson.
B. Director of Planning & Development
None.
Nicholas noted that the Supplementary Bicycle Parking Standards were inadvertently
removed from the Site Plan Review Ordinance, at some point, so they will need to be re-
incorporated. She consulted with the City Attorney, who indicated it could simply be done
as a minor amendment at the July 2013 Common Council, meeting, since the standards were
mistakenly taken out to begin with.
C. Board of Public Works (BPW) Liaison
None.
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8. Approval of Minutes: 4/23/13
On a motion by Jones-Rounds, seconded by Schroeder, the April 23, 2013 meeting minutes
were approved.
In favor: Acharya, Blalock, Fernández, Jones-Rounds, Randall, Schroeder
Opposed: None
Absent: Elliott
Vacancy: None
9. Adjournment
On a motion by Fernández, seconded by Jones-Rounds, and unanimously approved, the
meeting was adjourned at 9:50 p.m.