HomeMy WebLinkAboutMN-PDB-2012-03-27Approved at the April 10, 2012
Planning and Development Board Meeting
Planning & Development Board
Minutes
March 27, 2012
Board Members Attending: Govind Acharya, Chair; John Schroeder; Bob Boothroyd;
McKenzie Jones-Rounds; Jane Marcham; Tessa Rudan;
Meghan Thoreau
Board Members Absent: (none)
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: Collegetown Terrace Apartments
Kathryn Wolf, Trowbridge Wolf Michaels, LLP
Alan Chimacoff, ikon.5 Architects
Breckenridge Place (100 W. Seneca St.)
Kathryn Wolf, Trowbridge Wolf Michaels, PLLC
Steve Hugo, HOLT Architects
Justin DeAbreu, HOLT Architects
Holiday Inn Expansion (222 S. Cayuga St.)
David Hart, Hart Hotels, Inc.
Cornell University Law School Addition (524 College Ave.)
Andrew Magré, Associate University Architect;
Michael S. Husar, Project Manager
Scott Aquilina, Ann Beha Architects
Cornell Laundry Addition (527 W. State St.)
Brian Buttner, Applied Design Research Associates
John Gorsky, Owner
Townhouse Apartments (107 Cook St.)
Jason Demarest, Jason Demarest Architects
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Approved at the April 10, 2012
Planning and Development Board Meeting
Chair Acharya called the meeting to order at 6:00 p.m.
1. Agenda Review
No changes were made to the agenda.
2. Privilege of the Floor
Mary Tomlan, 200 Delaware Avenue, spoke in opposition to some of the proposed changes
associated with the Cornell Law School Addition. She remarked that she takes issue with the
project application’s characterization of the building as having been “significantly modified”
since its construction in 1932. The modifications in question were in fact very limited in
nature and did not unduly affect the historical integrity of the building.
Dan Hoffman, 415 Elm Street, and former City Attorney, spoke regarding his concerns with
the potential sale of City-owned properties. For example, he noted, the Short Environmental
Assessment Forms incorrectly characterize the sale as a “Type 1” action, when it is in fact an
“Unlisted” action, requiring environmental review.
Jan Frieswyk, 409 E. Lincoln Street, spoke in opposition to Zoning Appeal #2871 for an
area variance at 411 E. Lincoln Street. She expressed her appreciation for the changes that
had been made since the project was first proposed (e.g., eliminating the parking underneath
the house, lowering the front and rear entrances, etc.); however, her primary concern
regarding the excessive density of the house remains unaddressed. The proposed scale and
design is not characteristic of the rest of the neighborhood and the Fall Creek neighborhood
needs more single-family homes.
Laurie Conrad, 405 E. Lincoln Street, spoke in opposition to Zoning Appeal #2871 for an
area variance at 411 E. Lincoln Street. She also expressed her appreciation for the changes
that had been made since the project was first proposed, but has the same concerns regarding
the proposed scale and design of the project as Ms. Frieswyk.
3. Site Plan Review
A. Collegetown Terrace Apartments. Consideration of Site Plan Approval Condition
― Rehabilitation Plans for 901 E. State St.
Chimacoff walked through the major elements of the rehabilitation plans for 901 E. State
Street. He noted the Building 4.4 addition will be smaller, lower, and deferential to the main
building.
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Approved at the April 10, 2012
Planning and Development Board Meeting
Schroeder remarked the plans look very good. He did, however, have some questions he
would like to e-mail the applicant, regarding some of the finer detailing, which Wolf and
Chimacoff both indicated they would be happy to review.
B. Breckenridge Place, 100 W. Seneca St., Consideration of Site Plan Approval of
Conditions.
Hugo recapitulated the changes that had been made since the Board last reviewed the project.
Schroeder asked if all mechanicals will in fact be situated below screening, to which
DeAbreu replied, yes. Schroeder also inquired into whether there would be any kind of
green roof, as originally proposed, to which Hugo replied, no.
Schroeder remarked the elevations have really progressed nicely; there is considerable
harmony with the DeWitt mall and the building represents a good complement to the street,
and surrounding buildings. Cornish agreed.
Jones-Rounds proposed the benches be accentuated as much as possible and situated together
to form conversation areas. Wolf indicated this would be a challenge on this particular site,
given the space limitations, but that she certainly agrees in principle and would explore the
issue.
Schroeder indicated the site plan should be revised to show the permeable planters, which
Wolf agreed to do.
C. Holiday Inn Expansion, 222 S. Cayuga St., Hart Hotels, Applicant & Owner.
Determination of Environmental Significance. 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 10-story tower with a 9,190 SF
footprint, featuring 115 new guest rooms and a rooftop 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
(EIFS), 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.
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Approved at the April 10, 2012
Planning and Development Board Meeting
Schroeder distributed a revised version of the Full Environmental Assessment Form (FEAF),
Part 3. Cornish observed that the Part 2 should indicate a variance is required for the project.
Regarding the need to identify nearby structures located in the potential historic district, Hart
asked if a list of specific properties is available. Nicholas replied that none exists to her
knowledge. Hart remarked it would very helpful if a list of specific buildings could be
obtained. Cornish added that she had had a conversation with City civil engineer Tom West
regarding what had been done when the Cayuga Street garage construction took place. West
does have a few suggestions on how to handle that aspect of the project.
Acharya indicated the reference to the imminent construction work being done on the
Clinton Street bridge should explicitly refer to the associated street closures.
Adopted FEAF, Part 3
On a motion by Schroeder, seconded by Thoreau:
PROJECT DESCRIPTION
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; and the other will be a 100’ tall 10-story (including
rooftop complex) tower with a 9,190 SF footprint, featuring 115 new guest rooms, a rooftop
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 is proposed to 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 (EIFS), stone, and concrete. The project is in the CBD-100 Zoning District and requires
Design Review and an area variance due to a two-story minimum in the 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.
IMPACT ON LAND
The project site is on the edge of the downtown core. It is currently developed and is surrounded
by existing development, including the six-story Cayuga Garage directly to the east, the six-story
McGraw House Senior Living Facility to the immediate west, a gas station to the north, and an
automobile dealer and repair business to the south. No permanent significant impacts to land are
anticipated.
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Approved at the April 10, 2012
Planning and Development Board Meeting
Construction Impacts
The foundation of new buildings requires piles to address the poor soil conditions and high water
table in the downtown area. The applicant anticipates driving 84 piles, which will take
approximately 3 weeks.
The applicant has proposed using a piling method that has minimal impact hammer usage, which
will reduce the noise of the driving. All the driving will be done using a vibratory hammer which
shakes the pile down to rock. Once driven to refusal, the impact hammer will be used for about 5
minutes per pile to check bearing capacity. The applicant is not recommending the use of sound
barriers, due to the lower amount of expected impact noise, as well as the fact that the barriers
restrict the installers’ view of the pile, which can be hazardous. Work will also be restricted to the
hours of 8:00 a.m. to 4:30 p.m.
In a letter to Lisa Nicholas, Senior Planner, dated 2/9/12, City Historic Preservation Planner,
Lynne Truame, recommended that “the foundations and walls of nearby structures located in the
potential historic district should be documented prior to the commencement of construction
activities, monitored throughout the construction period, and assessed for potential damage upon
completion of construction. Any damage that occurs during this period should be repaired at the
developer’s expense.”
Seismographs will be set up to monitor vibrations during pile-driving. In addition, a list of a
limited number of appropriate buildings for assessment prior to driving commencement will be
provided by the City to the applicant.
IMPACT ON DRAINAGE
The project site is in the downtown core and has long been developed. There is no significant
increase in impervious surface, compared with existing conditions. The applicant has submitted a
basic Stormwater Pollution Prevention Plan (SWPPP) that has been approved by the City
Stormwater Management Officer to address both construction and post-construction storm water
management.
IMPACT ON AIR
Construction Impacts:
Construction and site preparation activities will create the potential for increased airborne dust and
dirt particles. The amount of construction-generated dust depends on several factors, including
soil conditions, moisture content, amount of time soils are exposed to the wind and sun, weather-
related factors, and construction practices.
The following dust-control measures should be used, as needed, during construction:
• Misting or fog spraying site to minimize dust.
• Maintaining crushed stone tracking pads at all entrances to the construction site.
• Keeping the roads clear of dust and debris.
• Requiring trucks to be covered.
• Prohibiting the burning of debris on site.
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Approved at the April 10, 2012
Planning and Development Board Meeting
IMPACT ON AESTHETIC RESOURCES
The project site is in the CDB 100 Zoning District on a prominent corner at the southwest edge of
the downtown core and adjacent to the Henry St. John Neighborhood The height of the proposed
tower, combined with its location, will make it highly visible from many vantage points in
downtown and the neighborhood.
The project site, itself densely developed, is surrounded by the six-story Cayuga Garage directly to
the east, the six-story McGraw House Senior Living Facility to the immediate west, a gas station
to the north, and an automobile dealer and repair business to the south. The project site is partially
contiguous to the Henry St. John Neighborhood, for which the City is preparing a nomination for
designation as a Local Historic District. The proposed district boundary contains the existing
McGraw House and partially follows the rear property line of the project site.
The proposed new one-story conference center is clad in EIFS with llenroc detailing on the street
level and at the corners. It features a covered entry, four pairs of large windows spanning the
façade, and a prominent cornice. The tower is clad in EIFS and llenroc. It features large windows
defining the ground floor restaurant, decorative metal grillwork below guestroom windows, and
decorative cornices in several areas. The applicant has proposed a llenroc face for the columns of
the existing tower to integrate new and existing construction. The rooftop entertainment center is
a prominent feature of the building.
Planning Board members have pointed out that the location of a parking area, rather than a
building at the corner of Cayuga and Clinton Streets, creates the following aesthetic issues: 1) poor
urban definition at this corner; 2) the need to provide a suitable gateway to the Henry St. John
neighborhood; and 3) the need to screen this parking area.
The applicant has proposed the following mitigations for any aesthetic impacts of the project:
• Landscaping and new ground signage will be added to the northwest corner of S. Cayuga
and Clinton Streets, including a stacked llenroc stone fence that extends west and north from
the corner
• Design elements that integrate both existing and new construction
• Quality of building design and materials
Final design, including materials, finishes, and the character of the proposed signage, llenroc walls
and landscaping at the corner of Cayuga and Clinton Streets, and other potential aesthetic
concerns, will be addressed during Site Plan Review.
IMPACT ON HISTORIC RESOURCES
The project site is not within or directly contiguous to any designated landmarks or historic
districts. However, the City is in the process of preparing a nomination for the Henry St. John
Neighborhood for designation as a Local Historic District. The proposed district boundary
contains the existing McGraw House and partially follows the rear property line of the project site.
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Approved at the April 10, 2012
Planning and Development Board Meeting
City Historic Preservation Planner, Lynne Truame, has been consulted about potential impacts to
historic resources. In a letter to Lisa Nicholas, Senior Planner, dated 2/9/12, she states it is her
opinion the completed project will not have a significant impact. She does, however, state that
“the foundations and walls of nearby structures located in the potential historic district should be
documented prior to the commencement of construction activities, monitored throughout the
construction period, and assessed for potential damage upon completion of construction. Any
damage that occurs during this period should be repaired at the developer’s expense.”
Truame also expresses concerns about the aesthetics at the Cayuga and Clinton Street corner,
similar to those expressed above by Planning Board members.
Seismographs will be set up to monitor vibrations during pile-driving. In addition, a list of a
limited number of appropriate buildings for assessment prior to driving commencement will be
provided by the City to the applicant.
IMPACT ON TRANSPORTATION
The project site is located on a busy street in the downtown core directly across from a public
parking garage. The addition of the conference center will increase pedestrian and vehicular
traffic, particularly during events.
At the time this document was completed, the City traffic engineer was not satisfied with the
applicant’s proposal to install one additional curbcut for a designated conference center drop-off
area. The applicant is working closely with the traffic engineer to develop an alternate layout that
resolves any traffic concerns. Any site plan implications of the new layout will be handled during
Site Plan Review.
Construction Impacts:
The hotel will be closed from November 19, 2012 through mid-March 2013 during the demolition,
foundation, and steel erection phases of construction. The entire site will be fenced off during
construction. The only ingress/egress to/from the property will be at Clinton Street. The entire
site will be restricted to construction vehicles and materials only. No pedestrian access or
employee/guest vehicles will be allowed inside the fenced construction area. The hotel driveway
off S Cayuga Street will remain open to vehicles and the main hotel entrance will remain open to
pedestrians during construction. All customer parking will be directed to the parking garage. The
applicant is not anticipating road or sidewalk closures during the construction period and plans to
stage all building material on-site.
Any potential traffic impacts from material delivery and contractor parking have not been
determined because the applicant intends to address these issues as part of the construction
contract.
The Planning Board strongly recommends this project be coordinated with the planned City bridge
replacement project between Cayuga to Aurora Streets, which will close Clinton and Prospect
Streets.
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Approved at the April 10, 2012
Planning and Development Board Meeting
IMPACT ON NOISE AND ODORS
The project site is located in a busy and densely developed area at the southwest edge of the urban
core. It is surrounded by the six-story Cayuga Garage directly to the east, the six-story McGraw
House Senior Living Facility to the immediate west, a gas station to the north, and an automobile
dealer and repair business to the south. The project site is partially contiguous to the Henry St.
John Neighborhood.
The newly proposed rooftop entertainment complex and the air handling units have been identified
as potential sources of increased noise that would primarily affect the adjacent senior housing
facility and the Henry St. John Neighborhood.
At the time this document was completed, the applicant had not finalized plans for either of these
elements. A condition of site plan approval should be a requirement to hire a qualified
professional to design and construct the rooftop complex for maximum noise attenuation. The
plans for this complex should be presented to the Planning Board and should demonstrate the
anticipated levels of noise and how they will be addressed by proposed future design. Air
handling systems should also be reviewed and approved by the Planning Board as a condition of
final site plan approval.
Construction Impacts:
Noise from construction activities, particularly pile-driving, will have a temporary impact on
adjacent businesses, the senior housing facility, and the Henry St. John Neighborhood. The
applicant has proposed using a piling method that has minimal "impact hammer" usage, which will
reduce the noise of the driving. All the driving will be done using a “vibratory hammer,” which
shakes the pile down to rock. Once driven to refusal, the impact hammer will be used for about 5
minutes per pile to check bearing capacity. The applicant is not recommending the use of sound
barriers due to the limited amount of expected impact noise, as well as the fact that the barriers
restrict the installers’ view of the pile, which can be hazardous. Pile-driving will be restricted to
the hours of 8:00 a.m. to 4:30 p.m., Monday-Friday. All other exterior noise-producing
construction activity is limited to the hours between 7:30 a.m. and 7:30 p.m., Monday-Friday.
IMPACT ON PUBLIC HEALTH
The applicant intends to conduct an environmental review of the buildings to be demolished and
share those results with the City. The environmental review will guide the demolition process. If
hazardous materials are identified within the premises, the applicant will follow state/local laws
regarding the remediation and handling of those materials. If needed, the applicant will hire a
licensed contractor for remediation and demolition. The applicant is required to provide
documentation of this review to the Planning Board as a condition of final site plan approval.
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Approved at the April 10, 2012
Planning and Development Board Meeting
IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD
The project site is in the CDB-100 Zoning district at the southwest edge of the downtown core
adjacent to the Henry St. John Neighborhood. The project site, itself densely developed, is
surrounded by the six-story Cayuga Garage directly to the east, the six-story McGraw House
Senior Living Facility to the immediate west, a gas station to the north, and an automobile dealer
and repair business to the south. The project site is partially contiguous to the Henry St. John
Neighborhood, for which the City is preparing a nomination for designation as a Local Historic
District. The proposed district boundary contains the existing McGraw House and partially
follows the rear property line of the project site.
The new tower will be located to the south of the existing tower, closer to the corner of Cayuga
and Clinton and more visible to some residents of the neighborhood, but further back form this
corner than the existing hotel’s south wing. The proposed rooftop entertainment center and the
relocation of the restaurant to the bottom floor of the new tower have a potential to conflict with
neighborhood character by increasing the noise, activity, and intensity of commercial use at that
corner.
The proposed conference center requires an area variance due to a two-story minimum in the
Zoning District. The Board could identify no environmental impacts related to the granting of this
variance.
The applicant participated in a neighborhood meeting on 2/23/12, and a meeting at McGraw
House on 3/19/12, the purpose of which was to gather neighborhood input and address concerns
regarding the project. The neighborhood meeting was organized by neighborhood residents and
Common Council representatives. It was attended by the Planning Director, Mayor, Council
members, and approximately 20 residents.
Neighbors’ concerns have predominately been about aesthetics, noise (particularly from the
rooftop facility and air handling units), and construction impacts (particularly the impact of pile-
driving). The applicant has proposed the following mitigations to impacts on community
character:
• Landscaping and new ground signage will be added to the northwest corner of S. Cayuga and
Clinton Streets, including a stacked llenroc stone fence that extends west and north from the
corner
• Restaurant and rooftop terrace located in building pulled back from corner
• Higher quality building materials
• Rooftop sound attenuation
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Approved at the April 10, 2012
Planning and Development Board Meeting
At the time this document was completed, the applicant had not finalized plans for the rooftop
terrace or the air handling units. A condition of site plan approval should be a requirement to hire
a qualified professional to design and construct the rooftop complex for maximum noise
attenuation. The plans for this complex should be presented to the Planning Board and should
demonstrate the anticipated levels of noise and how they will be addressed by proposed future
design. Air handling systems should also be reviewed and approved by the Planning Board as a
condition of final site plan approval.
Final design, including materials, finishes, and character of the proposed signage, llenroc walls,
and landscaping at the corner of Cayuga and Clinton Streets, and other potential neighborhood
character concerns, will be addressed during Site Plan Review.
Construction Impacts:
Noise from constructing activities, particularly pile-driving, will have a temporary impact on
adjacent businesses, the senior housing facility, and the Henry St. John Neighborhood. The
applicant has proposed using a piling method that has minimal “impact hammer” usage, which will
reduce the noise of the driving. All the driving will be done using a “vibratory hammer,” which
shakes the pile down to rock. Once driven to refusal, the impact hammer will be used for about 5
minutes per pile to check bearing capacity. The applicant is not recommending the use of sound
barriers, due to the limited amount of expected impact noise, as well as the fact that the barriers
restrict the installers’ view of the pile, which can be hazardous. Pile-driving will be restricted to
the hours of 8:00 a.m. to 4:30 p.m., Monday-Friday. All other exterior noise-producing
construction activity is limited to the hours between 7:30 a.m. and 7:30 p.m., Monday-Friday.
Seismographs will be set up to monitor vibrations during pile-driving. In addition, a list of a
limited number of appropriate buildings for assessment prior to driving commencement will be
provided by the City to the applicant.
PUBLIC CONTROVERSY
Neighbors have shown interest in the project. The applicant participated in a neighborhood
meeting on February 23, 2012 and a meeting at McGraw House on March 19, 2012, both
described above, to discuss and address neighborhood concerns.
In favor: Acharya, Boothroyd, Jones- Rounds, Marcham, Rudan, Schroeder, Thoreau
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Approved at the April 10, 2012
Planning and Development Board Meeting
Adopted CEQR Resolution
On a motion by Schroeder, seconded by Thoreau:
WHEREAS: 6 NYCRR Part 617 of the State Environmental Quality Review Act 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 10-story
(including rooftop complex) tower with a 9,190 SF footprint, featuring 115 new guest rooms, a
rooftop 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 (EIFS), stone, and concrete. The project is in the CBD-100 Zoning District. It requires an
area variance, due to a two-story minimum within the district, Design Review, and a Stormwater
Pollution Prevention Plan (SWPPP), and
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, and
WHEREAS: the City of Ithaca Board of Zoning Appeals has consented to the City of Ithaca
Planning and Development Board being Lead Agency for this project, and
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Approved at the April 10, 2012
Planning and Development Board Meeting
WHEREAS: on March 27, 2012, the Planning Board, acting as Lead Agency, reviewed and
accepted as adequate a Full Environmental Assessment Form, Part 1, submitted by the applicant
and Parts 2 & 3, prepared by planning staff, drawings entitled “Demolition Plan (D-1),” “Erosion
Control Plan (ER-1),” “Location Plan (L-1),” “Layout Plan (L-2),” “Utility Plan (U-1),” “Grading
Plan (G-1),” and “Site Construction Details (DT-1 & DT-2),” prepared by APEX Consulting and
Roberts, Shackleton & Boy Architects, and all dated 12/9/11 with a revision date of 1/30/12, and
“Proposed Landscape Plan and Details (LP-1& LP-2),” “Full First Floor Key Plan (A-100),”
“Second Floor Plans New Tower and Existing Building (A-104),” “New Tower Addition Typ.
Plan Floors 3-9 (A-105),” “New Tower Addition Rooftop Plan (A-106),” “Full North and South
Elevations” [no number], and “Full East and West Elevations (A-200),” all prepared by Roberts,
Shackleton & Boy Architects, and all dated 1/23/12, plus color perspective renderings, date-
stamped 2/6/12, and other application materials, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board determines that the
proposed project will result in no significant impacts 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, Boothroyd, Jones-Rounds, Marcham, Rudan, Schroeder, Thoreau
D. 7-Car Parking Lot, Alternatives Federal Credit Union (AFCU), 634 N. Fulton,
AFCU, Applicant & Owner. Determination of Environmental Significance. The
applicant proposes to install a 7-car parking lot (modified from the original proposal of 8
spaces) 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 St., drainage improvements, signage, and lighting. Circulation through the parking lot
will be one-way, with the proposed parking entry at the new curbcut on Fulton Street and the
exit at the existing curbcut on Seneca Street. The project is on 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
Department of Transportation (DOT) highway work permit.
Manning recapitulated the salient details of the project and the recent changes that have been
made, or considered, including: reducing the number of parking spaces from 8 to 7, reversing
the order of traffic flow, submitting the highway work permit, and discussing the prospect of
closing the parking lot during the night and possibly share it with the neighboring Rhine
House. All other details of the project will remain the same.
Acharya asked if the applicant had found any merit in the proposal to lease parking from the
City, as an alternative to building an entirely new parking lot. Manning replied, no, the
applicant does not feel this would satisfy its needs.
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Approved at the April 10, 2012
Planning and Development Board Meeting
Board members briefly reviewed and edited the FEAF, Part 2.
Acharya indicated he would be voting against the CEQR resolution, given that he does not
believe it is the most desirable use of the land, weighed against the alternatives.
Adopted CEQR Resolution
On a motion by Schroeder, seconded by Thoreau:
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for
Site Plan Review for a 7-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 a 7-car parking lot (modified from the original
proposal of 8 spaces) 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
St., drainage improvements, signage, and lighting. Circulation through the parking lot will be one-
way, with the proposed parking entry at the new curbcut on Fulton Street and the exit at the
existing curbcut on Seneca 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
WHEREAS: it has been requested that the New York State Department of Transportation and 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, and
WHEREAS: on March 27, 2012, the Planning Board, acting as Lead Agency, reviewed and
accepted as adequate a Full Environmental Assessment Form, Part 1, submitted by the applicant
and Part 2, prepared by planning staff, drawings entitled “Survey Map Lands of Patrick Joseph
O’Conner III, City of Ithaca, County of Tompkins, State of New York, Tax Map No. 59.-7-25,”
prepared by Regan Land Surveying and dated 12/9/98, and “Site Plan (L-1),” prepared by Rick
Manning, ASLA, RLA, and dated February 24, 2012, and other application materials, and
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Approved at the April 10, 2012
Planning and Development Board Meeting
WHEREAS: the Planning Board recognizes that a surface parking lot is not the most desirable use
of the site, given its prominent location in the WEDZ-1 Zoning District, and along a corridor
intended for buildings with a two-story minimum height. The Board also recognizes there are
factors unique to the site and the project that mitigate potentially negative impacts from this use.
These factors include the following: 1) the small size of the site – 3,600 SF presents a challenge
for redevelopment; 2) the project includes removal of the existing unsightly, fire-damaged, and
dangerous building; 3) because a portion of the building to be removed is, according to the survey,
on top of the existing sidewalk area, the project will result in a slightly wider sidewalk; 4) the
proposed landscaping is aesthetically pleasing and will function as both a screen for the parking
lot, as well as a pedestrian amenity; and 5) the development of the parking lot does not preclude
the redevelopment of the site to a more desirable use in the future, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board determines that the
proposed project will result in no significant impacts 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: Boothroyd, Marcham, Rudan, Schroeder, Thoreau
Against: Acharya
Abstain: Jones-Rounds
E. Cornell Law School Expansion, 524 College Ave., Cornell University Applicant &
Owner. Declaration of Lead Agency & Public Hearing. The applicant is proposing to
construct a new accessible entry to Myron Taylor Hall along College Ave., new windows
and doors at the lower level of Myron Taylor Hall facing Purcell Court, 16,500 SF of new
underground lecture space (under the existing College Ave. lawn panel), upgrades to Purcell
Court, and associated interior improvements, landscaping, walkways and similar site
improvements. The project includes the lowering and reconstruction of Purcell Court ―
which will allow direct access from the underground addition. Site development will require
the excavation of approximately 20,000 CY of existing site soils, the removal of the existing
stone wall, walkways and trees along College Ave., and the removal of much of the
structures and landscaping in Purcell Court. The project is in the U-1 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. The project requires a Storm Water Pollution Prevention Plan
(SWPPP).
Husar recapitulated the salient details of the proposed project and walked the Board through
a presentation of the current plans.
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Approved at the April 10, 2012
Planning and Development Board Meeting
Schroeder remarked that the contemporary-looking main entrance appears out of place,
within the larger context of the more collegiate English Gothic style architecture of the rest
of the building. Aquilina replied that the architects had sought to pay deference to the
historical architecture of the building, while also incorporating new contemporary
architectural expressions. Nonetheless, Schroeder replied, the entrance appears weak and
essentially contradicts the architectural style of the rest of the building.
Marcham indicated that once she realized that one could not view any of the other building
entrances, while viewing the main entrance, she felt more comfortable with its more
contemporary design.
Schroeder indicated that both the retaining wall and the grand staircase need to be modified
to be more in keeping with the architectural style of the rest of the building, which Magré
and Aquilina agreed to explore.
Adopted Lead Agency Resolution
On a motion by Boothroyd, seconded by Thoreau:
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 the Cornell Law School Expansion, by Cornell University, applicant and
owner, and
WHEREAS: the applicant proposes to construct a new accessible entry to Myron Taylor Hall
along College Ave., new windows and doors at the lower level of Myron Taylor Hall facing
Purcell Court, 16,500 SF of new underground lecture space (under the existing College Ave. lawn
panel), upgrades to the Purcell Court, and associated interior improvements, landscaping,
walkways, and similar site improvements. The project includes the lowering and reconstruction of
Purcell Court ― which will allow direct access from the underground addition. Site development
will require the excavation of approximately 20,000 CY of existing site soils, the removal of the
existing stone wall, walkways and trees along College Ave., and the removal of much of the
structures and landscaping in Purcell Court. The project is in the U-1 Zoning District and requires
a Basic Stormwater Pollution Prevention Plan, and
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Approved at the April 10, 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 itself Lead Agency in Environmental Review for the proposed Cornell Law School
Expansion, located on College Avenue on the Cornell University campus.
In favor: Acharya, Boothroyd, Jones-Rounds, Marcham, Rudan, Schroeder, Thoreau
Public Hearing:
On a motion by Thoreau, seconded by Schroeder, and unanimously approved, Chair Acharya
opened the Public Hearing. There being no public comments, on a motion by Boothroyd,
seconded by Thoreau, and unanimously approved, the Public Hearing was closed.
F. Cornell Laundry Addition, 527 W. State St., Brian Buttner, Applicant for John
Gorsky, Owner. Declaration of Lead Agency, Public Hearing, Determination of
Environmental Significance & Consideration of Preliminary Approval. The applicant
proposes to construct a one-story, 2,304 SF distribution and storage facility, at the rear
(Green St. side) of the existing building. The proposed building will have four loading bays
and a forklift entry on the south façade. The project also entails the consolidation of the two
existing curbcuts into one continuous curbcut, relocation of a utility pole, new street trees, a
vegetative screen, and a rolling gate at the southwest corner of the building. The project site
currently encompasses two separate tax parcels, which will be consolidated to allow for the
proposed addition. The project site is in the B-2d Zoning District. 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. An area variance
is required for the project for relief from the required two-story minimum in the B-2d Zoning
District.
Buttner recapitulated the salient details of the proposed project. He remarked that the
applicant received input from the Project Review Committee, as well as the City
transportation engineer, who indicated that a street permit application for anything more than
a single 24-foot curbcut would be denied. At this time, it is not clear if the state Department
of Transportation will need to be involved in the process.
Acharya added that the City just received a letter from the County planning department,
which expressed the same concerns as the City transportation engineer.
Nicholas asked the applicant how often trucks travel onto and off the site, to which Gorsky
replied that they ordinarily leave in the early morning and return periodically during the day.
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Approved at the April 10, 2012
Planning and Development Board Meeting
Buttner remarked that it would be better if any remaining concerns could be resolved in
collaboration with City staff, rather than having the issue brought before the state DOT,
which would likely involve a protracted process. Schroeder suggested postponing
consideration of the CEQR resolution, until the City transportation engineer indicates his
concerns have been satisfied. The Planning Board could formally request that the City
transportation engineer reconsider his position on the curbcut issue. No objections were
raised.
Adopted 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 an addition to the Cornell Laundry, by Brian Buttner, applicant for owner,
John Gorsky, and
WHEREAS: the applicant proposes to construct a one-story, 2,304 SF distribution and storage
facility, at the rear (Green St. side) of the existing building. The proposed building will have four
loading bays and a forklift entry on the south façade. The project also entails the consolidation of
the two existing curbcuts into one continuous curbcut, relocation of a utility pole, new street trees,
a vegetative screen, and a rolling gate at the southwest corner of the building. The project site
currently encompasses two separate tax parcels, which will be consolidated to allow for the
proposed addition. The project site is in the B-2d Zoning District. The project requires an area
variance for relief from the required two-story minimum in the B-2d Zoning District, 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, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board is, by way of this
resolution and in accordance with§176-6 D of the City Environmental Quality Review Ordinance,
declaring itself Lead Agency in Environmental Review for the proposed Cornell Laundry
Addition, located on 527 W. State Street in the City of Ithaca.
In favor: Acharya, Boothroyd, Jones-Rounds, Marcham, Rudan, Schroeder, Thoreau
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Approved at the April 10, 2012
Planning and Development Board Meeting
Public Hearing:
On a motion by Schroeder, seconded by Thoreau, and unanimously approved, Chair Acharya
opened the Public Hearing. There being no public comments, on a motion by Boothroyd,
seconded by Thoreau, and unanimously approved, the Public Hearing was closed.
G. Townhouse Apartments, 107 Cook St., Jason Demarest, Applicant for Owner, Dan
Liguori. Declaration of Lead Agency & Public Hearing. The applicant is proposing to
construct two 2-story townhouses with partially finished basement levels, four parking
spaces, and asphalt-paved access drive, walkways, and landscaping. The buildings are each
2,304 SF with 6,128 SF finished floor area, and contain two 3-bedroom dwelling units, for a
total of 4 new units with 12 new bedrooms. Proposed exterior finishes include brick, fiber
cement board, cedar shakes, and stained wood lattice detailing. The project is in the R-2b
Zoning district. This is a Type I Action under the City of Ithaca Environmental Quality
Review Ordinance and the State Environmental Quality Review Act (because the site is
contiguous to a historic district), and is subject to environmental review.
Demarest recapitulated the salient details of the proposed project and indicated that only a
few changes have been made since it was first presented at the sketch plan review. He noted
he made some changes to respond to some stormwater pollution prevention concerns,
including use of 4-foot-deep stone-filled trenches and some sub-surface containment
structures. Storm events greater than a once-a-year storm have been addressed by a downhill
level spreader to produce an even sheet flow of stormwater.
Rudan asked if any parking screening was planned, to which Demarest replied there would
only be room for a screening fence.
Schroeder asked the applicant for a drawing illustrating the existing vegetation, which
Demarest agreed to provide. Schroeder also indicated the porched concrete base could
probably be made a little warmer in appearance, which Demarest agreed to do.
Adopted 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
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Approved at the April 10, 2012
Planning and Development Board Meeting
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 townhouse apartments at 107 Cook Street, by Jason Demarest, applicant for
owner, Dan Liguori, and
WHEREAS: the applicant proposes to construct two 2-story townhouses with partially finished
basement levels, four parking spaces, an asphalt-paved access drive, walkways, and landscaping.
The buildings are each 2,304 SF with 6,128 SF finished floor area, and contain two 3-bedroom
dwelling units, for a total of 4 new units with 12 new bedrooms. Proposed exterior finishes
include brick, fiber cement board, cedar shakes, and stained-wood lattice detailing. The project is
in the R-2b Zoning district, and
WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review
Ordinance and the State Environmental Quality Review Act (because the site is contiguous to a
historic district) 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 itself Lead Agency in Environmental Review for the proposed townhouse apartments
located on 107 Cook Street in the City of Ithaca.
In favor: Acharya, Boothroyd, Jones-Rounds, Marcham, Rudan, Schroeder, Thoreau
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
Thoreau, seconded by Boothroyd, and unanimously approved, the Public Hearing was
closed.
4. Zoning Appeals
APPEAL #2871 ― Area Variance: 411 E. Lincoln St.
This project has been revised since the previous submission. 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
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.
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Approved at the April 10, 2012
Planning and Development Board Meeting
The proposed building will exceed the allowable lot coverage by 5.5%, having 40.5% 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.
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.
Members of the Planning Board feel the revised design ― particularly the “Preferred
Option” ― addresses all the concerns the Board expressed in its recommendation to the BZA
on January 26, 2012, regarding the previous proposal. Additionally, members of the Board
recommend that the applicant further develop the design to visually break up the west
façade. The Board supports well-designed infill projects that increase density in appropriate
locations. The Board does not identify any long-term planning issues with this project and
recommends granting the appeal.
In favor: Acharya, Boothroyd, Jones-Rounds, Rudan, Schroeder, Thoreau
Opposed: Marcham
APPEAL #2875 ― Area Variance: 222 S. Cayuga St. (Holiday Inn Addition)
Appeal of James Boy, from Roberts, Shackleton, and Boy Architects, on behalf of the owner
Len Roc, L.P. for an area variance from Section 325-8, Column 16, minimum number of
stories and building height in feet, of the zoning ordinance. The applicant proposes to
construct two additions at the property located at 222 South Cayuga Street, known as the
Holiday Inn. To make way for the additions, three portions of the existing building,
consisting of the two-story wing to the south, the two-story wing to the north, and the rear
portion of the existing center building, will be demolished. The proposal includes a ten-story
tower that will be constructed on the south side of the existing center building and on the
north side of the building, a single-story conference center addition that contains a new
kitchen, banquet room, and pre-function room. The north side conference center addition
will face South Cayuga Street and is one-story and 25 feet in height.
Due to the unique use of this proposed conference center, the need for two stories is not
necessary or economically feasible and the applicant proposes that this addition be one story
of the two stories required by the ordinance. At the rear portion of this addition, the
proposed new kitchen area will be one story in height and measure 16’6” in height, of the
minimum two stories and 25’ in height required by the ordinance.
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Approved at the April 10, 2012
Planning and Development Board Meeting
The property is located in a CBD-100 central business use district in which the proposed use
is permitted. However, Section 325-38 requires that a variance be granted before a building
permit is issued.
The Board believes this project will provide a significant community benefit and recommends
granting this appeal.
In favor: Acharya, Boothroyd, Jones-Rounds, Marcham, Rudan, Schroeder, Thoreau
APPEAL #2876 ― Area Variance: 210 Thurston Ave.
Appeal of Phillip Albrecht on behalf of the owner 210 Thurston, LLC, Steve Realbuto for an
area variance from Section 325-8, Column 6, lot area, Column 7, lot width and 325-32C (3),
enlargement of a non-conforming structure, requirements of the zoning ordinance. The
applicant proposes to enlarge the non-conforming structure and perform alterations to the
property located at 210 Thurston Avenue. The enlargements include adding two large
bedrooms in the existing attic and alter three bedrooms in the basement to increase the
occupancy from 33 to the 40 occupants of the CU Wrestling Team. The proposed alterations
include reconfiguring the parking area in the rear yard and adding four spaces to meet the
parking requirements for the increased occupancy. The property has existing deficiencies in
lot size and lot width that will not be exasperated by the proposed alterations.
The property is located in an R-U residential use district in which the proposed use as a
group house is permitted. However, Section 325-38 requires that a variance be granted
before a building permit is issued.
Members of the Planning Board do not identify any long-term planning issues with this
project and recommend granting the appeal, provided there are no unresolved neighborhood
concerns.
In favor: Acharya, Boothroyd, Jones-Rounds, Marcham, Rudan, Schroeder, Thoreau
APPEAL #2877 ― Area Variance: 702 Hudson St.
Appeal of Todd Fox on behalf of the owner Heinz Biesdorf for an area variance from Section
325-8, Column 11, front yard dimension, Column 13, side yard dimension, and Column
14/15, rear yard requirements, of the zoning ordinance. The applicant proposes to combine
two apartments on the first floor into one apartment at the property located at 702 Hudson
Street. The property was granted a variance in 1965 for lot area and front yard deficiencies
from the requirements of the 1964 zoning ordinance. After receiving the variance, the owner
secured a permit in 1967 and constructed a 3-unit multiple dwelling on the lot.
Subsequently, the project was completed and a Certificate of Occupancy was issued on April
25, 1975.
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Approved at the April 10, 2012
Planning and Development Board Meeting
Since that time, the zone changed to an R-2a zone district, restricting the permitted uses to
one- and two-family dwellings.
On May 2, 2010, after receiving a housing inspection request, the owner informed the
Building Department that the multiple dwelling was no longer being rented. Section 325-33
states: non-operation or nonuse of a nonconforming use for a period of 12 successive months
shall terminate the right to operate such non-conforming use. Therefore, the owner proposed
to convert the 3-unit multiple dwelling to a two-family dwelling, which is permitted in the
zone district.
In addition, a recent 2012 survey shows the property has a rear yard deficiency that was not
noted in the 1965 variance. Therefore, the property has existing deficiencies in both front
yards, side yard, and rear yard dimensions that will not be exacerbated by the proposed
conversion.
The property is located in an R-2a residential use district in which the proposed use is
permitted. However, Section 325-38 requires that a variance be granted before a building
permit is issued for the change of occupancy classification.
Members of the Planning Board do not identify any long-term planning issues with this
project and recommend granting the appeal, provided there are no unresolved neighborhood
concerns.
In favor: Acharya, Boothroyd, Jones-Rounds, Marcham, Rudan, Schroeder, Thoreau
5. New Business
A. Sale of City Properties
Cornish remarked that the Board of Public Works (BPW) has indicated that the properties are
not needed for any public use, which does not require environmental review. If/when the
properties are put up for sale, however, environment review would need to take place, which
would likely be in May 2012.
B. Planning Board Special Meeting ― April 10, 2012
Board members reviewed the agenda for the special meeting. Cornish indicated that the
document entitled “Collegetown Crossing ― Planning Board Approval Process,” prepared
by Nicholas, should be particularly helpful in assisting people to understand the process.
6. Reports
A. Planning Board Chair
None.
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Approved at the April 10, 2012
Planning and Development Board Meeting
23
B. Director of Planning & Development
None.
C. Board of Public Works (BPW) Liaison
No written report was submitted. Acharya indicated that new residential sidewalk
policy, discussed at the last meeting, is still being worked on by the BPW. In addition,
the question of how to handle the unprecedented volume of imminent construction and
maintenance projects (e.g., Green Street paving, Clinton Street bridge, Seneca Way,
Breckenridge Place, Holiday Inn, etc.) is being discussed.
7. Approval of Minutes
On a motion by Thoreau, seconded by Schroeder, the July 26, 2011, March 29, 2011, January
24, 2012, and February 28, 2012 meeting minutes were approved.
In favor: Acharya, Boothroyd, Marcham, Rudan, Schroeder, Thoreau
Abstain: Jones-Rounds
8. Adjournment
On a motion by Thoreau, seconded by Acharya, and unanimously approved, the meeting was
adjourned at 10:15 p.m.