HomeMy WebLinkAboutMN-PDB-2012-08-28DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE
PLANNING AND DEVELOPMENT BOARD
Planning & Development Board
Minutes
August 28, 2012
Board Members Attending: Govind Acharya, Chair; Garrick Blalock; Noah Demarest;
McKenzie Jones-Rounds; Jane Marcham; Tessa Rudan;
John Schroeder
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: 222 Miller St.
Margaret Hobbie, Audrey Edelman RealtyUSA
108-110 Campbell St.
John Finn, Applicant Representative
Hotel Ithaca/Ithaca Marriott
Jeffrey Rimland, Developer;
Bob Neal, Cooper Carry Architecture;
Donald J. Urgo, Sr., Urgo Hotels;
Mathew Jalazo, Urgo Hotels;
Andrés Rubio, Cooper Carry Architecture;
Mark Grovanz, Fisher Associates
Cornell Big Red Marching Band (BRMB) Practice Facility
Gilbert Delgado, Cornell, University Architect
Cayuga Place Residences (Cayuga Green II)
Steven Bloomfield, Bloomfield/Schon+Partners
Cascadilla Landing (Johnson Boatyard Site)
John Snyder, Architect;
Scott Whitham, Landscape Architect;
Ray Lefebvre, Architect;
Andy Lavigne, Project Stakeholder;
Jeff Cleveland, Owner, Johnson Boatyard
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Rooftop Wireless Telephone Communications Facility
Tim Richmond, AT&T Mobility, Inc.
Delta Chi Parking & Site Work
Annette Marchesseault, Trowbridge Wolf Michaels, LLP
Planned Parenthood Clinic & Offices
Grace Chiang, Chiang O’Brien Architects, DPC;
Joe Sammons, Planned Parenthood (Finger Lakes);
Peter Trowbridge, Trowbridge Wolf Michaels, LLP
INHS Housing Project (400 Spencer Road)
Paul Mazzarella, Ithaca Neighborhood Housing Services
(INHS);
Peter Trowbridge, Trowbridge Wolf Michaels, LLP;
Steven Hugo, HOLT Architects;
Nathan Brown, HOLT Architects;
Joe Bowes, PathStone
Chair Acharya called the meeting to order at 6:01 p.m.
1. Agenda Review
Chair Acharya announced that the Hotel Ithaca project applicant requested being moved to
earlier on the agenda. No objections were raised. In addition, Acharya noted, a new Site
Plan Review agenda item would need to be added for Delta Chi, 102 The Knoll, at the
applicant’s request, for consideration of a City Environmental Quality Review (CEQR)
resolution. No objections were raised.
2. Privilege of the Floor
David Nutter, Bicycle/Pedestrian Advisory Council (BPAC), spoke regarding the Cascadilla
Landing project. He noted that BPAC remains concerned with a handful of issues relating to
the project (e.g., road/trail access, pedestrian/bicycle safety, etc.).
4. Subdivision Review
A. Subdivision Approval, City of Ithaca Tax Parcel #66.-6-2, 222 Miller St., Elspeth
Rhodin Trust. Declaration of Lead Agency, Public Hearing, Determination of
Environmental Significance, and Consideration of Preliminary & Final Approval. The
applicant is proposing to subdivide the existing 0.594-acre (25,875 SF) parcel into two
parcels: Parcel A, containing an existing single-family home and measuring 0.296 acres
(12,894 SF) with 99.4 feet of street frontage on Pearl Street and 129 feet of frontage on
Miller Street; and Parcel B, measuring 0.298 acres (12,980 SF) with 99.8 feet of street
frontage on Pearl Street. The parcel is in the R-1b Zoning District which has a minimum lot
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size of 6,000 SF and width at street of 50 feet for a single-family dwelling and a minimum lot
size of 7,500 SF and width at street of 60 feet for all other uses. 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.
Adopted Lead Agency Resolution
On a motion by Schroeder, seconded by Rudan:
WHEREAS: an application has been submitted for review and approval by the City of Ithaca
Planning and Development Board for a minor subdivision of City of Ithaca Tax Parcel #66.-6-2, in
the city of Ithaca, by the Elspeth Rhodin Trust, owners/applicants, and
WHEREAS: the applicant is proposing to subdivide the existing 0.594-acre (25,875 SF) parcel into
two parcels: Parcel A, containing an existing single-family home and measuring 0.296 acres
(12,894 SF) with 99.4 feet of street frontage on Pearl Street and 129 feet of frontage on Miller
Street; and Parcel B, measuring 0.298 acres (12,980 SF) with 99.8 feet of street frontage on Pearl
Street. The parcel is in the R-1b Zoning District which has a minimum lot size of 6,000 SF and
width at street of 50 feet for a single-family dwelling and a minimum lot size of 7,500 SF and width
at street of 60 feet for all other uses, and
WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review
Ordinance and the State Environmental Quality Review Act, both of which require environmental
review, and
WHEREAS: State Law specifies that, for actions governed by local environmental review, the
Lead Agency shall be that local agency which has primary responsibility for approving and funding
or carrying out the action, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself
Lead Agency for the environmental review for the action of subdivision approval for City of Ithaca
Tax Parcel #66.-6-2, in the City of Ithaca, by the Elspeth Rhodin Trust, owners/applicants.
In favor: Acharya, Blalock, Demarest, Jones-Rounds, Marcham, Rudan, Schroeder
Opposed: None
Absent: None
Public Hearing:
On a motion by Schroeder, seconded by Rudan, and unanimously approved, Chair Acharya
opened the Public Hearing. There being no public comments, on a motion by Jones-Rounds,
seconded by Schroeder, and unanimously approved, the Public Hearing was closed.
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Adopted CEQR Resolution
On a motion by Marcham, seconded by Schroeder:
WHEREAS: an application has been submitted for review and approval by the City of Ithaca
Planning and Development Board for a minor subdivision of City of Ithaca Tax Parcel #66.-6-2, in
the city of Ithaca, by the Elspeth Rhodin Trust, owners/applicants, and
WHEREAS: the applicant is proposing to subdivide the existing 0.594-acre (25,875 SF) parcel into
two parcels: Parcel A, containing an existing single-family home and measuring 0.296 acres
(12,894 SF) with 99.4 feet of street frontage on Pearl Street and 129 feet of frontage on Miller
Street; and Parcel B, measuring 0.298 acres (12,980 SF) with 99.8 feet of street frontage on Pearl
Street. The parcel is in the R-1b Zoning District which has a minimum lot size of 6,000 SF and
width at street of 50 feet for a single-family dwelling and a minimum lot size of 7,500 SF and width
at street of 60 feet for all other uses, and
WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review
Ordinance and the State Environmental Quality Review Act, both of which require environmental
review, and
WHEREAS: this is considered a minor subdivision in accordance with the City of Ithaca Code,
Chapter 290, Article 1, §290-1, Minor Subdivision ― Any subdivision of land resulting in creation
of a maximum of one additional buildable lot, and
WHEREAS: this Board, acting as Lead Agency in environmental review, did on August 28, 2012
review and accept as adequate a City of Ithaca Short Environmental Assessment Form (SEAF), Part
1, prepared by the applicant, and Part 2, prepared by staff, and a survey entitled “Survey Map No.
222 Miller Street, City of Ithaca, Tompkins County, NY,” dated 7/19/12 and prepared by T.G.
Miller, P.C., and additional application materials, and
WHEREAS: Tompkins County, the Conservation Advisory Council, and other interested parties
have been given the opportunity to review the information for this project and the Planning Board
has considered any comments received, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board hereby determines that the
proposed subdivision for the above-referenced action will result in no significant impact on the
environment, and that a Negative Declaration for purposes of Article 8 of the Environmental
Conservation Law be filed in accordance with the requirements contained in Part 617 of the State
Environmental Quality Review Act.
In favor: Acharya, Blalock, Demarest, Jones-Rounds, Marcham, Rudan, Schroeder
Opposed: None
Absent: None
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Adopted Preliminary & Final Approval Resolution
On a motion by Marcham, seconded by Jones-Rounds:
WHEREAS: an application has been submitted for review and approval by the City of Ithaca
Planning and Development Board for a minor subdivision of City of Ithaca Tax Parcel #66.-6-2, in
the city of Ithaca, by the Elspeth Rhodin Trust, owners/applicants, and
WHEREAS: the applicant is proposing to subdivide the existing 0.594-acre (25,875 SF) parcel into
two parcels: Parcel A, containing an existing single-family home and measuring 0.296 acres
(12,894 SF) with 99.4 feet of street frontage on Pearl Street and 129 feet of frontage on Miller
Street; and Parcel B, measuring 0.298 acres (12,980 SF) with 99.8 feet of street frontage on Pearl
Street. The parcel is in the R-1b Zoning District which has a minimum lot size of 6,000 SF and
width at street of 50 feet for a single-family dwelling and a minimum lot size of 7,500 SF and width
at street of 60 feet for all other uses, and
WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review
Ordinance and the State Environmental Quality Review Act, both of which require environmental
review, and
WHEREAS: this is considered a minor subdivision in accordance with the City of Ithaca Code,
Chapter 290, Article 1, §290-1, Minor Subdivision ― Any subdivision of land resulting in creation
of a maximum of one additional buildable lot, and
WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning
Department, and other interested agencies have been given the opportunity to comment on the
proposed project and all received comments have been considered, and
WHEREAS: legal notice was published and property posted, and adjacent property owners notified
in accordance with Chapters 290-9 (C) (1), (2), & (3) of the City of Ithaca Code, and
WHEREAS: the Planning and Development Board held the required public hearing on August 28,
2012, and
WHEREAS: this Board, acting as Lead Agency for environmental review, did on August 28, 2012
review and accept as adequate a City of Ithaca Short Environmental Assessment Form (SEAF), Part
1, prepared by the applicant, and Part 2, prepared by staff, and a survey entitled “Survey Map No.
222 Miller Street, City of Ithaca, Tompkins County, NY,” dated 7/19/12, and prepared by T.G.
Miller, P.C., and additional application materials, and
WHEREAS: the Planning and Development Board did on August 28, 2012 make a Negative
Declaration of Environmental Significance for the proposed subdivision, and
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WHEREAS: the Planning and Development Board recognizes that information received and
reviewed for this subdivision indicates that the resultant parcels are in conformance with the City of
Ithaca Zoning Ordinance for properties located in the R-1b Zoning District, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant
preliminary and final subdivision approval to the proposed minor subdivision of the City of Ithaca
Tax Parcel #66.-6-2, in the city of Ithaca, by the Elspeth Rhodin Trust, owners/applicants, subject
to submission of two paper copies and one original mylar (record copy) of the final approved plat,
all having a raised seal and signature of a registered licensed surveyor.
In favor: Acharya, Blalock, Demarest, Jones-Rounds, Marcham, Rudan, Schroeder
Opposed: None
Absent: None
B. Minor Subdivision Approval, City of Ithaca Tax Parcel #19.-2-2, 108-110
Campbell St., Robert & Lucie Finn, Owners & Applicant. Declaration of Lead Agency,
Public Hearing, Determination of Environmental Significance, and Consideration of
Preliminary & Final Approval. The applicant is proposing to subdivide the existing 1.24-
acre (54,014 SF) parcel into two parcels: Lot 1, measuring approximately 0.42 acres (18,295
SF) with 92 feet of street frontage on Campbell Ave., and Lot 2, containing an existing
single-family home and measuring approximately 0.82 acres (35,719 SF) with 101 feet of
street frontage on Oakwood Ave. and 90 feet of frontage on State Route 79. The parcel is in
the R-1a Zoning District which has a minimum lot size of 10,000 SF and a minimum width at
street of 75 feet. This is an Unlisted Action under both the City of Ithaca Environmental
Quality Review Ordinance and the State Environmental Quality Review Act and is subject to
environmental review.
Adopted Declaration of Lead Agency Resolution
On a motion by Schroeder, seconded by Rudan:
WHEREAS: an application has been submitted for review and approval by the City of Ithaca
Planning and Development Board for a minor subdivision of City of Ithaca Tax Parcel #19.-2-2
located at 108-110 Campbell Avenue, in the city of Ithaca, by Robert and Lucie Finn,
owners/applicants, and
WHEREAS: the applicant is proposing to subdivide the existing 1.24-acre (54,014 SF) parcel into
two parcels: Lot 1, measuring approximately 0.42 acres (18,295 SF) with 92 feet of street frontage
on Campbell Ave., and Lot 2, containing an existing single-family home and measuring
approximately 0.82 acres (35,719 SF) with 101 feet of street frontage on Oakwood Ave. and 90
feet of frontage on State Route 79. The parcel is in the R-1a Zoning District, which has a
minimum lot size of 10,000 SF and a minimum width at street of 75 feet, and
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WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review
Ordinance and the State Environmental Quality Review Act, both of which require environmental
review, and
WHEREAS: State Law specifies that, for actions governed by local environmental review, the
Lead Agency shall be that local agency which has primary responsibility for approving and
funding or carrying out the action, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself
Lead Agency for the environmental review of the action of subdivision approval for City of Ithaca
Tax Parcel #19.-2-2, located at 108-110 Campbell Avenue, in the City of Ithaca, by Robert and
Lucie Finn, owners/applicants.
In favor: Acharya, Blalock, Demarest, Jones-Rounds, Marcham, Rudan, Schroeder
Opposed: None
Absent: None
Public Hearing:
On a motion by Demarest, seconded by Jones-Rounds, and unanimously approved, Chair
Acharya opened the Public Hearing. There being no public comments, on a motion by
Rudan, seconded by Jones-Rounds, and unanimously approved, the Public Hearing was
closed.
Adopted CEQR Resolution
On a motion by Schroeder, seconded by Jones-Rounds:
WHEREAS: an application has been submitted for review and approval by the City of Ithaca
Planning and Development Board for a minor subdivision of City of Ithaca Tax Parcel #19.-2-2
located at 108-110 Campbell Avenue, in the city of Ithaca, by Robert and Lucie Finn,
owners/applicants, and
WHEREAS: the applicant is proposing to subdivide the existing 1.24-acre (54,014 SF) parcel into
two parcels: Lot 1, measuring approximately 0.42 acres (18,295 SF) with 92 feet of street frontage
on Campbell Ave., and Lot 2, containing an existing single-family home and measuring
approximately 0.82 acres (35,719 SF) with 101 feet of street frontage on Oakwood Ave. and 90 feet
of frontage on State Route 79. The parcel is in the R-1a Zoning District, which has a minimum lot
size of 10,000 SF and a minimum width at street of 75 feet, and
WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review
Ordinance and the State Environmental Quality Review Act, both of which require environmental
review, and
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WHEREAS: this is considered a minor subdivision in accordance with the City of Ithaca Code,
Chapter 290, Article 1, §290-1, Minor Subdivision ― Any subdivision of land resulting in creation
of a maximum of one additional buildable lot, and
WHEREAS: this Board, acting as Lead Agency in environmental review, did on August 28, 2012
review and accept as adequate a City of Ithaca Short Environmental Assessment Form (SEAF), Part
1, prepared by the applicant, and Part 2, prepared by staff, and a survey entitled “Survey Map No.
222 Miller Street, City of Ithaca, Tompkins County, NY,” dated 7/19/12, and prepared by T.G.
Miller, P.C., and additional application materials, and
WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning
Department, and other interested agencies have been given the opportunity to comment on the
proposed project and all comments received have been considered, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board hereby determines that the
proposed subdivision for the above-referenced action will result in no significant impact on the
environment, and that a Negative Declaration for the purposes of Article 8 of the Environmental
Conservation Law be filed in accordance with the requirements contained in Part 617 of the State
Environmental Quality Review Act.
In favor: Acharya, Blalock, Demarest, Jones-Rounds, Marcham, Rudan, Schroeder
Opposed: None
Absent: None
Adopted Preliminary & Final Approval Resolution
On a motion by Jones-Rounds, seconded by Schroeder:
WHEREAS: an application has been submitted for review and approval by the City of Ithaca
Planning and Development Board for a minor subdivision of City of Ithaca Tax Parcel #19.-2-2
located at 108-110 Campbell Avenue, in the city of Ithaca, by Robert and Lucie Finn,
owners/applicants, and
WHEREAS: the applicant is proposing to subdivide the existing 1.24-acre (54,014 SF) parcel into
two parcels: Lot 1, measuring approximately 0.42 acres (18,295 SF) with 92 feet of street frontage
on Campbell Ave., and Lot 2, containing an existing single-family home and measuring
approximately 0.82 acres (35,719 SF) with 101 feet of street frontage on Oakwood Ave. and 90 feet
of frontage on State Route 79. The parcel is in the R-1a Zoning District, which has a minimum lot
size of 10,000 SF and a minimum width at street of 75 feet, and
WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review
Ordinance and the State Environmental Quality Review Act, both of which require environmental
review, and
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WHEREAS: this is considered a minor subdivision in accordance with the City of Ithaca Code,
Chapter 290, Article 1, §290-1, Minor Subdivision - Any subdivision of land resulting in creation
of a maximum of one additional buildable lot, and
WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning
Department, and other interested agencies have been given the opportunity to comment on the
proposed project and all comments received have been considered, and
WHEREAS: legal notice was published and property posted, and adjacent property owners notified
in accordance with Chapters 290-9 (C) (1), (2) & (3) of the City of Ithaca Code, and
WHEREAS: the Planning and Development Board held the required public hearing on August 28,
2012, and
WHEREAS: this Board, acting as Lead Agency in environmental review, did on August 28, 2012
review and accept as adequate a City of Ithaca Short Environmental Assessment Form (SEAF), Part
1 prepared by the applicant, and Part 2, prepared by staff, and a survey entitled “Survey Map No.
222 Miller Street, City of Ithaca, Tompkins County, NY,” dated 7/19/12 and prepared by T.G.
Miller, P.C., and additional application materials, and
WHEREAS: the Planning and Development Board did on August 28, 2012 make a Negative
Declaration of Environmental Significance for the proposed subdivision, and
WHEREAS: the Planning and Development Board recognizes that information received and
reviewed for this subdivision indicates that the resultant parcels are in conformance with the City of
Ithaca Zoning Ordinance for properties located in the R-1a Zoning District, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant
preliminary and final subdivision approval to the proposed minor subdivision of the City of Ithaca
Tax Parcel #19.-2-2 located at 108-110 Campbell Avenue, in the City of Ithaca, by Robert and
Lucie Finn, owners/applicants subject to submission of two paper copies and one original mylar
(record copy) of the final approved plat, all having a raised seal and signature of a registered
licensed surveyor.
In favor: Acharya, Blalock, Demarest, Jones-Rounds, Marcham, Rudan, Schroeder
Opposed: None
Absent: None
4. Site Plan Review
F. Hotel Ithaca ― Update & Sketch Plan
Donald J. Urgo, Sr. presented a general overview of the proposed modified project and noted
that the proposed design does not deviate significantly from the original proposal.
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Bob Neal walked through the project design and highlighted the following changes to the
project:
• Larger lobby, next to Commons, spilling out onto street and with a more dynamic and
inviting/accessible street presence
• Elevators have been moved
• Original number of guest rooms increase from 127 to 159
• Now includes three cooling towers rather than one, in order to fall under the height
threshold
• Moderate lighting strategically situated around the building, only in specific accent areas
Cornish observed the windows have been treated differently, compared to the earlier design.
She encouraged the applicant to make the appearance of the windows at night as consistent
as possible. Neal responded that Marriott requires blackout curtains for guest rooms, so the
lighting has been focused on the lower levels. Urgo noted that the applicant will work to
ensure the lighting is designed in a considerate fashion.
Schroeder indicated the building corner was originally designed to reflect a waterfall-like
metaphor. He asked if the applicant could find a way of designing the exterior lighting to
retain that same appearance. Neal responded he would look into that.
Rudan remarked she would definitely like to see the building incorporate the kinds of
architectural features that would most emphasize Ithaca’s unique characteristics.
Cornish remarked that one issue that would need to be addressed is that the original zoning
variance has now expired, so the applicant will need to return before the Board of Zoning
Appeals (BZA).
Schroeder suggested adding another color for the metal façade, for the sake of variety.
Vertical plantings would also help enrich the façade. Neal indicated the applicant could
certainly do that. He added that the applicant could also vary the appearance of the windows
to some extent.
A. Cornell Big Red Marching Band (BRMB) Practice Facility, 141 Kite Rd., Cornell
University Campus, Cornell University, Applicant & Owner. Consideration of Final
Approval. The applicant is proposing to construct a new 5,200 SF building, which will
include a practice room for up to 175 musicians, instrument and uniform storage areas, and
office, bathrooms, and a below-grade mechanical room. The building has a metal-clad
exterior and features a façade composed primarily of an operable tilt-up folding glass door.
The building site contains an existing service building and is located beyond the southwest
end of the Kite Hill parking lot and at the southeast side of the Schoellkopf Crescent. Site
work will include the removal of the existing service building, a new entry plaza and access
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walk, a small paved access road to the lower level, and landscaping. 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 for which the Planning Board made a negative declaration of environmental significance
and granted preliminary site plan approval on 2/28/12.
Gilbert Delgado walked through the minor design changes that were made since the Board
last reviewed the project (e.g., changes to the Planting Plan).
Adopted Final Resolution
On a motion by Schroeder, seconded by Jones-Rounds:
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for
Site Plan Review for the Cornell Big Red Marching Band (BRMB) Practice Facility, by Cornell
University, applicant and owner, and
WHEREAS: the applicant proposes to construct a new 5,200 SF building, which will include a
practice room for up to 175 musicians, instrument and uniform storage areas, an office, bathrooms,
and a below-grade mechanical room. The building has a metal-clad exterior and features a façade,
composed primarily of an operable, tilt-up folding glass door. The building site contains an
existing service building and is located beyond the southwest end of the Kite Hill parking lot and at
the southeast side of Schoellkopf Crescent. Site work will include the removal of the existing
service building, a new entry plaza and access walk, a small paved access road to the lower level,
lighting, and landscaping. The project is in the U-1 Zoning District and requires a Basic
Stormwater Pollution Prevention Plan, 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: 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 February 28,
2012, and
WHEREAS: the Planning Board, acting as Lead Agency, did on February 28, 2012 review and
accept as adequate a Full Environmental Assessment Form (FEAF), Part 1, submitted by the
applicant ,and Parts 2 and 3, prepared by Planning staff, drawings entitled “Site Survey, Context
Plan, Demolition (A100),” “Transverse Elevations (A303),” “East Longitudinal Elevation (A304),”
and “West Longitudinal Elevation (A304),” “Level 2 Plan (AX11),” all dated 1/27/12, and “Site
Plan (A101),” dated 1/27/12, and date-stamped 2/23/12, all prepared by Baird Sampson Neuert, and
“Planting Plan (L100),” dated 1/13/12, and prepared by Trowbridge Wolf Michaels, LLP, and
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dated 1/13/12, and “Erosion and Sediment Control Plan (C102),” and “Site Utility Plan (C103),”
both dated 1/27/12, and prepared by T.G. Miller, P.C., and other application materials, and
WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning
Department, and other interested agencies have been given the opportunity to comment on the
proposed project and all comments received have been considered, and
WHEREAS: on February 28, 2012, City of Ithaca Planning and Development Board determined
that the proposed BRMB Practice Facility will result in no significant impact on the environment,
and
WHEREAS: the Planning Board did, on February 28, 2012 grant Preliminary Site Plan Approval to
BRMB Practice Facility, to be located on the Cornell University Campus, subject to the following
conditions:
i. Submission of building material samples, and
ii. Submission of details of proposed signage and proposed roof snow guards, and
iii. Submission of revised “Planting Plan (L100),” showing all three existing trees to remain (on
the east side of the site), per drawing A100, and to show all-season screening of exterior
mechanical pad to the south of the proposed building, and
iv. Applicant shall explore the possibility of adding more canopy trees to the south of the
proposed building, and
WHEREAS: the Planning Board has on August 28, 2012 reviewed and accepted as adequate
revised drawings entitled “Site Survey, Context Plan, Demolition (A100),” and “Roof Plan
(A504),” prepared by Baird Sampson Neuert, and “Planting Plan (L100),” prepared by Trowbridge
Wolf Michaels, LLP, and dated 6/28/12, and other application materials, and
WHEREAS: the Planning Board finds that the applicant has satisfied all of the above conditions,
now, therefore, be it
RESOLVED: that the Planning Board does hereby grant Final Site Plan Approval to BRMB
Practice Facility, to be located on the Cornell University Campus.
In favor: Acharya, Blalock, Demarest, Jones-Rounds, Marcham, Rudan, Schroeder
Opposed: None
Absent: None
B. Modified Site Plan Review, Cayuga Place Residences (Cayuga Green II), South
Cayuga St. (behind Cayuga Garage at 235 Cayuga St.), Bloomfield/Schon, Applicant &
Owner (pending purchase of property from Ithaca Urban Renewal Agency).
Consideration of Modified Site Plan Approval. The applicant is requesting modifications
to the site plan approved July 22, 2008. The modifications include the following: reduction
in Gross Floor Area from 47,400 to 42,600; change in the building footprint shape; increase
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in number of units from 30 to 39; reduction in number of stories from 7 to 4 (at 15’ ea.);
change from conventional to loft-style apartments; removal of previously approved balconies
and rooftop terrace; change in building materials from composite wood panel to pre-cast
concrete panels; removal of exterior patio; replacement of stacked stone wall with hedge
planting; reduction in number of new trees from 40 to 11, removal of all landscaping on
Tompkins County Public Library property, removal of the extension of the green screen on
Cayuga Garage, and increase in the lawn area. The project is part of a larger project known
as the Downtown Development Mixed-Use Project, for which an Environmental Impact
Statement was completed and a Findings Statement was adopted by the City of Ithaca
Planning and Development Board, on February 18, 2003.
Steven Bloomfield walked through the minor changes that had been made to the project since
it was last reviewed by the Board:
• Widened intersection at Six Mile Creek Walk
• Added landscaping and trees
• Widened and raised area between the front door and the public library
• Added trees on City’s portion of the Creek Walk
• Added hedges in front of condensing units
• Added privacy wall for the benefit of first-floor residents
• Increased amount of ivy/lattice screening
Bloomfield remarked that one minor potential issue recently emerged ― zoning
requirements require 4 loadings spaces for the project.
Schroeder suggested that the Board create a condition for the applicant to improve the
appearance and provide better screening for the loading spaces.
Schroeder also suggested adding a condition requiring soil remediation for the tree and shrub
plantings, as per the City Forestry Technician’s recommendation.
Adopted Final Approval Resolution
On a motion by Jones-Rounds, seconded by Rudan:
WHEREAS: the City of Ithaca Planning and Development Board has received an application for
modified site plan approval for the “Cayuga Place Residences” apartments by Cayuga Green II,
LLC, applicant/owner, and
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WHEREAS: the “Cayuga Place Residences” project is part of a larger project known as the
Downtown Development Mixed-Use Project, for which an Environmental Impact Statement was
completed and a Findings Statement adopted by the City of Ithaca Planning and Development
Board on February 18, 2003, and
WHEREAS: on February 18, 2003, the City of Ithaca Planning and Development Board granted
Preliminary Site Plan Approval for the Cayuga/Green at Six Mile Creek Project, which included
the condominium units and Final Site Plan Approval for the Cayuga Street Parking Structure and
the Six Mile Creek Walk, now completed, and
WHEREAS: on July 24, 2007, the Planning and Development Board granted Final Site Plan
Approval for the proposed Cayuga Place Residences, which consisted of a six-story building with
a footprint of 15,300 SF, 44 condominiums with private balconies, an enclosed courtyard, lobby,
and amenity space on the ground floor, exterior terraces enclosed by a stacked stone wall, a stone
scree garden, approximately 40 new trees, a concrete walk with bollards, and a pedestrian crossing
on the library-facing side of building, and
WHEREAS: on July 22, 2008, the Planning and Development Board granted Modified Site Plan
Approval for the proposed Cayuga Place Residences, which consisted of a reduction in the overall
square footage from 72,000 to 47,400, a reduction on the number of units from 45 to 30, an
increase in number of stories from six to seven, and associated landscape and site development
changes, and
WHEREAS: the applicant is requesting modifications to the site plan approved on July 22, 2008.
The modifications include the following: reduction in gross floor area from 47,400 to 42,600;
change in the building footprint shape; increase in number of units from 30 to 39; reduction in
number of stories from 7 to 4 (at 15’ ea.); change from conventional condominiums to loft-style
apartments; removal of previously approved balconies and rooftop terrace; change in building
materials from composite wood panel to pre-cast concrete panels; removal of exterior patio;
replacement of stacked stone wall with hedge planting; reduction in number of new trees from 40
to 25, removal of all landscaping previously proposed for Library property; and an increase in the
lawn area, and
WHEREAS: the City of Ithaca Conservation Advisory Council (CAC), the Tompkins County
Planning Department, the New York State Department of Environmental Conservation (NYS
DEC), and other interested parties have been given the opportunity to comment on the proposed
project, and
WHEREAS: legal notice was published and property posted in accordance with Chapters 276-6
(B) (4) and 176-12 (A) (2) (c) of the City of Ithaca Code, and
WHEREAS: the Planning and Development Board held the required public hearing on July 24,
2012, and
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WHEREAS: the Planning and Development Board has, on August 28, 2012, reviewed and
accepted as adequate plans entitled: “Cayuga Place Two Site Plan (A001),” with issue dates of
7/17/12, 7/19/12, 8/15/12, and 8/23/12, “Construction Site Plan (A002),” “100 Level Floor Plan
(A101),” “Cayuga Place Two North Elevation (A301),” and “Cayuga Place Two East Elevation
(A302),” with issue dates of 7/17/12, 7/19/12, and 8/15/12, and “Cayuga Place Two 200-400
Level Floor Plan (A102),” “Cayuga Place Two South Elevation (A303),” “Cayuga Place Two
West Elevation (A304),” “Cayuga Place Two E-W Section (A401),” “Cayuga Place Two S-N
Section (A402),”and “Cayuga Place Two East Rendering (G002),” all dated 6/22/12, and prepared
by Bloomfield/Schon, and additional application materials, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board grants Modified Site Plan
Approval for the former Cayuga Green Condominiums, now known as the Cayuga Place
Residences, with the following conditions, which include those relevant unsatisfied conditions
from the previously approved site plan:
i. Submission of revised drawings for review and approval by the Project Review Committee of
the following:
a. plan and elevation(s) showing location and organization of rooftop mechanicals,
including elevator tower, such that any potential negative aesthetic impact of such
mechanicals is avoided; add these mechanicals to the perspective drawings, if they
would be visible from these drawings’ points of view, and
b. Submission and approval of screening for rooftop mechanicals at Cayuga Place
Apartments on Green Street, and
c. Submission of revised planting plan to show 3 street trees to fill in gap along creek walk,
remediation of soil prior to all tree and shrub plantings, and selection of “Skyrocket
English Oak” over “Accolade Elm,” and
d. detail of rear entry gates, and
e. building and hardscape materials samples, and
f. submission of information (e.g., a catalogue cut sheet) about window blinds, and
g. submission of a map showing the construction traffic route, and
h. that the type and location of bike storage be reviewed and approved in consultation with
the City of Ithaca Bicycle/Pedestrian Advisory Council (BPAC), and
i. provide a site plan showing the project in its broader urban context, and
j. provide revised drawing(s), improving the appearance and better screening the proposed
paved loading space area at the northeast corner of the site, so that it has a greener
appearance appropriate to its location adjacent to the Six Mile Creek Walk, and
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ii. That noise-producing construction is limited to the hours between 7:30 a.m. and 7:30 p.m.,
Monday through Friday, and
iii. Approval in writing from the City Transportation Engineer that all transportation-related
issues have been satisfied, and
iv. Approval in writing from the Ithaca Fire Department that the proposed project meets its
requirements for emergency response, and
v. Approval from the Board of Public Works for the proposed bridge connection to the Cayuga
garage, and
Prior to Certificate of Occupancy:
i. approval by the Planning Board of all exterior building elevations, plans, and materials
substantially modified from the submission plans, and
ii. that all exterior lighting be reviewed and approved by the Planning Board prior to
installation, and
iii. that all signage be reviewed and approved by the Planning Board prior to installation, and
iv. installation of screen of rooftop mechanicals at Cayuga Place Apartments on Green Street,
v. installation of all bike racks, and
vi. proof that the applicant has made the necessary arrangements with the Cayuga Garage
operators for trash and recycling pick-up that is accessible from the garage, and be it further
RESOLVED: that the Planning Board requests that the Board of Public Works consider
improvements to the sidewalk adjacent to the north end of the Cayuga garage, as this sidewalk (1)
is substandard in width, (2) has no curbcut at its east end, and (3) is not carried continuously
across the vehicular entrance to the garage, and be it further
RESOLVED: that because the current curbing near the projecting exedra at the south side of the
Tompkins County Public Library (where it will meet the proposed new “pedestrian crossing level
with sidewalk” shown on the 8/23/12 version of drawing A001) is deteriorated and mounds above
the current adjacent brick surface by about ½ inch, the Planning Board requests that the applicant
work with whatever municipality owns this curb, so that it is rebuilt flush with the adjacent brick
surface at the south of the library and flush with the above new pedestrian crossing.
In favor: Acharya, Blalock, Demarest, Jones-Rounds, Marcham, Rudan, Schroeder
Opposed: None
Absent: None
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C. Cascadilla Landing (formerly Pier Road Housing), 101 Pier Rd., Pier Road
Properties, Applicant & Owner. Determination of Environmental Significance. 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 and commercial/retail
with 11 three-story townhouses and 6 attached single-family homes, totaling 39,800 GSF, 4
five-story buildings with a total of 160-185 units with 262,000 GSF, including 4,000-5,000
GSF of commercial space located on the ground floors. Parking spaces will be provided as
follows (not including ground-floor parking for the townhouses and garages for the single-
family homes): 72 on-street parallel and angled spaces along the main road; one surface
parking lot; and 171 spaces on the ground floor of the 5-story apartment buildings, for a total
of 275 spaces. Site access will be from one curbcut on Willow Avenue and two on Pier
Road, as well as a proposed roundabout, which is partially on City property, at the terminus
of Pier Road. This roundabout is sized for emergency vehicle access. Internal circulation
includes a tree-lined 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 along the entire length of the property and the
retention of 109-115 boat slips. Site development will require the demolition of 4 of the
existing buildings, removal of all paving and vegetation, removal of an existing fuel tank,
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. The applicant is proposing to do the project in 3 phases, beginning in
Spring 2013. 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.
Scott Whitham presented an overview of the project’s site plans and highlighted recent
design changes:
• Added parking to edges of turn-around, visually reinforcing its unidirectional nature
• Clearly divided 2 pedestrian walkways crossing main boulevard, to address safety
concerns regarding the mixed pedestrian/vehicular areas
• Moved boat landing area
• More clearly visually delineated route of vehicles entering garage
• Added heavier, denser plantings throughout project center
• More clearly demarcated Cayuga Waterfront Trail, using large pavers for the borders, as
well as asphalt hexagons
John Snyder then presented revised project renderings, floor plans, elevations, and materials
samples.
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Rudan expressed concern with the excessive use of gray on the siding of some buildings
(esp. the duplexes). She suggested adding some more interesting colors. Snyder responded
that the applicant could certainly explore that.
Adopted Full Environmental Assessment Form (FEAF), Part 3
On a motion by Schroeder, seconded by Jones-Rounds:
PROJECT DESCRIPTION
The applicant is proposing to redevelop the 7.8-acre site currently containing the Johnson
Boatyard building and five one-story metal buildings. The proposed project is mixed-use and
commercial/retail with 11 three-story townhouses and 3 duplexes, totaling 39,800 GSF, 4 five-
story buildings with a total of 160-185 units with 262,000 GSF, including 4,000-5,000 GSF of
commercial space located on the ground floors. Parking spaces will be provided as follows (not
including ground-floor parking for the townhouses and garages for the single-family homes): 71
on-street spaces along the main road, 32 spaces in one surface parking lot, and 172 on the ground
floor of the 5-story apartment buildings, for a total of 275 spaces. Site access will be from two
curbcuts on Willow Avenue and one on Pier Road, as well as a proposed roundabout, which is
partially on City property, at the terminus of Pier Road. Internal circulation includes a tree-lined
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 along the entire length of the property and the construction of 109-115 boat slips.
Site development will require the demolition of all 6 of the existing buildings, removal of all
paving and internal vegetation, removal of an existing fuel tank, 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. The applicant is proposing to do the
project in 3 phases, beginning in Spring 2013. 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.
IMPACT ON LAND
The 7.8-acre project site has been extensively disturbed/developed since approximately 1906. The
1919 Sanborn Maps show a continuous line of small boathouses along the north bank of (what is
now) Cascadilla Creek. The site is currently used for activities related to boating, including boat
sales, storage, repair, and fueling. There are several buildings on the site used for a variety of
commercial and warehousing purposes.
The topography of the site is nearly flat. The western portion of the site is in the 500-Year
Floodplain. The site contains limited vegetation, predominately grass areas along Willow Ave.
and Pier Road.
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Construction is expected to last approximately 18+ months. Site development will require the
demolition of all buildings, paving, internal landscaping, and accessory structures and the removal
of all boat slips. All materials and construction staging, including contractor parking, is proposed
to occur within the project site.
Due to poor soil conditions, the project will involve extensive subsurface and foundation work to
support the new construction. Based on an engineering report submitted by the applicant from
Taitem Engineering, and dated January 12, 2012, poor soil conditions on the site require the use of
a deep foundation system (piles). The applicant anticipates the maximum duration of pile driving
to be as follows:
• Phase 1 construction: 9 days of duration (including mobilization).
• Phase 2 construction: 6 days of duration (including mobilization).
• Phase 3: 9 days of duration (including mobilization).
The project will increase impervious surfaces by 0.50 acres. There is a potential threat of erosion,
both during and post-construction, due to the site’s proximity to Cascadilla Creek, extended
construction period, and intensity of new development, which includes buildings, surface parking
areas, and roads.
The applicant has submitted a Full Stormwater Pollution Protection Plan to address both
construction and post-construction storm water management and erosion. Runoff from the site is
proposed to continue to flow into Cascadilla Creek and Cayuga Inlet by means of overland flow
(sheet drainage) or will be routed through rain gardens and hydrodynamic separation units.
Temporary control measures will be carried out to address erosion during the construction period.
No significant impact to land is expected
IMPACT ON WATER
The project site is adjacent to Cascadilla Creek and the Flood Control Channel.
There is a potentially significant threat of erosion, both during and post-construction due to the
site’s proximity to Cascadilla Creek, extended construction period, and intensity of new
development, particularly impermeable surfaces of buildings, surface parking areas, and roads.
The applicant has submitted a Full Stormwater Pollution Protection Plan to address both
construction and post-construction storm water management. Runoff from the site is proposed to
continue to flow into Cascadilla Creek and Cayuga Inlet by means of overland flow (sheet
drainage) or will be routed through rain gardens and hydrodynamic separation units. The
applicant has also proposed a planting plan for the project, which will increase the quantity,
variety, and quality of plant materials currently on the site. Landscaped areas are proposed to
comprise 2.79 acres (35.7%) of the 7.8-acre project site.
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The project includes removal and reconstruction of a new sea wall and boat slips, as well as a new
pier. The construction of these elements, together with the demolition of existing shoreline
structures, will be regulated by the NYSDEC and U.S. Army Corps of Engineers (USACE). It is
not expected that the project will involve the NYS Canal Corporation. Permitting by the
NYSDEC may include, but is not limited, to “Excavation and Fill in Navigable Waters (Article 15,
Title 5)” and “Water Quality Certification (Section 401-Clean Water Act).” Permits to be obtained
from USACE may include Nationwide Permit Nos. (03) and (13).
In addition to any requirements associated with the permits listed above, the applicant will be
required to consult with members of the local Hydrilla Task Force to ensure that construction of
the sea wall and docks does not conflict with best practices and local efforts to avoid the spread of
hydrilla.
The applicant has proposed the following mitigations to address potential impacts to water:
1. Locating parking on the ground floor of proposed buildings, instead of in surface lots.
2. Incorporating landscaping and green space areas that comprise approximately 35% of the site.
3. Employing stormwater practices (as outlined in the SWPPP) that are effective, given the soil
conditions and proximity to the water body.
4. Non-toxic materials will be specified for the new docks, boat slips, and pier, both above and
below the water line.
Mitigation required by the Lead Agency:
1. Applicant is required to consult with members of the local Hydrilla Task Force to ensure that
construction of the sea wall and docks does not conflict with best practices and local efforts
to avoid the spread of hydrilla.
IMPACT ON AIR
Construction Impacts:
The applicant does not anticipate any stationary air pollution sources as part of the construction
process.
Construction and site preparation activities will create the potential for increased airborne dust and
dirt particles. This portion of work may last as long as 18 months. 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 required, as needed, during construction:
• Misting or fog spraying site to minimize dust.
• Maintaining crushed stone tracking pads at all entrances to the construction site.
• Reseeding disturbed areas to minimize bare exposed soils.
• Keeping the roads clear of dust and debris.
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• Requiring trucks to be covered.
• Prohibiting the burning of debris on site.
IMPACT ON PLANTS AND ANIMALS
The existing landscaping on the project site is minimal and primarily of marginal quality. The
applicant has stated that existing trees are not of significant size, nor can they be effectively
salvaged for replanting. The applicant has proposed a planting plan for the project, including
canopy street trees along both sides of the internal street and within the surface level parking lot,
which will increase the quantity, variety, and quality of plant materials currently on the site.
Landscaped areas are proposed to comprise 2.79 acres (35.7%) of the 7.8-acre project site. The
applicant also intends to work with the City of Ithaca to propose plantings along the waterfront
trail in front of the IAWWTP to screen this facility from the residents of Cascadilla Landing.
Several mature willow trees are in close proximity to the northwest corner of the project site ― on
City property. The City Forestry Technician, the City Conservation Advisory Council, and the
County Environmental Management Council have urged that these willows be preserved. The
applicant is not proposing to remove any of these trees at this time; however, they acknowledge
that the removal of one tree may be requested in the future, pending full development of the
construction drawings and plans. The Lead Agency will require that the applicant make every
effort to preserve all these mature willows.
Construction activities will disturb plantings associated with the Cayuga Waterfront Trail (CWT),
due to a new proposed curb cut.
The construction of the new sea wall and docks will disturb Cascadilla Creek bed and banks.
Cayuga Lake supports a diverse and productive fish community and Cascadilla Creek provides
appropriate spawning habitat for several varieties, including trout and salmon. Sea wall and dock
construction will be regulated under a permit from the New York State Department of
Environmental Conservation, which will require that work be done at a time that does not conflict
with fish spawning.
Mitigations required by the Lead Agency:
• The applicant shall make every effort to preserve all the mature willows at the northwest
corner of the site.
• If the applicant finds City tree removal necessary, it will be subject to review and approval
by the City Forester. Any replacement tree or trees should be at the maximum feasible
caliper.
• The applicant must restore any disturbed planting areas associated with the CWT, in a
manner that respects the CWT’s current planting plan.
• Construction staging for Building F shall be done in a manner that minimizes any potential
impacts on the CWT plantings.
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IMPACT ON AESTHETIC RESOURCES
The project site currently is surrounded by the municipal golf course, TCAT garages, and
commercial industrial type uses to the north, Cascadilla Creek and the Farmers’ Market to the
south, a restaurant/entertainment venue and Route 13 to the east and the Flood Control Channel to
the west. The site itself contains a variety of marine-based businesses and light
industrial/commercial uses. A large portion of the site has been used for winter boat storage.
The project will introduce high-density housing on the waterfront – a new land use and building
type in this location, both of which are allowed in the City’s recently revised WF-1 Zoning
District, which has a three-story minimum height for all new buildings and allows for 5 stories.
The project will be highly visible to users of Cass Park, Newman Golf Course, the southern end of
Cayuga Lake, and portions of the Flood Control Channel. The project will also be visible from
limited vantage points on East and West Hills. From all these vantage points, views of the site will
be dramatically altered.
The project is designed so that lower density three-story buildings are located along the Cayuga
Inlet. Taller five-story buildings are located towards the center of the site and along Cascadilla
Creek. The most highly visible buildings, located at the confluence of Cascadilla Creek and the
Flood Control Channel (Cayuga Inlet), are 3-story duplexes. These buildings incorporate design
elements that express a residential waterfront character, including varied roof planes, upper floor
balconies, stone chimneys, and a variety of complementary building materials, such as wood
detailing, lap siding, and Llenroc stone. The 3-story townhouse units, which will be highly visible
from the Farmers’ Market, are designed with varied facades, roof planes, and other design
elements to break up massing and create visual interest. Building materials are similar to the
duplexes but also include metal roofs, stucco, and larger areas of glazing. The five-five story
buildings are farther from the most prominent public view. The two most prominent of these
function as a pair – shorter in length than the remaining 3 buildings and framed by generous
pedestrian throughways and spanning a pedestrian and vehicular plaza, all of which lead to
Cascadilla Creek. This design approach minimizes the visual impact of the project from Cass
Park, Cayuga Inlet, and many other vantage points within the city.
Final design, including materials, finishes, colors, and other potential aesthetic concerns, will be
addressed during Site Plan Review.
IMPACT ON OPEN SPACE AND RECREATION
The project will impact users of open space and recreation both visually and in terms of access.
The project will be highly visible to users of Cass Park, Newman Golf Course, the southern end of
Cayuga Lake, and portions of the Flood Control Channel. The project will also be visible from
limited vantage points on East and West Hills. The project is designed so lower density three-
story buildings are located along the Cayuga Inlet. Taller five-story buildings are located towards
the center of the site and along Cascadilla Creek. This design approach minimizes the visual
impact of the project from Cass Park, Cayuga Inlet, and many other vantage points within the city.
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The project is designed so that lower density three-story buildings are located along the Cayuga
Inlet. Taller five-story buildings are located towards the center of the site and along Cascadilla
Creek. The most highly visible buildings, located at the confluence of Cascadilla Creek and the
Flood Control Channel (Cayuga Inlet), are 3-story duplexes. These buildings incorporate design
elements that express a residential waterfront character, including varied roof planes, upper floor
balconies, stone chimneys, and a variety of complementary building materials, such as wood
detailing, lap siding, and Llenroc stone. The 3-story townhouse units, which will be highly visible
from the Farmers’ Market, are designed with varied facades, roof planes, and other design
elements to break up massing and create visual interest. Building materials are similar to the
duplexes, but also include metal roofs, stucco, and larger areas of glazing. The five-story
buildings are farther from the most prominent public view. The two most prominent of these
function as a pair – shorter in length than the remaining 3 buildings and framed by generous
pedestrian throughways and spanning a pedestrian and vehicular plaza, all of which lead to
Cascadilla Creek. This design approach minimizes the visual impact of the project from Cass
Park, Cayuga Inlet, and many other vantage points within the City.
The project will increase use of the CWT, as well as increase waterfront access to the public. The
project locates approximately 150 housing units directly adjacent to the waterfront trail. This can
be expected to increase use of the trail for both recreation and transportation. In compliance with
the WF-1 zoning district, the applicant is providing a publicly accessible promenade adjacent to
the Creek, which will include a public dock The Lead Agency will require that applicant submit
documentation that public access to the walkway will be permanently maintained. The project
also includes a significant amount of internal green space, including a park-like area for use by
residents at its northern corner.
Some concerns have been raised regarding the project’s potential impact to bike and pedestrian
users of the CWT ― both during construction and after the project is completed. These include
the following issues addressed below:
Temporary closing of, or damage to, the CWT during construction: Two vehicular entrances into
the site will cross the trail along Willow Avenue ― one of which is at an existing curbcut. This
will require temporary closing of these sections and rebuilding/repair after completion. The
applicant intends to stage and perform all internal construction activities within the boundaries of
the project site, however damage to the trail is possible due to the proximity of the construction
activity.
Mitigations required by the Lead Agency:
• The applicant shall submit documentation that public access to the dock-side walkway
(except the portion in front of the duplexes) will be maintained as a public walkway.
• The applicant will coordinate with the City Transportation Engineer to provide appropriate
signage and an alternate route for any proposed temporary CWT trail closure.
• Any damage done to the CWT and associated landscaping as a result of project construction
activities, shall be corrected by the applicant to the satisfaction of the City Transportation
Engineer and the City Forestry Technician, before a Certificate of Occupancy is granted.
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The potential that increased traffic will impact bikes and pedestrians crossing NYS 13 to access
the CWT: The applicant submitted a traffic study, which has been reviewed by the City
Transportation Engineer. He accepted the study’s conclusion that there would be no significant
impact to traffic as a result of the project. Additionally, the City of Ithaca has funding through the
New York State Department of Transportation to upgrade the crossings at both Willow Avenue
and Dey Street to improve conditions for pedestrians and bicyclists.
The potential impact of Willow Street vehicular ingress & egress on trail users: Two vehicular
entrances into the site will cross the trail along Willow Avenue ― one of which is at an existing
curbcut. This will require temporary closing of these sections and rebuilding/repair after
completion. The project will cause more vehicles to cross the trail at these points, and so it must
be carefully designed for safe interface. This has been done successfully at several points along
the trail in Cass Park, where there are cross-entrances to parking lots that have heavy seasonal
vehicular use during team practices and games.
Mitigations required by the Lead Agency:
• The applicant will work with the City Transportation Engineer to design and install signed
and controlled crossing points similar to other locations along the trail.
• The applicant will work with the City of Ithaca to design appropriately-scaled plantings in
this area to facilitate a greater viewing angle around the existing plantings. These plantings
shall respect the existing CWT planting plan.
Potential impacts of Building F on CWT and line of sight issues: The location of Building F does
not appear to impede the viewing angle to the trail or to the roadway.
Mitigation required by the Lead Agency:
Construction staging for Building F shall be done in a manner that minimizes any potential
impacts on the CWT itself, or on the plantings along the CWT.
The proposed roundabout encroaches slightly on the Newman Golf Course, but is not expected to
diminish the use or function of the recreational space. The applicant will work with staff on the
final design to select appropriate plantings and necessary improvements for the construction of the
new cul-de-sac.
While boaters and other citizens have not raised their voices to date, the reaction may come later.
A marina facility has existed at this site near the mouth of Cascadilla Creek for at least a century,
and its closing is a significant loss to Ithaca’s recreation and commerce, unless it can be replaced
elsewhere.
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IMPACT ON TRANSPORTATION
Impact on External Circulation
The project will add approximately 180 units of new housing to a central location within the City.
Main vehicular access to the site is via an entrance on Willow Ave. that will cross the CWT.
There are three other access points; one off of Willow Ave, and two off of Pier Road, one east of
the existing golf course parking area and the other via a roundabout that exits at the terminus of the
same parking area. Bike and pedestrian access to the site are facilitated by the adjacent CWT. The
project site is also adjacent to the TCAT bus depot. The applicant is working with Ithaca Carshare
to locate two Carshare vehicles on site.
The applicant submitted a traffic study, which has been reviewed by the Transportation Engineer.
He accepted the study’s conclusion that there would be no significant impact to traffic as a result
of the project.
Concern has been expressed about the potential that increased traffic will impact bikes and
pedestrians crossing NYS 13 to access the CWT. The City of Ithaca has funding through the New
York State Department of Transportation to upgrade the crossings at both Willow Avenue and Dey
Street to improve conditions for pedestrians and bicyclists.
In a letter dated July 24, 2012 from Ed Marx, Tompkins County Commissioner of Planning to Lisa
Nicholas, Senior Planner, Marx stated that “in order to minimize conflicts with TCAT bus service
and also to discuss the potential for developing a bus stop as part of this development, we
recommend that the developer be required to formally meet with TCAT. Projected traffic delays
at the intersection of Willow Avenue and Route 13 could delay buses en route from the TCAT
garage and this impact should be specifically evaluated.” The applicant has met with TCAT and is
exploring the best location for a bus stop. The Lead Agency strongly prefers that any bus stop be
located either within the project or on the west side of Willow Avenue, to prevent residents from
having to (illegally) cross Willow Ave. The stop should be designed to avoid disturbance to the
CWT and its plantings.
Summary of proposed or existing external traffic mitigation elements:
• TCAT bus stop to be located on project side of Willow Ave. (subject to TCAT’s approval)
• The applicant will provide two carshare vehicles on site (subject to carshare provider’s
approval)
• City/NYSDOT planned improvements to Route 13 crossings at Willow Ave. & Third Street.
Additional mitigations required by the Lead Agency:
• Applicant shall maintain public access to the CWT during project construction. The
applicant will coordinate with the City Transportation Engineer to provide appropriate
signage and an alternate route for any proposed temporary CWT trail closure.
• Should any damage occur during construction of the project, the applicant will restore the
CWT to its original conditions (including plantings)
• Applicant shall maintain public access t the lighthouse trail during project construction.
• Applicant shall provide winter maintenance on the portion of the CWT between Building F
and Willow Avenue.
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Internal Circulation & Parking
Internal vehicular circulation on the site is primarily along a central boulevard off of which there is
access to the parking levels for buildings C, D, & E, and to the private garages for buildings A &
B. The boulevard also incorporates parallel and angled parking. There is one 32-space surface
parking lot adjacent to Building F. The project provides internal sidewalks along both sides of the
main boulevard, pedestrian throughways leading to the waterfront, and a public pedestrian
walkway along Cascadilla Creek.
The Lead Agency and others expressed concern regarding surface parking lots proposed in the
original site plan, dated June 1, 2012. As a result, the applicant removed one proposed lot, located
more parking along the mail boulevard, and decreased the total number of parking spaces. This
change allowed for a significant increase in green space adjacent to building E. The applicant
maintains that the parking-to-resident count is now very low, in comparison to other recent
developments in Ithaca.
The Lead Agency has expressed concern about the functionality of the shared pedestrian-vehicular
plaza in the center of the project. The applicant has conceptually revised earlier designs to more
clearly delineate vehicular and pedestrian areas and to enhance the pedestrian experience of the
plaza. The Board has also requested that the applicant locate boat loading/unloading in alternate
locations.
The applicant has sized the traffic circle to accommodate a fire truck. The Lead Agency is
concerned that the pavement width may create confusion regrading traffic flow and requests that
the applicant differentiate the color and texture of the paving to clearly define the vehicular travel
lane.
The City Transportation engineer identified several issues relating to internal circulation patterns
that will require resolution before site plan approval is issued.
Mitigations required by the Lead Agency:
• Locating designated boat loading/unloading parking away from Building C’s central plaza.
• Provide a signal system for cars exiting from garages of Building C.
• Differentiated paving on traffic circle, as described above.
Construction
Construction is projected to commence in late 2012 and last approximately 18 months.
Construction staging and contractor parking will be contained within the project site.
Construction ingress and egress will be from Willow Avenue. The daily workforce will arrive
prior to 8:00 a.m. and depart prior to 4:30 p.m. These times are outside the morning and afternoon
peak commuter times on peripheral roads. Any potential impacts to traffic due to construction
activities are expected to occur during the first eight months of the project, during excavation and
hauling of soils and demolition debris. The applicant has stated that contractor and delivery traffic
will result in periodic minor temporary delays adjacent to the project site.
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IMPACT ON NOISE AND ODORS
Construction Phase
Based on an engineering report submitted by the applicant from Taitem Engineering, and dated
January 12, 2012, poor soil conditions on the site require the use of a deep foundation system
(piles). The applicant anticipates that the maximum duration of pile driving to be as follows:
• Phase 1 construction: 9 days of duration (including mobilization).
• Phase 2 construction: 6 days of duration (including mobilization).
• Phase 3: 9 days of duration (including mobilization).
The site is not proximate to any housing development, so disturbances to residential use are
expected to be minimal. Any construction noise will mostly affect recreational users, Farmers
Market patrons, commercial establishments, public, and TCAT workers. In accordance with City
regulations: all noise producing construction activity will be limited to Monday through Saturday
from 7:30 a.m. to 7:30 p.m. Noise generated by pile driving is not expected to be greater than 180
db.
Mitigation required by the Lead Agency:
• When pile driving is in progress, applicant shall post signs along the CWT warning trail
users of this unusually loud construction activity.
Post Construction:
The project is predominantly residential and is not expected to produce noise in excess of
acceptable ambient levels.
IMPACT ON PUBLIC HEALTH
The applicant completed a Phase 1 &2 Environmental Site Assessment for the project site in 1999.
The report identified the presence of 5 potential environmental issues and recommends the
following actions:
1. Any materials (specifically vinyl floor tiles) suspected to contain asbestos should be tested be
for removal and, if necessary, removed by a licensed asbestos contractor.
2. Underground storage tanks should be removed in accordance with state regulations.
3. Secondary spill containment for solvents and hazardous materials used for painting
operations and for the above-ground diesel tank.
The applicant has provided the following responses in the applicant’s own words to these
concerns:
• “The vinyl tile in the store is not believed to contain asbestos, as it was installed after the ban
on asbestos containing materials. It will be removed properly during demolition if it does
contain asbestos.”
• “The DEC always has completed yearly inspections of the fuel tanks. The tank will be
removed properly during construction.”
• “This is also addressed in the Phase I Environmental Site Assessment, at most we have only
one 15 gallon container of paint solvent on site and it is removed by Solvents & Petroleum
in Syracuse.”
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• “This diesel tank had a dike system for this tank installed after this Phase II inspection;
however, it was not required by the DEC at that time. This tank has been removed along
with other tanks and we are in compliance with the DEC.”
• “The removal of underground petroleum bulk storage tanks is regulated by NYSDEC through
6 NYCRR612 and 6 NYCRR 613. Specifically, Part 612.2(d) states: ‘Substantially
modified facilities. Within thirty (30) days prior to substantially modifying a facility, the
owner must notify the Department of such modification on forms supplied by the
Department.’ In addition, the owner must comply with the requirements outlined in Part
613.9(b) Closure of Tanks Permanently Out-of-Service. The NYSDEC provides a standard
form that will be used and submitted to the NYSDEC Region 7 Office for removal of the
one underground tank.”
IMPACT ON GROWTH & CHARACTER OF COMMUNITY OR NEIGHBORHOOD
The project site is in the Waterfront -1 (WF-1) Zoning District and is currently surrounded by the
municipal golf course, TCAT garages, and commercial industrial type uses to the north,
Cascadilla Creek and the Farmers’ Market to the south, a restaurant and Route 13 to the east and
the Flood Control Channel to the west. The site itself contains a variety of marine-based
businesses and light industrial/commercial uses. A large portion of the site is used for winter boat
storage.
The WF-1 Zoning District was amended in 2011 for the purpose of encouraging a variety of
development, including housing, while preserving public waterfront access and views, as well as
ensuring that building design and materials enhance the aesthetic experience for waterfront users.
The district requirements dictate a 3-story minimum for all non-water dependant uses in the WF-1
zone. In compliance with the district regulations, the applicant is proposing a public waterfront
walkway in lieu of a building step-back.
An upgrade to the water infrastructure in this area will likely be necessary to increase available
fire flow and improve water circulation. The applicant has been coordinating with the City Water
& Sewer Division and further discussions are needed with the developer and City engineering
staff to work out the details. There is a currently unoccupied 10' sewer easement across the
property, which the City wants to retain.
The project will be highly visible to users of Cass Park, Newman Golf Course, the southern end
of Cayuga Lake, and portions of the Flood Control Channel. The project will also be visible from
limited vantage points on East and West Hills. From all these vantage points views of the site
will be dramatically altered.
The Cascadilla Landing project is designed so lower-density three-story buildings are located
along the Cayuga Inlet. Taller five story buildings are located towards the center of the site and
along Cascadilla Creek. This design approach minimizes the visual impact of the project from
Cass Park, Cayuga Inlet, and many other vantage points within the City. The most highly visible
buildings, located at the confluence of Cascadilla Creek and the Flood Control Channel (Cayuga
Inlet), are 3-story duplexes. These buildings incorporate design elements that express a
residential waterfront character including varied roof planes, upper floor balconies, stone
chimneys, and a variety of complementary building materials such as wood detailing, lap siding
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and Llenroc stone. The 3-story townhouse units, which will be highly visible from the Farmers
Market, are designed with varied facades, roof planes and other design elements to break up
massing and create visual interest. Building materials are similar to the duplexes but also include
metal roofs, stucco, and larger areas of glazing. The five-story buildings are farther from the
most prominent public view. The two most prominent of these function as a pair – shorter in
length than the remaining 3 buildings and framed by generous pedestrian throughways and
spanning a pedestrian and vehicular plaza, all of which lead to Cascadilla Creek.
Final design, including materials, finishes, colors, and other potential aesthetic concerns will be
addressed during Site Plan Review.
In a letter dated July 24, 2012 from Ed Marx, Tompkins County Commissioner of Planning to
Lisa Nicholas, Senior Planner, Marx stated: “We recommend that this development include
affordable housing units. The County’s model Inclusionary Zoning Ordinance recommends that
all new residential development of 10 or more units be required to provide at least 10% of the
project’s total units as affordable. The City should require that at least 10%, or at least 13 units
be made affordable to low and moderate income households, i.e. those with less than 80% of
median income.” The applicant has stated that the project is designed to address a broad range of
incomes making this project a “step-up” community, but does not plan on incorporating
affordable housing.
The Lead Agency does not agree that the applicant should be required to incorporate affordable
housing into the project for the following reasons: (1) there is robust activity in the development
of affordable housing within the city at this time, including for-sale units, and (2) the project
addresses other existing housing needs; and (3) the project implements other city goals within the
W-F1 Zoning District.
PUBLIC CONTROVERSY
Boaters and other members of the public have expressed concern about the loss of the marina
facility.
In favor: Acharya, Blalock, Demarest, Jones-Rounds, Marcham, Rudan, Schroeder
Opposed: None
Absent: None
Adopted CEQR Resolution
On a motion by Schroeder, seconded by Jones-Rounds:
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 Pier Road
Properties, LLC, applicant and owner, and
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WHEREAS: the applicant is proposing to redevelop the 7.8-acre site currently containing Johnson
Boatyard building and five one-story metal buildings. The proposed project is mixed-use and
commercial/retail with 11 three-story townhouses and 3 duplexes, totaling 39,800 GSF, 4 five-
story buildings with a total of 160-185 units with 262,000 GSF, including 4,000-5,000 GSF of
commercial space located on the ground and upper floors. Parking spaces will be provided as
follows (not including ground-floor parking for the townhouses and garages for the single-family
homes): 71 on-street spaces along the main road, 32 spaces in one surface parking lot, and 172 on
the ground floor of the 5-story apartment buildings, for a total of 275 spaces. Site access will be
from two curbcuts on Willow Avenue and one on Pier Road, as well as a proposed roundabout,
which is partially on City property, at the terminus of Pier Road. Internal circulation includes a
tree-lined 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 along the entire length of the property and the construction of 109-
115 boat slips. Site development will require the demolition of 4 of the existing buildings,
removal of all paving and internal vegetation, removal of an existing fuel tank, and the possible
relocation of NYSEG power lines. The project is in the WF-1 Zoning District. The applicant is
proposing to do the project in 3 phases, beginning in Spring 2013. 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, 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, and
WHEREAS: it was requested that the New York State Department of Environmental Conservation
(NYSDEC), the New York State Canal Corporation (Canals), the City of Ithaca Board of Public
Works, and the City of Ithaca Board of Zoning Appeals, all potentially involved agencies, consent
to the City of Ithaca Planning and Development Board’s being Lead Agency for this project, and
WHEREAS: NYSDEC and the City of Ithaca Board of Public Works have, by not responding to
the request for Lead Agency Concurrence within 30 days, and the City of Ithaca Board of Zoning
Appeals and Canals have, by way of written response, all consented to the City of Ithaca Planning
and Development Board’s being Lead Agency for this project, and
WHEREAS: the City of Ithaca Planning and Development Board declared itself Lead Agency in
Environmental Review for the proposed project on June 26, 2012, and
WHEREAS: the City of Ithaca Conservation Advisory Council (CAC), the Tompkins County
Planning Department, the New York State Department of Environmental Conservation
(NYSDEC), and other interested parties have been given the opportunity to comment on the
proposed project, and
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WHEREAS: the Board has reviewed and accepted as adequate a Full Environmental Assessment
Form (FEAF), Part 1, prepared by the applicant, Part 2, prepared by staff, and Part 3, prepared by
staff and amended by the Board on August 28, 2012, and drawings entitled: “Boundary and
Topographic Map Pier Road Properties, LLC,” dated 10/20/11 and prepared by T.G. Miller, P.C.;
and “Perspective Views” (4 drawings), “Typical Floor Plans” (showing building ‘C’), “Cascadilla
Landing ‘B’ Elevations,” “‘B’ Townhouse Ground Floor Plans,” “‘B’ Townhouse First Floor
Plans,” “‘B’ Townhouse Second Floor Plans,” “Cascadilla Landing ‘A’ Building Elevations,” “‘A’
Duplex Floor Plans,” and “Public Dock Elevations,” all dated 8/16/12; and “Site Plan,” “Enlarged
Site Plan,” (3 drawings) “‘C’ Building Elevations,” “‘D’ Building Elevations,” “‘E’ Building
Elevations,” and “‘F’ Building Elevations,” all undated, but part of the submission package with
the drawings previously listed above; and “Perspective Views” (4 renderings), “Site Plan,”
“Enlarged Site Plan” (three drawings), “Planting Plan,” “‘C’ Building Elevations,” “Typical Floor
Plans,” “Cascadilla Landing ‘B’ Building Elevations,” “‘B’ Townhouse Ground Floor Plans,” “‘B’
Townhouse First Floor Plans,” “‘B’ Townhouse Second Floor Plans,” “Cascadilla Landing ‘A’
Elevations,” “‘A’ Duplex Floor Plans,” and “Public Dock Elevations,” all submitted on 8/28/12,
and all drawings prepared by John Snyder Architects, and other application materials, and
WHEREAS: in a letter dated July 24, 2012 from Ed Marx, Tompkins County Commissioner of
Planning and Community Sustainability, to Lisa Nicholas, Senior Planner, the County
recommended that: (1) the City require that 10% of the units be affordable to low- and moderate-
income households (i.e., those making less than 80% of median income); and (2) that the applicant
meet formally with TCAT to discuss incorporating a bus stop into the project and to evaluate the
potential impact of bus service on any traffic delays at the intersection of Willow Avenue and
Route 13, and
WHEREAS: the Lead Agency will not require that the applicant incorporate affordable housing
into the project for the following reasons: (1) there is robust activity in the development of
affordable housing within the city at this time, including for-sale units; (2) the project addresses
other existing housing needs; and (3) the project implements other city goals within the W-F1
Zoning District, and
WHEREAS: the Lead Agency has considered all other received comments and has required
mitigations for all other potential impacts, as described in Part 3 of the FEAF, 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, Blalock, Demarest, Jones-Rounds, Marcham, Rudan, Schroeder
Opposed: None
Absent: None
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D. Rooftop Wireless Telephone Communications Facility, 102 Prospect St.
(Limestone Tower), AT&T Mobility, Inc., Applicant/Owner. Declaration of Lead
Agency, Public Hearing, Determination of Environmental Significance, and
Consideration of Preliminary & Final Approval. The applicant proposes to install 3 8x1’
panel antennae and associated equipment. The proposed antennae will be installed on
existing roof mounts, with each antenna located between two existing antennae. 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.
Tim Richmond recapitulated the salient details of the proposed project.
Adopted Lead Agency Resolution
On a motion by Jones-Rounds, seconded by Schroeder:
WHEREAS: State Law and Section 176.6 of the City Code 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: an application has been submitted for review and approval by the City of Ithaca
Planning and Development Board for an AT&T wireless communication facility to be located on
the rooftop of the building located at 102 Prospect Street in the city of Ithaca. The applicant
proposes to install 3 panel antennae on existing rooftop mounts, in between existing antennae, and
associated equipment, and
WHEREAS: the proposed site plan is an Unlisted Action pursuant to the City of Ithaca
Environmental Review Ordinance and the New York State Environmental Quality Review Act,
which requires review under the City's Environmental Quality Review Ordinance, now, therefore,
be it
RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself
lead agency for the environmental review of the proposed AT&T Wireless Communication
Facility, proposed to be located on the rooftop of the building located at 102 Prospect Street in the
city of Ithaca.
In favor: Acharya, Blalock, Demarest, Jones-Rounds, Marcham, Rudan, Schroeder
Opposed: None
Absent: None
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Public Hearing:
On a motion by Jones-Rounds, seconded by Rudan, and unanimously approved, Chair
Acharya opened the Public Hearing. There being no public comments, on a motion by
Demarest, seconded by Rudan, and unanimously approved, the Public Hearing was closed.
Adopted CEQR Resolution
On a motion by Jones-Rounds, seconded by Demarest:
WHEREAS: an application has been submitted for review and approval by the City of Ithaca
Planning and Development Board for a rooftop telecommunications facility, located at 102
Prospect Street (Limestone Tower apartments), in the city of Ithaca, by AT&T Mobility, Inc.,
owner/applicant, and
WHEREAS: the applicant proposes to install 3 panel antennae on existing rooftop mounts, in
between existing antennae, and associated equipment. The proposed project is in the B-1a
Zoning District, and
WHEREAS: 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, and
WHEREAS: the City of Ithaca Conservation Advisory Council (CAC) and other interested
agencies have been given the opportunity to comment on the proposed project; the CAC had no
comments and the comments received from the Tompkins County Planning Department have
been considered, and
WHEREAS: the Board, acting as Lead Agency in environmental review, has on August 28, 2012
reviewed and accepted as adequate: a Short Environmental Assessment Form (SEAF), Part 1,
submitted by the applicant, and Part 2 prepared by Planning Staff; plans entitled “Overall Site
Plan (SP-101),” “Partial Roof Plan (C-101),” “Equipment Layout Plan (C-102),” “Building
Elevation (C-201),” and “Details (C-501),” all dated June 2012, and prepared by C&S
Companies; and other application materials, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board determines that the
proposed telecommunications facility, located on the rooftop of Limestone Tower apartments at
102 Prospect Street in the city of Ithaca, will result in no significant impact on the environment
and that a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law
be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review
Act.
In favor: Acharya, Blalock, Demarest, Jones-Rounds, Marcham, Rudan, Schroeder
Opposed: None
Absent: None
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Adopted Preliminary & Final Approval Resolution
On a motion by Jones-Rounds, seconded by Demarest:
WHEREAS: an application has been submitted for review and approval by the City of Ithaca
Planning and Development Board for a rooftop telecommunications facility, located at 102
Prospect Street (Limestone Tower apartments), in the city of Ithaca, by AT&T Mobility, Inc.,
owner/applicant, and
WHEREAS: the applicant proposes to install 3 panel antennae on existing rooftop mounts, in
between existing antennae, and associated equipment. The proposed project is in the B-1a
Zoning District, and
WHEREAS: 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, and
WHEREAS: in accordance with the Code of the City of Ithaca Telecommunications Facilities
and Services Ordinance, §325.29.7 B. (2), this proposal classifies as a Tier Two application, and
WHEREAS: the application conforms to those requirements as outlined in the City Code, and
WHEREAS: the City of Ithaca Conservation Advisory Council (CAC) and other interested
agencies have been given the opportunity to comment on the proposed project; the CAC had no
comments and the comments received from the Tompkins County Planning Department have
been considered, 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: a Public Hearing for the proposed action was held on August 28, 2012, and
WHEREAS: the Board, acting as Lead Agency in environmental review, has on August 28, 2012
reviewed and accepted as adequate: a Short Environmental Assessment Form (SEAF), Part 1,
submitted by the applicant, and Part 2 prepared by Planning Staff; plans entitled “Overall Site
Plan (SP-101),” “Partial Roof Plan (C-101),” “Equipment Layout Plan (C-102),” “Building
Elevation (C-201),” and “Details (C-501),” all dated June 2012, and prepared by C&S
Companies; and other application materials, and
WHEREAS: the City of Ithaca Planning and Development Board, acting as Lead Agency in
environmental review, did on August 28, 2012 make a negative determination of environmental
significance, and
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WHEREAS: in accordance with §325-29.14. B., the City of Ithaca Department of Planning and
Development shall prepare staff reports for Tier Two applications, and
WHEREAS: the following information contained in this resolution shall serve as the staff report
and findings of fact as required by City Code §325-29.14 and §325-29.14:
(1) Description of the proposed Personal Wireless Service Facility (PWSF)
(a) Other PWSFs in the area – There are 4 existing PWSF sites in the area: Cornell Water
Tank; monopole in Cayuga Heights along Pleasant Grove Road; the rooftop of Mary
Donlon Hall at 57 Sisson Place; and at 110 Dryden Road.
(b) Nearest three PWSF sites to the proposed PWSF for the same carrier – Same as
above. See Exhibit 4.
(2) Location – The proposed facility will be located on an “Opportunity Site” (rooftop).
(a) Identification of whether the proposed PWSF is an avoidance area – The proposed
PWSF is not located in any of the following avoidance areas: flood hazard zone,
historically or culturally significant resource, unique natural area and/or critical
environmental area, park, greenway, or natural area, scenic or visual corridor as defined
by the City, wetland, lakeshore, or waterway.
(b) Identification of whether the proposed PWSF is at an opportunity site – The PWSF
is proposed to be on an existing roof. Staff has determined that this is an acceptable
opportunity site.
(c) Determination of whether location standards have been met – Staff has determined
that the rooftop location as proposed has met the location standards.
(3) Siting
(a) Determination of whether siting standards have been met: The proposed project is on
an existing rooftop. Three new panel antennae will be mounted on the rooftop between
two existing antennae on existing roof mounts. No other new proposed equipment will
be visible. Please refer to Exhibit 6. Staff has determined that siting standards have been
met.
(b) Identification of any necessary practical measures to avoid, minimize, and/or
mitigate (in that order of preference) adverse impacts of the proposed PWSF –Staff
has determined that the applicant has taken appropriate measures to avoid, minimize, and
mitigate adverse impacts of the proposed PWSF.
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(4) Design
(a) Type of mount – Proposed antennae will be mounted on existing mounts.
(b) Type of antenna(s) – The applicant is proposing to install 3 SBNH-1D 6565C 8’x 1’
panel antennae
(c) Treatment of equipment cabinet or shelter – No new shelter or cabinet is proposed.
(d) Determination of whether design standards have been met – Staff has determined that
the applicant has met the design standards as outlined in the City Code §325-29.8 C.
(5) Alternatives Analysis.
(a) Alternatives provided by the applicant – No alternatives were explored. This is a
modification to an approved existing site.
(b) Alternatives studied by City staff – Staff has studied no alternative locations – the
proposed location is acceptable.
(c) In accordance with §325-29.11 of the Ithaca City Code, this Board has considered
comparison and ranking of the proposed PWSF and the alternatives.
(6) Description of narrative attachments – Plans entitled “Overall Site Plan (SP 101),” “Roof
Plan (C-101),” “Equipment Layout Plan (C-102),” “Building Elevations (C-201),” and
“Details (C-501),” all dated June 2012, and prepared by C&S Companies, now, therefore, be
it
RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant
preliminary and final site plan approval to the proposed 3 new antennae and associated equipment
on the rooftop of 102 Prospect Street.
In favor: Acharya, Blalock, Demarest, Jones-Rounds, Marcham, Rudan, Schroeder
Opposed: None
Absent: None
H. Delta Chi Parking & Site Work, 102 The Knoll, Trowbridge Wolf Michaels, LLP,
Applicant for Owner, DCEF Cornell, LLC. Determination of Environmental
Significance. The applicant proposes to install both new and improved parking on the upper
and lower portions of the site, increasing the number of spaces from 18 to 21. The proposed
lower lot, fronting Barton Place, will contain 14 spaces. Development of this lot will include
removing the existing curbcut, installing two additional curbcuts, grading to level the site,
installation of a 2’-5’ stone-faced retaining wall along a portion of the north and west
perimeter, concrete curbing throughout, asphalt paving, and a tree lawn between the parking
lot and the street. The upper lot will have 7 spaces (including one accessible space), with
five
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spaces at the end of the driveway and two parallel spaces across from the central island.
Development of this lot and improvements to the driveway include concrete curbing defining
a central grass island, boulders along east edge of driveway, one stone-faced retaining wall,
paving and striping, the removal of two mature trees, and installation of five new trees lining
the entry drive. The project also includes a dumpster enclosure and a new 5’ sidewalk along
Barton Place. The project is in the R-U Zoning District in which neighborhood parking areas
are an allowed accessory use and the Cornell Heights Historic District; however, the project
has received the required area variances for front yard parking location and coverage, as well
as location of the proposed dumpster enclosure. The project received a Certificate of
Appropriateness from ILPC on June 12, 2012, with conditions.
Annette Marchesseault indicated the fundamentals of the project have not changed; however,
she noted, it turns out three zoning variances will now be required (for the parking set-back
and dumpster enclosure).
Adopted FEAF, Part 3
On a motion by Schroeder, seconded by Jones-Rounds:
PROJECT DESCRIPTION
The applicant proposes to install both new and improved parking on the upper and lower portions
of the site, increasing the number of spaces from 18 to 21. The proposed lower lot, fronting
Barton Place, will contain 14 spaces. Development of this lot will include removing the existing
curbcut, installing two additional curbcuts, grading to level the site, installation of a 2’-5’ stone-
faced retaining wall along a portion of the north and west perimeter, concrete curbing throughout,
asphalt paving, and a tree lawn between the parking lot and the street. The upper lot will have 7
spaces (including one accessible space), with five spaces at the end of the driveway and two
parallel spaces across from the central island. Development of this lot and improvements to the
driveway include concrete curbing defining a central grass island, boulders along east edge of
driveway, one stone-faced retaining wall, paving, striping, the removal of two mature trees, and
installation of five new trees lining the entry drive. The project also includes a dumpster
enclosure and a new 5’ sidewalk along Barton Place. The project is in the R-U Zoning District in
which neighborhood parking areas are an allowed accessory use and the Cornell Heights Historic
District; however, the project requires area variances for front yard parking location and
coverage, as well as location of the proposed dumpster enclosure. The project received a
Certificate of Appropriateness from ILPC on June 12, 2012, with conditions.
IMPACT ON LAND
The construction of the lower lot requires excavation into a slope that is greater than 15%.
Erosion control practices should be carefully maintained during construction. The City
Stormwater Management Officer required that the applicant implement 2 stormwater Best
Management Practices (BMPs), due to steep slopes on the site.
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IMPACT ON WATER
The project increases paved/impervious surfaces on the site. The lower lot will be expanded and
paved, the width of the access drive will slightly increased to accommodate parking, and the grass
island will be reduced to accommodate fire truck access.
The City Stormwater Management Officer required that the applicant implement 2 stormwater
Best Management Practices (BMPs), due to steep slopes on the site.
IMPACT ON AIR
No significant impact is anticipated.
IMPACT ON PLANTS AND ANIMALS
The applicant proposes to remove two mature trees. The applicant has proposed five new trees
lining the driveway which will preserve and enhance the historic landscape.
IMPACT ON AESTHETIC RESOURCES
Development of the lower parking lot permanently alters the streetscape in an historic residential
neighborhood. The existing lower parking lot has been in use for some time and lacks structure
or aesthetic appeal. For this reason, it appears temporary and reversible in nature. A formal
paved parking area with a retaining wall will be a permanent feature of the streetscape.
It is required to screen parking areas from adjacent uses. The applicant has proposed a sidewalk
and planted tree lawn, which will provide sufficient visual relief.
The design of the upper parking area should ensure cars are not visible from the street. The
applicant should include a vegetative screen in front of the retaining wall. The applicant has
proposed curbing and boulders on both sides of the driveway to protect the landscape and prevent
cars from parking on the grass.
The Planning Board is in agreement with the ILPC’s requirement that the applicant revise the
retaining wall design to use a more refined building material ― such as local bluestone or
Llenroc. The applicant has submitted elevations of the proposed wall to demonstrate compliance
with this requirement.
IMPACT ON HISTORIC RESOURCES
Development of the lower parking lot permanently alters the streetscape in an historic residential
neighborhood. The existing lower parking lot has been in use for some time and lacks structure
or aesthetic appeal. For this reason, it appears temporary and reversible in nature. A formal
paved parking area with a retaining wall will be a permanent feature of the streetscape.
It is required to screen parking areas from adjacent uses. The applicant has proposed a sidewalk
and planted tree lawn, which will provide sufficient visual relief.
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The design of the upper parking area should ensure cars are not visible from the street. The
applicant should include a vegetative screen in front of the retaining wall. The applicant has
proposed curbing and boulders on both sides of the driveway to protect the landscape and prevent
cars from parking on the grass.
The Planning Board is in agreement with the ILPC’s requirement that the applicant revise the
retaining wall design to use a more refined building material ― such as local bluestone or
Llenroc. The applicant has submitted elevations of the proposed wall to demonstrate compliance
with this requirement.
IMPACT ON OPEN SPACE AND RECREATION
No significant impact is anticipated
IMPACT ON TRANSPORTATION
No significant impact is anticipated. Applicant is proposing a sidewalk and tree lawn and is
required to provide bicycle parking.
IMPACT ON NOISE AND ODORS
No significant impact is anticipated.
IMPACT ON PUBLIC HEALTH
No significant impact is anticipated.
IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD
Development of the lower parking lot permanently alters the streetscape in an historic residential
neighborhood. The existing lower parking lot has been in use for some time and lacks structure
or aesthetic appeal. For this reason, it appears temporary and reversible in nature. A formal
paved parking area with a retaining wall will be a permanent feature of the streetscape.
It is required to screen parking areas from adjacent uses. The applicant has proposed a sidewalk
and planted tree lawn, which will provide sufficient visual relief.
The design of the upper parking area should ensure cars are not visible from the street. The
applicant should include a vegetative screen in front of the retaining wall. The applicant has
proposed curbing and boulders on both sides of the driveway to protect the landscape and prevent
cars from parking on the grass.
The Planning Board is in agreement with the ILPC’s requirement that the applicant revise the
retaining wall design to use a more refined building material ― such as local bluestone or
Llenroc. The applicant has submitted elevations of the proposed wall to demonstrate compliance
with this requirement.
In favor: Acharya, Blalock, Demarest, Jones-Rounds, Marcham, Rudan, Schroeder
Opposed: None
Absent: None
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Adopted CEQR Resolution
On a motion by Rudan, seconded by Schroeder:
WHEREAS: an application has been submitted for review and approval by the City of Ithaca
Planning and Development Board for a parking lot and site work at Delta Chi fraternity located at
112 The Knoll in the city of Ithaca by Trowbridge Wolf Michaels, LLP, applicant for owner,
DCEF Cornell, LLC, and
WHEREAS: the applicant proposes to install both new and improved parking on the upper and
lower portions of the site, increasing the number of spaces from 18 to 21. The proposed lower
lot, fronting Barton Place, will contain 14 spaces. Development of this lot will include removing
the existing curbcut, installing two additional curbcuts, grading to level the site, installation of a
2’-5’ stone-faced retaining wall along a portion of the north and west perimeter, concrete curbing
throughout, asphalt paving, and a tree lawn between the parking lot and the street. The upper lot
will have 7 spaces (including one accessible space), with five spaces at the end of the driveway
and two parallel spaces across from the central island. Development of this lot and improvements
to the driveway include concrete curbing defining a central grass island, boulders along east edge
of driveway, one stone-faced retaining wall, paving and striping, the removal of two mature trees,
and installation of five new trees lining the entry drive. The project also includes a dumpster
enclosure and a new 5’ sidewalk along Barton Place. The project is in the R-U Zoning District in
which neighborhood parking areas are an allowed accessory use and the Cornell Heights Historic
District; however, the project requires area variances for front yard parking location and
coverage, as well as location of the proposed dumpster enclosure. The project received a
Certificate of Appropriateness from ILPC on June 12, 2012, with conditions, and
WHEREAS: this is a Type 1 Action under both the City Environmental Quality Review
Ordinance and the State Environmental Quality Review Act and requires environmental review,
and
WHEREAS: State Law specifies that, for actions governed by local environmental review, the
lead agency shall be that local agency which has primary responsibility for approving and
funding or carrying out the action, and
WHEREAS: the Planning Board did on June 26, 2012 declare itself Lead Agency for
environmental review and held the Public Hearing for the action, and
WHEREAS: subsequent to June 26, 2012, the Building Commissioner determined that the
project required variances, rendering the BZA an involved agency in environmental review, and
WHEREAS: the Planning Board notified the BZA of its intent to act as lead agency for the
project and, by not replying to the notification within 30 days, the BZA consented to the Planning
Board being Lead Agency, and
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WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning
Department, and other interested agencies have been given the opportunity to comment on the
proposed project and all comments received have been considered, and
WHEREAS: the Planning Board, acting as Lead Agency, has on August 28, 2012 reviewed and
accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the
applicant, Part 2, prepared by planning staff, and Part 3 prepared by planning staff and revised by
the Planning Board on August 28, 2012; drawings entitled “Demolition Plan (L101),” “ Site Plan
Layout (L201),” “Grading Plan (L301),” “Planting Plan (L401),’ and “Site Details (L501),” all
dated 7/11/1 and prepared by Trowbridge Wolf Michaels, LLP; 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 impact on the environment and that a Negative
Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in
accordance with the provisions of Part 617 of the State Environmental Quality Review Act.
In favor: Acharya, Blalock, Demarest, Jones-Rounds, Marcham, Rudan, Schroeder
Opposed: None
Absent: None
5. Zoning Appeals
APPEAL #2887 ― Area Variance: 102 The Knoll
The Board recommends granting this appeal. Due to the topography of the site, suitable
areas for parking are limited. The Board has completed the environmental review for the
project and has required mitigations that address any potentially negative impacts.
4. Site Plan Review (cont.)
E. Planned Parenthood Clinic & Offices ― Sketch Plan
Grace Chiang recapitulated the salient details of the proposed project and highlighted the
following features:
• 8,500 SF footprint (total appr. 18,000 SF)
• Will include parking (essential for patients)
• 1st floor will be clinic space and 2nd floor administrative/educational space
• Composed of masonry and panelized system
• Entrance composed of panels and glass (as open/welcoming as possible)
Peter Trowbridge added the following points:
• Consolidation of parcels should mitigate impact of additional parking
• Improved tree lawn, added trees, rain garden, bike racks, and continuous sidewalk
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• Large maple trees along edge of neighboring property will be preserved, if possible.
Cornish asked if the parking would be sufficient to meet the applicant’s needs. Trowbridge
responded that, while 27 spaces should be enough to accommodate patients, the applicant
may explore other sources of parking.
Schroeder observed that the façade looks a little ‘fortress-y’ ― it should appear more
welcoming; and the parking lot should more clearly delineated/defined.
G. INHS Housing Project (400 Spencer Road) ― Sketch Plan
Paul Mazzarella recapitulated the salient details of the proposed project and highlighted the
following features:
• Affordable mixed-income rental and owner-occupied housing (to remain permanently
affordable)
• 1-, 2-, & 3-bedroom units, in both townhomes and multi-family apartment buildings
• Low-income housing tax credit financing
• Split-zoned (R-2a & B-5) ― variances will most likely be sought
• Expedited review schedule (the only opportunity for funding is once a year, with a
November 29, 2012 deadline)
• Tree lawn, plantings, 4’-high fence with gates, porous asphalt, & bike racks
• Buffering between neighbors to the north
• Speaking with abutting-property owners to make connection to South Meadow Street
5. Zoning Appeals (cont.)
APPEAL #2883 ― Area Variance: 1018 N. Cayuga Street
Members of the Board make no comment on this case, due to the fact that the applicant has
not provided sufficient information to evaluate.
APPEAL #2884 ― Area Variance: 305 Esty Street
Members of the Board have no objection to this request on a conceptual level. Better
graphics and information on building materials would be helpful in evaluating the specific
project. The Board notes that as per the recent revisions to 325-20, there are no off-street
parking requirements in the R-2 Zoning District.
APPEAL # 2885 ― Area Variance: 604 East Buffalo Street
Members of the Board support the granting of this variance.
APPEAL #2886 ― Special Use Permit: 108 Homestead Road
The Board recommends granting this appeal.
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6. New Business
A. 9/11/12 Special Planning Board Meeting
(Brief discussion of agenda.)
B. Comprehensive Plan – Resolution of Support for New Process
Rudan remarked she could not support the resolution in its current form, since the language
appears somewhat vague and she does not feel knowledgeable enough about the history of
the process. Cornish explained that the City Attorney specifically recommended that the
language of the resolution be relatively simple.
Schroeder suggested inviting the resolution’s author, City Planner Megan Wilson, to the next
regular Planning Board meeting to provide some additional context for the resolution. No
objections were raised.
7. Old Business – Site Plan Review Ordinance: Additional Comments & Proposed Changes
In the interests of time, it was agreed to discuss the revised Site Plan Review Ordinance at
the Board’s regular September 2012 meeting.
8. Reports
A. Planning Board Chair
(None.)
B. Director of Planning & Development
(None.)
C. Board of Public Works (BPW) Liaison
(None.)
9. Approval of Minutes: June 26, 2012
In the interests of time, it was agreed to review the June 26, 2012 minutes at the Board’s
regular September 2012 meeting.
10. Adjournment
On a motion by Schroeder, seconded by Jones-Rounds, and unanimously approved, the
meeting was adjourned at 10:16 p.m.