HomeMy WebLinkAboutMN-PDB-2012-01-24Approved at the March 27, 2012
Planning and Development Board Meeting
Planning & Development Board
Minutes
January 24, 2012
Board Members Attending: Govind Acharya, Chair; John Schroeder; Bob Boothroyd;
Jane Marcham; Tessa Rudan; John Snyder
Board Members Absent: Meghan Thoreau
Staff Attending: JoAnn Cornish, Director, Department of Planning &
Development;
Lisa Nicholas, Senior Planner, Department of Planning &
Development;
Charles Pyott, Office Assistant, Department of Planning &
Development
Applicants Attending: Alternatives Federal Credit Union (AFCU) 8-Car Parking Lot
Rick Manning, Rick Manning Landscape Architect;
Eric Levine, AFCU Attorney
City of Ithaca Water Treatment Plant
Rick Gell, O’Brien & Gere, Engineers;
Jesse Guyer, O’Brien & Gere, Engineers;
Steve Eckler, O’Brien & Gere, Engineers;
Bill Gray, Ithaca Superintendent of Public Works
Holiday Inn Expansion
David Hart, Hart Hotels, Inc.;
James Boy, RSB Architects (Roberts, Shackleton, & Boy)
Collegetown Crossing (307 College Ave.)
Josh Lower, Applicant;
Jagat Sharma, Jagat P. Sharma Architect;
Rob Morache, New Earth Living, LLC
Pier Road Properties (Johnson Boatyard Site)
John Snyder, Architect;
Scott Whitham, Landscape Architect;
Andy Lavigne, Project Stakeholder;
Jeff Cleveland, Owner, Johnson Boatyard
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Approved at the March 27, 2012
Planning and Development Board Meeting
Applicants Attending (cont.): Sketch Plan: Big Red Marching Band Building (Cornell Univ.)
Andrew Magré, Associate University Architect;
Gilbert Delgado, University Architect
Sketch Plan: Law School Addition (Cornell Univ.)
Michael Husar, Project Manager;
Gilbert Delgado, University Architect
Chair Acharya called the meeting to order at 6:00 p.m. and read the following announcement:
Public Hearing Announcement
2012 Community Development Block Grant (CDBG) & HOME Investment Partnership Program
On behalf of the City of Ithaca, the Ithaca Urban Renewal Agency is preparing to draft an Action
Plan to fund projects through the 2012 Community Development Block Grant (CDBG) and HOME
Programs. Approximately $160,000 in CDBG and $350,000 in HOME funds are expected to be
available. All funded projects must meet HUD National Objectives and primarily benefit the City's
low-income residents. A schedule of public meetings regarding the grant is available on the City's
web site (www.cityofithaca.org, click on 'City Departments' and 'Ithaca Urban Renewal Agency').
Please note that the first of two public hearings for the grant is now scheduled for March 22, 2012 at
8:30 a.m. in Common Council Chambers.
For more information, please contact:
Ithaca Urban Renewal Agency
108 E. Green Street, 3rd Floor
Ithaca, NY 14850-5690
Phone: (607) 274-6553, E-Mail: suek@cityofithaca.org
1. Agenda Review
Nicholas noted the resolution associated with the Holiday Inn Expansion agenda item should
in fact have been designated and drafted as an “Intent to Declare Lead Agency” resolution.
She also indicated Zoning Appeal #2868 for a use variance at 615 Willow Avenue needs to
be removed from the agenda, since the project requires site plan approval and will therefore
not be going before the Board of Zoning Appeals at this time. No objections were raised to
either of the adjustments to the agenda.
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Planning and Development Board Meeting
2. Privilege of the Floor
Janet Frieswyk, 409 E. Lincoln Street resident, spoke in opposition to zoning appeal #2871
for an area variance at 411 E. Lincoln Street. She noted the proposed new house would be
set back so far that she would be able to see the house next door to it from her own
property. Frieswyk also expressed a serious concern with the proposed grading of the lawn,
which is both highly incongruous and would generate an unacceptable amount of water
drainage into her yard.
Laurie Conrad, 405 E. Lincoln Street resident, spoke in opposition to zoning appeal #2871
for an area variance at 411 E. Lincoln Street, noting that she agreed with everything
Frieswyk said. She does not believe the proposed house is characteristic of the
neighborhood; and it is simply far too large for the site.
Daniel Keough, employed at 403 College Avenue, spoke in favor of the Collegetown
Crossing project. He expressed particular enthusiasm for the proposed grocery store, which
he asserted Collegetown desperately needs. The project would also help reduce vehicle use
in Collegetown.
Eric Rosario, 228 S. Geneva Street resident and former Ward 2 Alderperson, spoke in support of
the Holiday Inn expansion and presented the following written comments:
My name is Eric Rosario, a resident of the historic Henry St. John neighborhood that is adjacent to
the proposed Holiday Inn Expansion. I'd like to state my support for the expansion of the Holiday
Inn. I'd also like to provide some comments on the site plan review process and the environmental
assessment completed so far.
The expansion of the current Holiday Inn's convention facilities will strategically fill a key
hospitality gap for the City, the County and Finger Lakes region. Many of my fellow neighbors
want to see our downtown's vibrancy strengthened, which this project will contribute towards.
I also recognize that with all projects come trade-offs. How seriously we recognize and mitigate
potentially negative impacts from this project will determine the level of future support for greater
density, especially along the edges where residential zones are adjacent to high impact commercial
zones.
Based on a brief review of the project application and the Full Environmental Assessment Form,
several residents have some initial questions and comments, which I've listed below. A few of my
neighbors will speak to some of these tonight, especially those points related to noise,
traffic/parking, and construction.
I will limit my comments to process and transparency.
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Planning and Development Board Meeting
We should be making sure that as many folks, especially in the adjacent neighborhood, are as
aware of this project as possible. We're concerned that
- the notification for tonight's meeting was primarily reliant on signage that is easy to miss.
We've asked after last week's Project Review Committee meeting for one sign on W. Green St.
to be moved from its current position (well set-back from the sidewalk) so that it's more visible.
The sign is still in its current location. Furthermore, while the sign gives the date of the site plan
review, it doesn't provide the location of the meeting.
- The project application, site plan review and Full Environmental Assessment Review forms
apparently are not on the City website. They should be. As a former Council member, I knew
what documents to ask for from the Planning and Development Office, which I shared with
neighbors, including McGraw House. But most folks wouldn't know what to ask for. It's also
hard to share these documents with neighbors who do not have access to email, as the site plan
and elevations are not easy to print (they require paper larger than legal size). Some neighbors
have suggested that the documents be physically available for review at the public library.
- There should be more proactive notification than what's currently required. Residents were
surprised to know that there isn't any direction notification, such as a letter or postcard, about the
site plan review for such a massive project at least to those properties that are adjacent to the
project. We recommend that a similar approach be taken to that done by the BZA , where
property owners who live within 200 feet of a project requiring site plan review be informed of
the public hearing.
- To make up for these shortcomings, the neighborhood has initiated a meeting to take place on
February 2nd at the 7:30 pm in the Henry St. John Neighborhood so that we can get a chance to
learn more about the project, perhaps from the developer directly which would be terrific.
Special thanks to Alderperson Seph Murtagh for his help in getting this meeting organized, and
Planning and Development Director JoAnn Cornish for her support. We want to be sure that
neighborhood input at that meeting will be considered by the Planning Board during its review
of this project as well.
I thank the Holiday Inn for its decision to enhance its investment in Ithaca. I look forward to the
successful completion of an expansion that enhances our City's economic vitality without
compromising neighborhood quality of life.
Thank you for your consideration and work on behalf of our community.
Teresa Halpert, 209 S. Geneva, spoke in general support of the Holiday Inn expansion. She likes
the proposed project and considers the Holiday Inn a good neighbor. She is, however, concerned
with the prospect of additional noise pollution associated with the project and she would like to
make sure the Planning Board takes the issue into consideration.
Neha Khanna, 228 S. Geneva Street resident, spoke in general support of the Holiday Inn
expansion and presented the following written comments:
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Planning and Development Board Meeting
Preface: Overall, support the Holiday Inn expansion. Good for downtown. However, have some
reservations and hope that the review process will help address them in a cost effective manner,
rather than after the fact.
Parking
1. Decrease in parking by 23 spots. How will the shortage be handled, especially given the
anticipated increase in demand due to large events at the new convention center (buses, limos)?
Expect significant shortage in parking during conferences and other special events. Also, increased
full time need for employee parking associated with the 6 residential units. Is there any
arrangement for subsidized parking at the Cayuga-Green parking garage, and what is the
anticipated impact on parking in the neighborhood (cars cruising around the neighborhood looking
for free parking)? Lots of seniors in our neighborhood, plus bus route.
2. Parking lot at corner of Cayuga and Clinton Streets. Need to mitigate the visual impact of a
large number of cars which will replace the current landscaping. Need some landscaping to soften
impact. Need to define corner, but, please, no bench perfect place for smokers to congregate just
outside of the no-smoking zone! Provide some architectural feature.
3. Large vehicles. With new convention center, anticipate increased frequency of large vehicle like
buses and limos. Where is the parking for such vehicles?
Traffic
4. Increased congestion on S. Cayuga St. Due to new curb cut and new convention center. Traffic
back up, specially at rush hour. Anticipate spillover effects on South Geneva. Particularly
important during conferences and other special events. Impact on entry/exit from Cayuga/Green
garage? Has impact on South Geneva been studied?
5. Congestion on S. Clinton St. Especially during rush hour. Major entry/exit on S. Clinton street
under new plan. Traffic already backs up during rush hour. Study impact during peak demand
times such as conferences and weddings.
6. Delivery trucks. Anticipate increased frequency and number of delivery trucks, especially
during special events. What is the plan for the entry/exit of delivery trucks and buses? Impact on
congestion on W. Clinton, S. Geneva, and W. Green streets?
7. Large vehicles. With new convention center, anticipate increased frequency of large vehicle like
buses and limos. Already with sports teams, buses are turning on S. Geneva Street. Creates
congestion and traffic backups on S. Geneva, especially if there is a TCAT bus at the same time.
Request that 200 block of South Geneva be made into a 'no truck/bus street,' with an exception for
TCAT buses and local deliveries. Will also help mitigate the heaving of old houses as large
vehicles pass by.
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Planning and Development Board Meeting
8. Stop sign. In the past, City wanted to convert the 4-way stop sign at Clinton-Geneva intersection
into a 2-way stop sign due to traffic congestion on Clinton. Anticipate the congestion problem will
worse with increased use of Clinton Street hotel and also during peak periods like conferences and
weddings. However, 4-way stop sign must stay – large density of seniors living on 200 block of S.
Geneva, who need the 4-way stop.
David Halpert, 209 S. Geneva Street resident, spoke in general support of the Holiday Inn
expansion, although he stressed it needs to be very carefully undertaken. He noted the
existing parking area is frequently used by passing vehicles, which is something he would
like to prevent. He would also very much like to limit the noise pollution of the proposed
expansion as much as possible.
Seph Murtagh, Ward 2 Alderperson, spoke in opposition to the proposed AFCU 8-car
parking lot. He noted the City recently completed rezoning of the West End and he does not
believe the proposed parking lot conforms to what the City is attempting to achieve in that
part of town. He urged the Planning Board to recommend denial of the variance request.
Fred Bonn, Director of the Ithaca/Tompkins County Convention and Visitors Bureau,
spoke in support of the Holiday Inn expansion, stressing that the project is only intended to
be a conference center, as opposed to a full-blown convention center, so the influx of
additional people and vehicles that some neighbors appear to be concerned with will be
limited. He noted the project will invigorate the city’s mid-week downtown business
activity. Bonn noted his only serious concern is the handling of vehicular loading/unloading
and he encouraged the Planning Board to carefully scrutinize all the traffic flow issues
associated with the project.
Jonathan Hall, 412 E. Lincoln Street resident, spoke in opposition to zoning appeal #2871
for an area variance at 411 E. Lincoln Street and presented the following written comments:
As co-owner of 412 East Lincoln Street I would like to respectfully request that the Planning and
Development Board require Heritage Builders to redesign their proposed building on 411 E.
Lincoln so that it only requires one building variance to be approved.
My father is chairman of the Village of Cazenovia planning board and he says that if a project
requires more than one variance, it is flatly rejected. I would expect the same for the historic and
highly desirable neighborhood of Fall Creek in: Ithaca.
I am happy to see new development in my neighborhood and the proposed project, if redesigned,
would be a much-needed improvement to the current building. I don't think anyone is arguing
against tearing down the old house on 411, neighbors just want to see "smart development," not
just development for its own sake.
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Planning and Development Board Meeting
The main problem is the height of the proposed 411 E. Lincoln house. The other building built by
Heritage at 413 E. Lincoln literally and figuratively towers above the other buildings on the street
and dramatically changes the character of the neighborhood. (See attached photo.) Please take no
offense, but 413 E. Lincoln should never have been approved for that height. It was a mistake to
do so, and it is completely out of character for the neighborhood. In looking at the 411 E. Lincoln
proposal please don't make the same mistake. Two wrongs do not make a right.
We ask that the very kind designer Anthony Fraboni make adjustments to the design by
reevaluating the decision to:
1) excessively jack up the basement to get garage doors in the side, which in reality are extremely
difficult to actually as a viable two-car garage. A regular basement for storage would suffice.
2) look at lowering the 3rd floor volume. I suspect it is a master bedroom, walk-in closet and
master bath. With 3 full stories, these dwelling units are 1800 square feet each. Could the second
empire mansard roof get changed to a peaked roof, more in keeping with the neighborhood? That
would make the master suites smaller, but reduce the volume of the building above the second
floor eave line.
3) Finally, do the 2 units in this 2 family house need to be identical? Could one unit be made
smaller to reduce the size or height?
Heritage is marketing to professional and academic families, so these units are very big. They don't
have to be. The neighborhood is the true selling point.
Which brings me back to my main point. Our Fall Creek neighborhood is desirable because it
consists of quaint and inviting homes that make people feel at home. 413 E. Lincoln changed all
that, and while it is aesthetically a nice design out of context in our neighborhood it is a monster
house dwarfing every other house. Please protect our neighborhood and don't allow another
monster onto our street.
Thank you for your time and consideration on this, I and all of my neighbors appreciate your help.
Suki Hall, 412 E. Lincoln Street resident, spoke in opposition to zoning appeal #2871 for an
area variance at 411 E. Lincoln Street and presented the following written comments on
behalf of Catherine Gefell, 410 E. Lincoln Street resident:
I oppose the new construction being proposed for 411 East Lincoln Street. The proposed building
is way too large for the scale of the neighborhood. It would dominate the view from my porch and
balcony and would completely dwarf and overshadow 409 East Lincoln Street, its neighbor to the
west. If a new home is to be built at this address, I ask that the new building be no taller than the
majority of homes on the block.
Thank you for your consideration.
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Planning and Development Board Meeting
Richard Guttridge, 216 S. Geneva Street resident, spoke in general support of the Holiday
Inn expansion, with the caveat that he is not sure how much more commercial development
the neighborhood could realistically endure, beyond the proposed project. He is also
concerned with the impact of the actual construction process on the streets and surrounding
residents. (During construction of the Cayuga Street garage, for example, many people
noticed minor cracking in the pile-driving phase of that project.)
3. Recreational River Permits — Fencing Associated with Means Restrictions Projects on
Stewart Avenue Bridge at Fall Creek, Thurston Ave. Bridge, and Beebe Footbridge,
Cornell University Applicant. Public Hearing & Consideration of Approval.
Public Hearing for Stewart Avenue Bridge:
On a motion by Boothroyd, seconded by Schroeder, and unanimously approved, Chair
Acharya opened the Public Hearing. There being no public comments, on a motion by
Boothroyd, seconded by Schroeder, and unanimously approved, the Public Hearing was
closed.
Public Hearing for Thurston Avenue Bridge:
On a motion by Boothroyd, seconded by Schroeder, and unanimously approved, Chair
Acharya opened the Public Hearing. There being no public comments, on a motion by
Boothroyd, seconded by Schroeder, and unanimously approved, the Public Hearing was
closed.
Public Hearing for Beebe Footbridge:
On a motion by Boothroyd, seconded by Schroeder, and unanimously approved, Chair
Acharya opened the Public Hearing. There being no public comments, on a motion by
Boothroyd, seconded by Schroeder, and unanimously approved, the Public Hearing was
closed.
Adopted Stewart Avenue Bridge Approval Resolution
On a motion by Boothroyd, seconded by Schroeder:
WHEREAS: portions of Fall Creek within the City of Ithaca are designated by New York State as a
Recreational River, pursuant to Title 27 of the Environmental Conservation Law (ECL), one part of
which designated area is immediately adjacent to the abutments of the Stewart Avenue Bridge, and
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Planning and Development Board Meeting
WHEREAS: section 15-2714.3.hh of the ECL stipulates that “responsibility for the administration
of the area designated herein shall be delegated to the City of Ithaca pursuant to the appropriate
regulations,” and
WHEREAS: on July 11, 1990, the Common Council of the City of Ithaca delegated to the City’s
Planning and Development Board the authority to administer the designated area, and to issue
permits for work therein, and
WHEREAS: the ECL also stipulates the designation of Fall Creek “shall not, solely by operation of
this article, be construed so as to restrict utility or similar facilities […] or support-related activities
of […] Cornell University conducted in furtherance of its educational purposes,” and
WHEREAS: an application for a Fall Creek Recreational River Permit has been submitted to the
Planning and Development Board by Cornell University, which permit is required due to a proposed
incursion of fencing into a portion of the designated Recreational River area, as part of Cornell
University’s means restriction project on Stewart Avenue Bridge, and
WHEREAS: as part of the project, the applicant is proposing to install sections of eight-foot high
black chain-link or mesh net fencing at all abutments, and
WHEREAS: the proposed means restriction project is a Type I Action under both the City of Ithaca
Environmental Quality Review Ordinance and the State Environmental Quality Review Act and is
subject to environmental review, and
WHEREAS: the City of Ithaca Planning and Development Board, acting as Lead Agency for
environmental review, did on November 22, 2011 make a negative determination of environmental
significance for the project and did on December 20, 2011 grant preliminary and final site plan
approval, and
WHEREAS: the Planning Board deemed the Fall Creek Recreational River Permit application
complete on December 20, 2011, in accordance with the requirements of Section 621.4(d) of the
New York Code of Rules and Regulations, and
WHEREAS: a Notice of Complete Application was published in the New York State Department of
Environmental Conservation’s Environmental Notice Bulletin on December 28, 2011, and
WHEREAS: a public comment period, commencing on December 20, 2011 and ending on January
24, 2012, was provided for public input, and
WHEREAS: a public hearing was held on January 24, 2012, and
WHEREAS: the Planning and Development Board has determined that:
1. The proposed activity is consistent with the purpose and policies of the Wild, Scenic, and
Recreational River Act, particularly as it applies to Fall Creek and Cornell University, as well
as the regulations applicable thereto;
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Planning and Development Board Meeting
2. The Fall Creek Recreational River resource will be protected and the proposed work within
the Recreational River corridor will not have an undue adverse environmental impact; and
3. No reasonable alternative exists for modifying or locating the proposed work outside the
designated area;
now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board, pursuant to the authority
granted to it by the Common Council of the City of Ithaca acting in accordance with Section 15-
2714.3.hh of the Environmental Conservation Law, does hereby grant to Cornell University a Fall
Creek Recreational River Permit for its means restriction project at Stewart Avenue Bridge, as said
project affects the Fall Creek Recreational River corridor and as it was approved through the Board’s
site plan review process.
In favor: Acharya, Boothroyd, Marcham, Rudan, Schroeder, Snyder
Absent: Thoreau
Adopted Thurston Avenue Bridge Approval Resolution
On a motion by Boothroyd, seconded by Schroeder:
WHEREAS: portions of Fall Creek within the City of Ithaca are designated by New York State as a
Recreational River, pursuant to Title 27 of the Environmental Conservation Law (ECL), one part of
which designated area is immediately adjacent to the abutments of the Thurston Avenue Bridge, and
WHEREAS: section 15-2714.3.hh of the ECL stipulates that “responsibility for the administration
of the area designated herein shall be delegated to the City of Ithaca pursuant to the appropriate
regulations,” and
WHEREAS: on July 11, 1990, the Common Council of the City of Ithaca delegated to the City’s
Planning and Development Board the authority to administer the designated area and to issue
permits for work therein, and
WHEREAS: the ECL also stipulates that the designation of Fall Creek “shall not, solely by
operation of this article, be construed so as to restrict utility or similar facilities […] or support-
related activities of […] Cornell University conducted in furtherance of its educational purposes,,”
and
WHEREAS: an application for a Fall Creek Recreational River Permit has been submitted to the
Planning and Development Board by Cornell University, which permit is required due to a proposed
incursion of fencing into a portion of the designated Recreational River area, as part of Cornell
University’s means restriction project on Thurston Avenue Bridge, and
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Planning and Development Board Meeting
WHEREAS: as part of the project, the applicant is proposing the installation of new black chain-link
fencing at the bridge abutments, and
WHEREAS: the proposed means restriction project is a Type I Action under both the City of Ithaca
Environmental Quality Review Ordinance and the State Environmental Quality Review Act and is
subject to environmental review, and
WHEREAS: the City of Ithaca Planning and Development Board, acting as Lead Agency for
environmental review, did on November 22, 2011 make a negative determination of environmental
significance for the project and did on December 20, 2011 grant preliminary and final site plan
approval, and
WHEREAS: the Planning Board deemed the Recreational River Permit application complete on
December 20, 2011 in accordance with the requirements of Section 621.4(d) of the New York Code
of Rules and Regulations, and
WHEREAS: a Notice of Complete Application was published in the New York State Department of
Environmental Conservation’s Environmental Notice Bulletin on December 28, 2011, and
WHEREAS: a public comment period, commencing on December 20, 2011 and ending on January
24, 2012, was provided for public input, and
WHEREAS: a public hearing was held on January 24, 2012, and
WHEREAS: the Planning and Development Board has determined that:
1. The proposed activity is consistent with the purpose and policies of the Wild, Scenic, and
Recreational River Act, particularly as it applies to Fall Creek and Cornell University, as well
as the regulations applicable thereto;
2. The Fall Creek Recreational River resource will be protected and the proposed work within
the Recreational River corridor will not have an undue adverse environmental impact; and
3. No reasonable alternative exists for modifying or locating the proposed work outside the
designated area;
now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board, pursuant to the authority
granted to it by the Common Council of the City of Ithaca acting in accordance with Section 15-
2714.3.hh of the Environmental Conservation Law, does hereby grant to Cornell University a
Recreational River Permit for its means restriction project at Thurston Avenue Bridge, as said
project affects the Fall Creek Recreational River corridor and as it was approved through the Board’s
site plan review process.
In favor: Acharya, Boothroyd, Marcham, Rudan, Schroeder, Snyder
Absent: Thoreau
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Approved at the March 27, 2012
Planning and Development Board Meeting
Adopted Beebe Footbridge Approval Resolution
On a motion by Boothroyd, seconded by Schroeder:
WHEREAS: portions of Fall Creek within the City of Ithaca are designated by New York State as a
Recreational River, pursuant to Title 27 of the Environmental Conservation Law (ECL), one part of
which designated area is immediately adjacent to the abutments of the Beebe Footbridge, and
WHEREAS: section 15-2714.3.hh of the ECL stipulates that “responsibility for the administration
of the area designated herein shall be delegated to the City of Ithaca pursuant to the appropriate
regulations,” and
WHEREAS: on July 11, 1990, the Common Council of the City of Ithaca delegated to the City’s
Planning and Development Board the authority to administer the designated area, and to issue
permits for work therein, and
WHEREAS: the ECL also stipulates that the designation of Fall Creek “shall not, solely by
operation of this article, be construed so as to restrict utility or similar facilities […] or support-
related activities of […] Cornell University conducted in furtherance of its educational purposes,”
and
WHEREAS: an application for a Fall Creek Recreational River Permit has been submitted to the
Planning and Development Board by Cornell University, which permit is required due to a proposed
incursion of fencing into a portion of the designated Recreational River area, as part of Cornell
University’s means restriction project on Beebe Footbridge, and
WHEREAS: as part of the project, the applicant is proposing the installation of new black chain-link
fencing at the bridge abutments, and
WHEREAS: the proposed means restriction project is a Type I Action under the City of Ithaca
Environmental Quality Review Ordinance and an Unlisted Action under the State Environmental
Quality Review Act and is subject to environmental review, and
WHEREAS: the City of Ithaca Planning and Development Board, acting as Lead Agency for
environmental review, did on November 22, 2011 make a negative determination of environmental
significance for the project and did on December 20, 2011 grant preliminary and final site plan
approval, and
WHEREAS: the Planning Board deemed the Fall Creek Recreational River Permit application
complete on December 20, 2011, in accordance with the requirements of Section 621.4(d) of the
New York Code of Rules and Regulations, and
WHEREAS: a Notice of Complete Application was published in the New York State Department of
Environmental Conservation’s Environmental Notice Bulletin on December 28, 2011, and
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Planning and Development Board Meeting
WHEREAS: a public comment period, commencing on December 20, 2011 and ending on January
24, 2012, was provided for public input, and
WHEREAS: a public hearing was held on January 24, 2012, and
WHEREAS: the Planning and Development Board has determined that:
1. The proposed activity is consistent with the purpose and policies of the Wild, Scenic, and
Recreational River Act, particularly as it applies to Fall Creek and Cornell University, as well
as the regulations applicable thereto;
2. The Fall Creek Recreational River resource will be protected and the proposed work within
the Recreational River corridor will not have an undue adverse environmental impact; and
3. No reasonable alternative exists for modifying or locating the proposed work outside the
designated area;
now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board, pursuant to the authority
granted to it by the Common Council of the City of Ithaca acting in accordance with Section 15-
2714.3.hh of the Environmental Conservation Law, does hereby grant to Cornell University a Fall
Creek Recreational River Permit for its means restriction project at Beebe Lake Footbridge, as said
project affects the Fall Creek Recreational River corridor and as it was approved through the Board’s
site plan review process.
In favor: Acharya, Boothroyd, Marcham, Rudan, Schroeder, Snyder
Absent: Thoreau
4. Site Plan Review
A. 8-Car Parking Lot for Alternatives Federal Credit Union (AFCU), 634 W. Seneca
Street, AFCU Applicant & Owner. Declaration of Lead Agency & Public Hearing.
The applicant proposes to install an 8-car parking lot for staff use on the 3,600 SF parcel at
the northeast corner of N. Fulton and W. Seneca Streets. The project includes the
demolition of the existing 2-story building on the site, installation of 2,840 SF of new
paving, 760 SF of new landscaping, a new curbcut on N. Fulton Street, drainage
improvements, signage, and lighting. Circulation through the parking lot will be one-way,
with the proposed parking entry at the existing curbcut on Seneca Street and the exit at the
new curbcut on Fulton Street. The project is in the WEDZ-1 Zoning District. 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. The
project requires an area variance from the Board of Zoning Appeals and a NYS DOT
highway work permit.
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Planning and Development Board Meeting
Manning recapitulated the salient details of the proposed project. He noted the applicant
only just received a copy of the state Department of Transportation’s (DOT) 1/24/12 letter
containing the list of its concerns.
Schroeder remarked the Planning Board should probably defer approval of its CEQR
resolution, until the DOT’s concerns have been satisfactorily addressed.
Acharya noted the Planning Board received numerous comments about the proposed
project, most of which expressed serious concerns. Acharya encouraged the applicant to
consider using nearby City-owned parking lots to meet its parking needs, in lieu of
constructing an entirely new parking lot.
Levine indicated the applicant would be happy to discuss using City-owned parking lots,
although he stressed AFCU staff regularly experiences considerable difficulty finding
nearby parking and he is not sure City-owned parking would ultimately meet its needs.
Adopted Declaration of Lead Agency Resolution
On a motion by Boothroyd, seconded by Marcham:
WHEREAS: 6 NYCRR Part 617 of the State Environmental Quality Review Law and Chapter 176.6
of the City Code, Environmental Quality Review, require that a lead agency be established for
conducting environmental review of projects, in accordance with local and state environmental law,
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, and
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for
Site Plan Review for an 8-car parking lot to be located at 634 West Seneca Street by Alternatives
Federal Credit Union (AFCU), applicant and owner, and
WHEREAS: the applicant proposes to install an 8-car parking lot for staff use on the 3,600 SF
parcel at the northeast corner of N. Fulton Street and W. Seneca Streets. The project includes the
demolition of the existing 2-story building on the site, installation of 2,840 SF of new paving, 760
SF of new landscaping, a new curbcut on N. Fulton Street, drainage improvements, signage, and
lighting. Circulation through the parking lot will be one-way, with the proposed parking entry at the
existing curbcut on Seneca Street and the exit at the new curbcut on Fulton Street. The project is on
the WEDZ-1 Zoning District. The project requires an area variance from the Board of Zoning
Appeals and a NYS DOT highway work permit, and
WHEREAS: this is an Unlisted Action under both the City Environmental Quality Review
Ordinance and the State Environmental Quality Review Act and is subject to environmental review,
and
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Approved at the March 27, 2012
Planning and Development Board Meeting
WHEREAS: it has been requested that the New York State Department of Transportation, the City
of Ithaca Board of Zoning Appeals, both potentially involved agencies, consent to the Planning and
Development Board being Lead Agency for this project, and
WHEREAS: the New York State Department of Transportation and the City of Ithaca Board of
Zoning Appeals have consented to the Planning and Development Board being Lead Agency for this
project, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board is, by way of this resolution,
declaring itself Lead Agency in Environmental Review for the proposed 8-car parking lot to be
located at 634 West Seneca Street (AFCU) in the City of Ithaca.
In favor: Acharya, Boothroyd, Marcham, Rudan, Schroeder, Snyder
Absent: Thoreau
Acharya expressed agreement with Schroeder regarding the need to defer CEQR resolution
approval until after the DOT indicates it has no remaining issues with the project. Cornish
observed the BZA’s consideration of the project’s zoning appeal would likewise need to
postponed.
B. City of Ithaca Water Treatment Plant, 202 Water St., City of Ithaca, Applicant &
Owner. Consideration of Final Approval of Phase 1. Phase 1 of the project is the
rebuilding of the water plant located on Water Street. It includes: the sequenced demolition
of the existing 11,000± square foot (sf) water treatment plant (WTP) (20,000± sf gross); the
construction of a 17,070± sf, 6 million gallon per day (gpd) WTP (31,880± sf gross),
construction of a 300± sf metering/flow regulator structure (300± sf gross) associated with
the emergency interconnect with the Southern Cayuga Lake Intermunicipal Water
Commission water supply; construction/reconstruction of ancillary site elements, including
stormwater management facilities, access/egress, parking, signage, fencing, lighting, and
landscaping. Treatment elements, including rapid mixing, flocculation, clarification,
filtration, and chemical feed systems, will be located within the building footprint. The
existing high-lift pumping station and underground clearwells will be retained. This is a
Type I Action under both the City of Ithaca Environmental Quality Review Ordinance and
the State Environmental Quality Review Act, for which the Board of Public Works, acting
as Lead Agency, completed environmental review and adopted Findings in July 2009.
Gray recapitulated the salient details of the proposed project.
Schroeder indicated the only remaining issues that the Project Review Committee identified
at its recent meeting are reflected in the draft resolution. The most significant issue is the
broader sidewalk issue, which will take some time to resolve, given the number of affected
properties.
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Approved at the March 27, 2012
Planning and Development Board Meeting
Gell then proceeded to present the revised drawings and renderings of the proposed
Interconnection Valve Building.
Adopted Final Approval Resolution
On a motion by Snyder, seconded by Schroeder:
WHEREAS: an application has been submitted for review and approval by the City of Ithaca
Planning and Development Board for the rebuilding of the City Water Treatment Plant, located at
202 Water Street, by the City of Ithaca, applicant and owner, and
WHEREAS: Phase 1 of the project is the rebuilding of the water treatment plant located on Water
Street. It includes: the sequenced demolition of the existing 11,000± square foot (sf) water treatment
plant (WTP) (20,000± sf gross); the construction of a 17,070± sf, 6 million gallon per day (gpd)
WTP (31,880± sf gross); construction of a 300± sf metering/flow regulator structure (300± sf gross),
associated with the emergency interconnect with the Southern Cayuga Lake Intermunicipal Water
Commission water supply; construction/reconstruction of ancillary site elements, including
stormwater management facilities, access/egress, parking, signage, fencing, lighting, and
landscaping. Treatment elements, including rapid mixing, flocculation, clarification, filtration, and
chemical feed systems, will be located within the building footprint. The existing high-lift pumping
station and underground clearwells will be retained. The project is in the P-1 Zoning District, and
WHEREAS: this is a Type I Action under both the City of Ithaca Environmental Quality Review
Ordinance and the State Environmental Quality Review Act, for which the Board of Public Works,
acting as Lead Agency, completed environmental review and adopted Findings in July 2009, 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 November
22, 2011, and
WHEREAS: the Board did on November 22, 2011 review and accept as adequate: plans entitled
“Existing Site and Demolition Plan (G-107),” “Site Layout Plan (G-108),” “Erosion and
Sedimentation Plan (G-109),” “WTP Site Utility Plan (G-110),” “Site Grading and Drainage Plan
(G-111),” “Landscape Plan,” “Partial Landscape Plans,” and “Photometric Plan (G-108),” all dated
November 7, 2011 and prepared by O’Brien and Gere, Inc., and other application materials, 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 Planning and Development Board did on November 22, 2011 grant Preliminary
Site Plan Approval to Phase 1 of the City Water Plant Rebuilding, subject to the following
conditions:
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Approved at the March 27, 2012
Planning and Development Board Meeting
i. Submission of catalog cut-sheets of interior (e.g., ceiling lighting) and exterior lighting
(including lighting on south side of building), in order to confirm that light spillage will be
minimized, and
ii. Submission of catalog cut-sheets and material samples of window types and glazing, and
iii. Applicant to provide documentation the proposed glazing for the windows minimize light
spillage from the building, and
iv. Submission of building material samples and of building elevations with the intended
materials clearly labeled on the drawings, and
v. Submission of revised “Site Layout Plan (G-108),” showing curbing along edges of
driveway and parking areas, sidewalk along Water Street, sidewalk connecting parking area
sidewalk to building entrance on East State Street side of building, and intended stairs at
loading dock on Water Street side of building, and
vi. Submission of revised architectural drawings showing floor plan, three-dimensional image
of roof forms, and revised drawings for the Interconnection Valve Building (see below),
and
vii. Reconsideration of the design of the Interconnection Valve Building to better integrate it
with the architecture and landscape of the site as a whole; possible ideas include using
façade treatments harmonizing with the main water plant building, setting the
Interconnection Valve Building and its paved area back from the street to provide room for
a sidewalk, and/or vegetative screening along the street, and adding a green roof, and
viii. Submission of new plan showing existing trees to be retained (including naturally wooded
areas at the site’s periphery) and existing trees to be removed; the naturally wooded areas to
be retained at the site’s periphery can simply be outlined and labeled as such, and
ix. Submission of revised “Landscape Plan” and “Partial Landscape Plans,” adding native
woodland trees in the general area between the north parking lot and the private properties
along East State Street, adding landscaping around the proposed Interconnection Valve
Building to better integrate it with its site, and addressing comments expressed by the City
Forestry Technician in her November 22, 2011 e-mail, and
x. Submission and approval of proposed decorative fencing type and chain-link fencing color,
and
xi. Investigate potential for adding porous pavement to site plan, and
xii. Seek to accommodate a pedestrian pathway (outside the perimeter security fence) that
would link the mid-block pathway, off East State Street, to Water Street, and
xiii. Noise-producing construction shall take place only between the hours of 7:30 a.m. and 7:30
p.m., Monday through Friday, and
xiv. Bicycle racks must be installed prior to the issuance of a Certificate of Occupancy, and
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Approved at the March 27, 2012
Planning and Development Board Meeting
WHEREAS: the Board did on January 24, 2012 review and accept as adequate new and revised
plans entitled “ Night Views (A-1),” “Site Plan at Night (A-2)”, “Site Plan View (A-3),” “N-S
Elevations (A-4),” “E-W Elevations (A-5),” “Elevations E-W Renderings (A-6),” “Elevations E-W
Renderings (A-7),” “Elevations (A-8),” “Lower Floor Plan (A-9),” “Upper Floor Plan (A-10),”
“Roof Plan (A-11),” “Plans (A-12),” “Interconnection Valve Building 3-D Views (A-13),” “Site
Sections (A-14),” “Interior Lighting Plan (E-1),” “Existing Site and Demolition Plan (G-107),” “Site
Layout Plan (G-108),” “Erosion and Sedimentation Plan (G-109),” “WTP Site Utility Plan (G-110),”
“Site Grading and Drainage Plan (G-111),” “Landscape Plan (G-114),” “Partial Landscape Plan (G-
115 & G-116),” and “Photometric Plan (G-117),” “Site Layout Plan with Aerial Photo (G-108),”and
“Existing Conditions Plan With Aerial Photo,” all dated 1/11/12 and prepared by O’Brien and Gere,
Inc., and other application materials, including a January 10, 2012 letter (with numerous
attachments) to Lisa Nicholas, Senior Planner, from Richard Gell, Senior Managing Engineer, which
addresses the fourteen conditions listed above, and
WHEREAS: the Planning and Development Board finds the applicant has satisfied the following
conditions: i., ii., iii., iv., vi., vii., viii., ix., x., xi., and xii., and partially satisfied condition v., now,
therefore, be it
RESOLVED: that the Planning and Development Board does hereby grant final site plan approval
to Phase 1 of the City Water Plant Rebuilding, subject to the following conditions:
i. Submission of revised drawings, showing a continuous sidewalk on the west side of Water
Street extending from E. State Street to the Interconnection Valve Building, and
ii. Submission of revised building materials, showing the retaining wall at the Interconnection
Valve Building is an earth-tone block, and
iii. Submission of a detail, for staff approval, of the entry gates, and
iv. Submission of cut-sheet, showing proposed color of window frames, and
v. Planning Board approval shall be required for any change in the proposed building
materials colors, and
vi. Noise-producing construction shall take place only between the hours of 7:30 a.m. and 7:30
p.m., Monday through Friday, and
vii. Bicycle racks must be installed prior to the issuance of a Certificate of Occupancy, and be it
further
18
Approved at the March 27, 2012
Planning and Development Board Meeting
RESOLVED: the Planning and Development Board urges the Board of Public Works to develop an
overall plan for providing sidewalks along the entire length of Water Street.
In favor: Acharya, Boothroyd, Marcham, Rudan, Schroeder, Snyder
Absent: Thoreau
C. Holiday Inn Expansion, 222 S. Cayuga St., Hart Hotels, Applicant & Owner.
Declaration of Lead Agency. The applicant is proposing to demolish the existing north,
south, and west guest room wings (110 rooms) and construct two new additions. One will
be a one-story 13,845 SF banquet and meeting facility on the north side of the main
building; and the other will be a 100’ tall 9-story tower with a 9,190 SF footprint, featuring
115 new guest rooms and a roof-top entertainment complex. Two 2-bedroom units of
employee housing are also included in the project. Site development will include: two new
curbcuts to make a conference center drop-off; reconfiguration of the parking areas,
resulting in a decrease of 21 parking spaces; removal of 9 mature trees and much of the
existing landscaping along Cayuga Street; new landscaping and sidewalks; lighting; and
signage. Exterior finishes will include an exterior insulation finishing system (EFIS), brick,
stone, and concrete. The project is in the CBD-100 Zoning District. This is a Type I Action
under the City of Ithaca Environmental Quality Review Ordinance and an Unlisted Action
under the State Environmental Quality Review Act and is subject to environmental review.
This project requires Design Review.
Hart recapitulated the salient details of the proposed project and presented revised drawings,
renderings, and floorplans. He stressed that the project is being designated a conference
center, rather than a convention center, given its focus on small- to medium-sized meetings
and social events. As a result, he feels confident all existing/additional vehicular and
pedestrian traffic can be handled exclusively via Cayuga Street.
Schroeder remarked he would like to see greater differentiation and aesthetic treatment of
the Cayuga Street/Geneva Street portion of the project.
Hart indicated that part of the rooftop will be enclosed and that additional noise pollution
should be minimal.
Schroeder asked how tour buses would be handled. Hart replied no single area is being
designated for them, but the plan is simply to rope off certain areas on an as-needed basis.
Hart reiterated that traffic most likely will not increase as a result of the expansion.
Schroeder remarked it seems to be a great project, but he would definitely like to see the
Clinton Street side made to appear as more of a gateway to a residential neighborhood.
19
Approved at the March 27, 2012
Planning and Development Board Meeting
Adopted Intent to Be Lead Agency Resolution
On a motion by Boothroyd, seconded by Marcham:
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: 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, and
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for
Site Plan Review for an expansion of the Holiday Inn located at 222 S. Cayuga Street by Hart
Hotels, Inc., applicant and owner, and
WHEREAS: the applicant proposes to demolish the existing north, south, and west guest room
wings (110 rooms) and construct two new additions. One will be a one-story 13,845 SF banquet and
meeting facility on the north side of the main building; the other will be a 100’ tall 9-story tower
with a 9,190 SF footprint, featuring 115 new guest rooms, a roof-top entertainment complex, and the
relocation of the existing hotel restaurant to the ground floor fronting Cayuga Street. Six 2-bedroom
units of employee housing are also included in the project. Site development will include: two new
curbcuts to make a conference center drop-off; reconfiguration of the parking areas, resulting in a
decrease of 21 parking spaces; removal of 9 mature trees and much of the existing landscaping along
Cayuga Street; new landscaping, and sidewalks; lighting; and signage. Exterior finishes will include
an exterior insulation finishing system (EFIS), stone, and concrete. The project is in the CBD-100
Zoning District it requires and area variance due to a two story minimum with in the district and
Design Review.
WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review
Ordinance and an Unlisted Action under the State Environmental Quality Review Act and is subject
to environmental review, now, therefore, be it,
RESOLVED: that the City of Ithaca Planning and Development Board is, by way of this resolution,
declaring its intent to be Lead Agency in Environmental Review for the proposed Holiday Inn
expansion located at 222 South Cayuga Street in the City of Ithaca.
In favor: Acharya, Boothroyd, Marcham, Rudan, Schroeder, Snyder
Absent: Thoreau
20
Approved at the March 27, 2012
Planning and Development Board Meeting
D. Collegetown Crossing (Mixed-Use Housing Project), 307 College Ave., Josh
Lower, Applicant & Owner. Intent to Declare Lead Agency. The applicant is proposing
to demolish the existing two-story structure fronting College Ave. and construct a six-story,
mixed-use building with 50 upper-story apartments (103 bedrooms) and approximately
5,500 SF of ground floor retail space. The applicant is proposing to construct a through-
block pedestrian walkway and incorporate a TCAT bus stop into the building façade. The
existing residential structure on Linden Ave. will be retained; however, the back porch will
be removed. The proposed project will remove the existing 15 parking spaces on site. The
project is in the B-2b and R-3b Zoning Districts, as well as the Collegetown Parking
Overlay Zone (CPOZ). This is a Type I Action under the City of Ithaca Environmental
Quality Review Ordinance and an Unlisted Action under the State Environmental Quality
Review Act and is subject to environmental review. The project requires an area variance
for 57 parking spaces and 3 loading spaces, as well as a rear-yard deficiency.
Snyder divulged for the record that he served as project architect for a previous iteration of
the proposed building; however, he no longer serves in that capacity.
Sharma recapitulated the salient details of the proposed project and made note of the
following recent revisions:
• building would be moved back 7 feet from property line
• building’s massing would be broken up by cut-outs ― façade should ‘read’ more
like two different buildings (brick vs. transparent glass panels)
• banding would be added around the cornice
• bio-soils area would be added between the building and the fire station
• stone wall would be erected from the Linden Avenue side
• low retaining wall would be added with some decorative accent lighting
Schroeder remarked the renderings and elevations seem significantly improved since the
initial presentation; however, his principal concern remains the large blank wall adjacent to
the fire station. Sharma responded that he is still working on that particular portion of the
project design.
Acharya asked how the proposed TCAT station could possibly be situated on such a narrow
sidewalk, to which Morache replied that stepping the building back should help make that
possible. In fact, Morache added, in conversations with City Engineer Tim Logue and
TCAT staff, the applicant is exploring the possibility of creating enough maneuvering space
so buses could pull entirely off the street for loading and unloading. Schroeder observed
that the trouble is that the existing sidewalk’s width is already inadequate.
21
Approved at the March 27, 2012
Planning and Development Board Meeting
Cornish noted the project seems markedly deficient in green space and plantings. In
addition, there is not enough space between the existing Linden Avenue house and the
proposed new building.
Board members raised the following additional concerns:
• there is too much contrast between the more traditional-looking existing Linden
Avenue building and the proposed new building
• Linden Avenue view should be improved
• more attention should be paid to the pedestrian pathway and how it fits between the
buildings
• applicant needs to provide considerably more analysis and documentary evidence
that its proposed resident vehicular usage/parking tracking and minimization
program will be enforced/effective
Adopted Intent to Be Lead Agency Resolution
On a motion by Boothroyd, seconded by Schroeder:
WHEREAS: 6 NYCRR Part 617 of the State Environmental Quality Review Law and Chapter
176.6 of the City Code, Environmental Quality Review, require that a lead agency be established for
conducting environmental review of projects, in accordance with local and state environmental law,
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, and
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for
Site Plan Review for Collegetown Crossing, a mixed-use housing project by Josh Lower, applicant
and owner, and
WHEREAS: the applicant proposes to demolish the existing two-story structure fronting College
Ave. and construct a six-story, mixed-use building with 50 upper-story apartments (103 bedrooms)
and approximately 5,500 SF of ground floor retail space. The applicant is proposing to construct a
through-block pedestrian walkway and incorporate a TCAT bus stop into the building façade. The
existing residential structure on Linden Ave. will be retained; however, the back porch will be
removed. The proposed project will remove the existing 15 parking spaces on site. The project is in
the B-2b and R-3b Zoning Districts, as well as the Collegetown Parking Overlay Zone (CPOZ). The
project requires an area variance for 57 parking spaces and 3 loading spaces, as well as a rear-yard
deficiency, and
22
Approved at the March 27, 2012
Planning and Development Board Meeting
WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review
Ordinance and an Unlisted Action under the State Environmental Quality Review Act and is subject
to environmental review, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board is by way of this resolution
declaring its intent to act as Lead Agency in Environmental Review for the proposed Collegetown
Crossing, a mixed-use housing project located at 307 College Ave. by Josh Lower, in the City of
Ithaca.
In favor: Acharya, Boothroyd, Marcham, Rudan, Schroeder, Snyder
Absent: Thoreau
E. Pier Road Properties (Johnson Boatyard Site), Jeff Cleveland, Applicant &
Owner. Intent to Declare Lead Agency. The applicant is proposing to redevelop the 7.8-
acre site currently containing Johnson Boatyard and four one-story metal buildings. The
proposed project is mixed-use housing and commercial/retail with 11 three-story attached
townhouses totaling 62,000 gross SF, 5 five-story buildings with a total of 130-150 units
with 230,000 GSF, including 15,000 GSF of ground floor commercial space. 290 parking
spaces will be provided on-street, in a surface lot fronting Pier Road and ground floor
parking in all but one residential structure. The site will be accessed from one curbcut on
Willow Avenue and two on Pier Road, as well as a proposed roundabout at the terminus of
Pier Road which is partially on City property. Internal circulation includes a tree line street
extending the length of the project, sidewalks, a plaza, a publicly accessible waterfront
promenade, and a pier along Cascadilla Creek. The project includes removal and rebuilding
of existing seawall and the retention of 115 boat slips. Site development will require the
demolition of 4 of the existing buildings, removal of all paving and vegetation, and the
possible relocation of NYSEG power lines. The project is in the WF-1 Zoning District.
This is a Type I Action under both the City of Ithaca Environmental Quality Review
Ordinance and the State Environmental Quality Review Act and is subject to environmental
review. This project potentially requires permits from the Canal Corporation and/or DEC,
as well as coordination with the City to resolve issues with utility easements and make
improvements on public property.
Snyder recused himself from consideration of the proposed project, in light of his role as
project architect.
Whitham recapitulated the salient details of the proposed project. Snyder and Whitham
walked Board members through revised drawings and renderings.
23
Approved at the March 27, 2012
Planning and Development Board Meeting
Adopted Intent to Be Lead Agency Resolution
On a motion by Schroeder, seconded by Boothroyd:
WHEREAS: 6 NYCRR Part 617 of the State Environmental Quality Review Law and Chapter 176.6
of the City Code, Environmental Quality Review, require that a lead agency be established for
conducting environmental review of projects, in accordance with local and state environmental law,
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, and
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for
Site Plan Review for a mixed-use housing project to be located at 101 Pier Road by Jeff and Beth
Cleveland, applicants and owners, and
WHEREAS: the applicant is proposing to redevelop the 7.8-acre site, currently containing Johnson
Boatyard and four one-story metal buildings. The proposed project is mixed-use housing and
commercial/retail with 22 three-story attached townhouses, totaling 62,000 Gross SF, and 5 five-
story buildings with a total of 130-150 units with 230,000 GSF, including 15,000 GSF of ground
floor commercial space. 290 parking spaces will be provided on-street, in a surface lot fronting Pier
Road and ground floor parking in all but one residential structure. The site will be accessed from
one curbcut on Willow Avenue and two on Pier Road, as well as a proposed roundabout at the
terminus of Pier Road, which is partially on City property. Internal circulation includes a tree line
street extending the length of the project, sidewalks, a plaza, a publicly accessible waterfront
promenade, and a pier along Cascadilla Creek. The project includes removal and rebuilding of
existing seawall and the retention of 115 boat slips. Site development will require the demolition of
4 of the existing buildings, removal of all paving and vegetation, and the possible relocation of
NYSEG power lines. The project is in the WF-1 Zoning District. This project potentially requires
permits from the Canal Corporation and/or DEC, as well coordination with the City to resolve issues
with utility easements and make improvements on public property, and
WHEREAS: this is a Type I Action under both the City of Ithaca Environmental Quality Review
Ordinance and the State Environmental Quality Review Act and is subject to environmental review,
now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board is by way of this resolution
declaring its intent to act as Lead Agency in Environmental Review for the proposed Mixed-Use
Housing project to be located at 101 Pier Road by Jeff and Beth Cleveland.
In favor: Acharya, Boothroyd, Marcham, Rudan, Schroeder
Abstain: Snyder
Absent: Thoreau
24
Approved at the March 27, 2012
Planning and Development Board Meeting
F. Sketch Plan – Big Red Marching Band Building – Cornell University
Magré walked the Board through a presentation of the proposed project. He noted that
project architect, Baird Sampson Neuert Architects, also designed the award-winning
Cornell Plantations Welcome Center. Magré highlighted the following components and
characteristics of the project:
• site connects to the Schoellkopf Field stadium and parking lot
• building would be situated at the southern end of the stadium parking lot, on the site
of an existing storage building, which would be demolished
• building would essentially comprise a single large 3-story space, with a small office,
storage room, and bathrooms
• capacity for 175 musicians
• plaza in front of building
• large hangar door on the parking lot side
• no parallel walls to maximize acoustic properties of building; canted walls to soften
reverberations
• oculis
• metal panel system, clearly differentiated from the stadium
• naturalized landscaping
G. Sketch Plan – Law School Addition – Cornell University
Husar walked the Board through a presentation of the proposed project, highlighting the
following components and characteristics:
• underground facility with entrance from Myron Taylor Hall
• would contain 3 classrooms (including a 170-seat auditorium)
• Myron Taylor Hall courtyard would be renovated (two-thirds of which would be
lowered by 3 feet)
• Gould Reading Room would be extended
• existing street trees would either be extracted/replanted or replaced altogether
• designed by AnnBeha Architects
Schroeder expressed serious reservations about the treatment of the courtyard ― the designs
on the renderings of the courtyard appear far too modern, within the context of the site.
Schroeder urged the applicant to preserve the appearance and feeling of the collegiate
English Gothic architectural style of the existing courtyard as much as possible. Rudan
expressed agreement, adding that the Myron Taylor Hall entrance should be treated
similarly.
25
Approved at the March 27, 2012
Planning and Development Board Meeting
Delgado responded that the applicant discussed the subject at length and certainly attempted
to establish the right balance between the historic and the modern. In coming up with the
design, the applicant examined both the U.S. Secretary of the Interior’s Standards for
Rehabilitation and UNESCO (United Nations Educational, Scientific, and Cultural
Organization) guidelines.
Snyder remarked that he himself actually enjoyed the modernist touches in the proposed
design.
5. Zoning Appeals
APPEAL #2870 ― Area Variance: 107-09 Crescent Place
Appeal of Katherine Beissner for area variance from Section 325-8, Column 11, front yard
dimension, and 325-25C, accessory structure location requirements of the Zoning Ordinance. The
applicant proposes to convert the existing garage located at 107-09 Crescent Place to an accessory
apartment. The single story garage is located in the rear yard and measures 14’ x 20’. The applicant
proposes to construct a living room, kitchen, and bathroom on the first floor and add a dormered
second floor to accommodate the bedroom. The existing garage was constructed 3’ 9 ½” from the
rear property line. The zoning ordinance requires a 6’ setback from the rear lot line for accessory
structures located in an R-1 zone district. The property has an existing front yard deficiency, for the
primary dwelling, that will not be exacerbated by the proposal.
The property is located in an R-1b residential use district in which the proposed accessory use is
permitted. However, Section 325-10 requires a special permit be granted before a building permit
may be issued.
Members of the Board support the building’s conversion to a more productive use and feel that the
drawings submitted by the appellant show an attractive structure. The Board recommends approval
of this appeal, as long as any neighborhood concerns have been addressed.
APPEAL #2871 ― Area Variance: 411 E. Lincoln Street
Appeal of Lawrence Fabbroni on behalf of the owner Robert Grover for an area variance from
Section 325-8, Column 7, lot width at street, Column 10, percentage of lot coverage, and Column
12, side yard dimension requirements of the zoning ordinance. The applicant proposes to construct a
new two family dwelling on the parcel located at 411 East Lincoln Street. The parcel currently
contains an existing dwelling that will be demolished to make way for the new three story building.
The proposed building will exceed the allowable lot coverage by 3.4%, having 38.4% of the
maximum 35% lot coverage required by the zoning ordinance. The building will be positioned 5’4”
from the east side property line, causing a side yard deficiency of 4’8”’ of the 10’ required by the
zoning ordinance. The parcel has an existing deficiency in lot width at street of 33.2’ of the 35’
required by the zoning ordinance, which will not be exacerbated by the proposed new building.
26
Approved at the March 27, 2012
Planning and Development Board Meeting
The property is located in an R-2b residential use district in which the proposed use is permitted.
However, Section 325-38 requires that a variance be granted before a building permit may be issued.
The Planning Board recommends denial of this appeal. If the appellant is allowed the variance, the
Board recommends that the BZA require a redesign of the building to make it more compatible with
neighborhood character. Members of the Board identified three features of the building that are
problematic:
1) The building site is mounded up to accommodate under-building parking. Although it is common
in the neighborhood for entrances to be higher than ground level, mounding up of the site is
very uncharacteristic and makes an already large building appear more massive.
2) There is a lack of relationship between the lower- and upper-story windows.
3) The mansard roof is too wide. It is out of scale and makes the building appear more massive.
(Boothroyd departed at 10:00 p.m.)
6. Old Business
A. Update on Parking & Site Plan Review Ordinance Revisions
Schroeder announced the next Parking Ordinance/Site Plan Review Ordinance Committee
(POSPROC) meeting is scheduled for February 23rd, with the expectation that the Planning
and Economic Development Committee would take up the issue at its March 2012 meeting.
7. Reports
A. Planning Board Chair
None.
B. Director of Planning & Development
Cornish announced the Comprehensive Planning Committee continues to meet
regularly, along with its various subcommittees and working groups. The consultant
team is expected to return to Ithaca towards the end of February.
C. Board of Public Works (BPW) Liaison
No written report was submitted. Acharya announced a memorandum was being
drafted which would address ways in which the BPW and Common Council can work
more effectively together.
27
Approved at the March 27, 2012
Planning and Development Board Meeting
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8. Approval of Minutes ― November 29, 2011
On a motion by Schroeder, seconded by Snyder, the November 29, 2011 Special Meeting
minutes were unanimously approved.
In favor: Acharya, Boothroyd, Marcham, Rudan, Schroeder, Snyder
Absent: Thoreau
9. Adjournment
On a motion by Snyder, seconded by Rudan, and unanimously approved, the meeting was
adjourned at 10:08 p.m.