HomeMy WebLinkAboutMN-PDB-2012-09-11DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE
PLANNING AND DEVELOPMENT BOARD
Planning & Development Board
Special Meeting
Minutes
September 11, 2012
Board Members Attending: Govind Acharya, Chair; Garrick Blalock; Noah Demarest;
McKenzie Jones-Rounds; Tessa Rudan; John Schroeder
Board Members Absent: Marcham; Rudan (after 7:10 p.m.)
Staff Attending: JoAnn Cornish, Director, Department of Planning &
Development;
Lisa Nicholas, Senior Planner, Department of Planning &
Development;
Applicants Attending: Collegetown Crossing (307 College Ave.)
Josh Lower, Applicant;
Jagat P. Sharma, Architect;
Rob Morache, Project Consultant;
David West, Project Consultant;
C.J. Randall, Project Consultant
Cascadilla Landing (Johnson Boatyard Site)
John Snyder, Architect;
Scott Whitham, Landscape Architect;
Ray Lefebvre, Architect;
Kate Krueger, Architect;
Andy Lavigne, Project CFO
City of Ithaca Water Treatment Plant
Rick Gell, O’Brien & Gere, Engineers;
Jesse Guyer, O’Brien & Gere, Engineers;
Steve Eckler, O’Brien & Gere, Engineers;
Bill Gray, City of Ithaca Superintendent of Public Works
Delta Chi Parking & Site Work
Annette Marchesseault, Trowbridge Wolf Michaels, LLP;
David Weber, Delta Chi
400 Spencer Rd. – Housing Project
(none)
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Chair Acharya called the meeting to order at 6:00 p.m.
1. Agenda Review
Acharya indicated the Board will declare its Intent to be Lead Agency for the 400 Spencer
Road Housing Project.
2. Site Plan Review
A. Collegetown Crossing (Mixed-Use Housing Project), 307 College Ave., Josh Lower,
Applicant & Owner. Discussion Only ― No Action. The applicant is proposing to
demolish the existing two-story structure fronting College Ave. and construct a six-story,
mixed-use building with 50 upper-story apartments (103 bedrooms), and approximately
5,500 SF of ground floor retail space. The applicant is proposing to construct a through-
block pedestrian walkway and incorporate a TCAT bus stop into the building façade. The
existing residential structure on Linden Ave. will be retained; however, the back porch will
be removed. The proposed project will remove the existing 15 parking spaces on site. The
project is in the B-2b and R-3b Zoning Districts, as well as the Collegetown Parking Overlay
Zone (CPOZ). This is a Type I Action under the City of Ithaca Environmental Quality
Review Ordinance and an Unlisted Action under the State Environmental Quality Review
Act and is subject to environmental review. The project requires an area variance for 57
parking spaces and 3 loading spaces, as well as a rear-yard deficiency.
West presented the parking study results and explained how the deductions where calculated.
Schroeder expressed agreement with study’s conclusion that the maximum number of cars
will be 19, and satisfaction with the mitigations and metered parking spaces.
West further explained the study’s conclusion that the project would result in no additional
cars (based on parking demand management theory). After discussion on the floor regarding
this number, the Board agreed to proceed with the number 19.
Discussion took place on the floor regarding the study’s methodology, focusing particularly
on some concerns with the surveyed buildings (e.g., some were residence halls) and
discrepancies in the charts and appendices. West responded that the buildings were chosen
based on size and location. While Sheldon Court and Cascadilla Hall are residence halls,
they share the same characteristics as the other surveyed buildings.
Discussion took place on the floor about the 2009 Collegetown Urban Plan & Conceptual
Design Guidelines. Rudan felt the study should acknowledge the work that was done in the
plan. It was agreed to add a reference to the relevant portions of the plan in the Full
Environmental Assessment Form, Part 3.
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Discussion took place on the floor regarding other aspects of the study. Some Board
members felt some essential information (e.g., the number of people surveyed) should have
been clearly stated at the beginning of the document.
It was noted the applicant removed the pay stations from the list of mitigations. Planning
staff will consult the City Transportation Engineer about this.
Schroeder expressed concern regarding the width of the clear area of the sidewalk in front of
the building, considering all the uses (e.g., bus stop, high-volume retail), types of pedestrian
movements, and stationary objects (e.g., benches, signage, and columns). He indicated that
the designs for this area, which will address these issues, will be further developed during
Site Plan Review.
Discussion took place on the floor regarding the proposed mitigations. Nicholas will rewrite
the mitigation implementation and enforcement sections to be clearer and more consistent.
Board members also asked for a better explanation of the proposed orientation materials.
The Part 3 will be edited and a draft presented at the next meeting.
B. Cascadilla Landing (formerly Pier Road Housing), 101 Pier Rd., Pier Road
Properties, Applicant & Owner. Consideration of Preliminary Approval. 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. This is a Type I Action under both
the City of Ithaca Environmental Quality Review Ordinance and the State Environmental
Quality Review Act for which the Planning Board completed Environmental Review on
8/28/12.
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Preliminary Approval Resolution
On a motion by Jones- Rounds, seconded by Schroeder:
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for
Site Plan Review for a mixed-use housing project to be located at 101 Pier Road by Pier Road
Properties, LLC, applicant and owner, and
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 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. 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 did, by not responding to the
request for Lead Agency Concurrence within 30 days, and the City of Ithaca Board of Zoning
Appeals and Canals did, by way of written response, all consent to the City of Ithaca Planning and
Development Board’s being Lead Agency for this project, and
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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
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 June 25,
2012, and
WHEREAS: on August 28, 2012 the Board 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 did 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
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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, and
WHEREAS: that the City of Ithaca Planning and Development Board did, on August 28, 2012,
determine that the proposed project will result in no significant impacts on the environment, now,
therefore, be it
RESOLVED: that the Planning and Development Board grants preliminary Site Plan Approval to
the Cascadilla Landing project, subject to the following conditions:
Conditions taken from Part 3 of the Long Environmental Assessment Form:
1. 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, and
2. Non-toxic materials will be specified for the new docks, boat slips, and pier, both
above and below the water line, and
3. The following dust-control measures are 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.
• Requiring trucks to be covered.
• Prohibiting the burning of debris on site, and
4. The applicant shall make every effort to preserve all the mature willows at the
northwest corner of the site, and
5. 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, and
6. The applicant must restore any disturbed planting area associated with the Cayuga
Waterfront Trail (CWT), in a manner that respects the CWT’s current planting plan,
and
7. Construction staging for Building F shall be done in a manner that minimizes any
potential impacts on the CWT plantings, and
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8. 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, and
9. The applicant will coordinate with the City Transportation Engineer to provide
appropriate signage and an alternate route for any proposed temporary CWT trail
closure, and
10. 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, and
11. The applicant will work with City Transportation Engineer to design and install
signed and controlled crossing points similar to other locations along the trail, and
12. The applicant will work with City of Ithaca to design appropriately scaled plantings
at the above referenced crossing points to facilitate a greater viewing angle around
the existing plantings. These plantings shall respect the existing CWT planting plan,
and
13. 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, and
14. Applicant to work with TCAT to locate a bus stop on project side of Willow Ave.
(subject to TCAT’s approval), and
15. The applicant will provide two car share vehicle parking spaces on site (subject to
carshare provider’s approval), and
16. 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, and
17. Should any damage occur during construction of the project, the applicant will restore
the CWT to its original conditions (including plantings), and
18. Applicant shall maintain public access to the lighthouse trail during project
construction, and
19. Applicant shall provide winter maintenance on the portion of the CWT between
Building F and Willow Avenue, and
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20. The applicant shall locate designated boat loading/unloading parking away from
Building C’s central plaza, and
21. The applicant shall provide a signal system for cars exiting from garages of Building
C, and
22. The applicant shall provide differentiated paving on the traffic circle, as described in
FEAF Part 3, and
23. When pile driving is in progress, applicant shall post signs along the CWT warning
trail users of this unusually loud construction activity, and
24. That noise-producing construction is limited to the hours between 7:30 a.m. and 7:30
p.m., Monday through Friday, and
Additional Conditions identified during Site Plan Review:
1. Approval in writing from the City Transportation Engineer that all transportation-
related issues have been satisfied, and
2. Approval in writing from the City Stormwater management Officer, and
3. Approval from the Planning Board on all building materials, colors, site furnishings,
paving materials, landscape features, lighting and signage, and
4. Approval in writing from the Ithaca Fire Department that the proposed project meets
its requirements for emergency response, and
5. Revision of planting plan to include vines intended to grow on the parking level
screens on Buildings C, D, E, and F, and
Prior to Certificate of Occupancy:
6. Approval by the Planning Board of all site exterior building elevations, plans, and
materials substantially modified from the submission plans, and
7. All exterior lighting to be reviewed and approved by the Planning Board prior to
installation, and
8. Installation of all bike racks.
In favor: Acharya, Blalock, Demarest, Jones-Rounds, Schroeder
Opposed: None
Absent: Marcham, Rudan
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C. City of Ithaca Water Treatment Plant ― Phase 2, 202 Water St., City of Ithaca,
Applicant & Owner. Public Hearing & Consideration of Preliminary Approval. Work
is proposed for the Water Plant Residuals Handling located on Giles Street and the Raw
Water Intake located in Six Mile Creek Natural Area. The applicant proposes to replace the
existing two residual drying beds on Giles Street with two 45-foot diameter concrete tanks,
construct a 1,600 SF residual handling building (press building), and install a new asphalt
access road from Giles Street, an asphalt maintenance area in front of the press building, a
new gravel access drive, new chain-link perimeter fencing and swing gate, directional
signage, landscaping, and other site improvements. Proposed work at the Raw Water Intake
includes construction of a 300 SF intake utility building, installation of a radio
communication system, reconstruction of the exiting gatehouse adjacent to the Sixty-Foot
Reservoir dam and relocation, widening and stabilization of the access road from Route 79.
Building materials and colors for the press building and the intake building are consistent
with the previously approved Interconnection Building at the Water Treatment Plant. This is
a Type I Action under both the City of Ithaca Environmental Quality Review Ordinance and
the State Environmental Quality Review Act, for which the Board of Public Works, acting as
Lead Agency, completed environmental review and adopted Findings in July 2009.
Public Hearing:
On a motion by Schroeder, seconded by Demarest, and unanimously approved, Chair
Acharya opened the Public Hearing.
Bill Hnat, 345 Giles St., expressed concern about noise and landscaping.
Joel Harlan, 307 Ward Heights South, Newfield, asked that the color of the roof be the same
color as the brick.
There being no further public comments, on a motion by Demarest, seconded by Schroeder,
and unanimously approved, the Public Hearing was closed.
Preliminary & Final Approval Resolution (Phase 2)
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 City Water Treatment System Improvements (Phase 2),
located at Giles Street in the City of Ithaca , and on Slaterville Road in the Town of Ithaca, and
WHEREAS: work is proposed for the Water Plant Residuals Handling located on Giles Street and
the Raw Water Intake located in Six Mile Creek Natural Area. The applicant proposes to replace
the existing two residual drying beds on Giles Street with two 45-foot diameter concrete tanks,
construct a 1,600 SF residual handling building (press building), and install a new asphalt access
road from Giles Street, an asphalt maintenance area in front of the press building, a new gravel
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access drive, new chain-link perimeter fencing and swing gate, directional signage, landscaping,
and other site improvements. Proposed work at the Raw Water Intake includes construction of a
300 SF intake utility building, installation of a radio communication system, reconstruction of the
exiting gatehouse adjacent to the Sixty-Foot Reservoir dam and relocation, widening and
stabilization of the access road from Route 79. Building materials and colors for the press
building and the intake building are consistent with the previously approved Interconnection
Building at the Water Treatment Plant, and
WHEREAS: this is a Type I Action under both the City of Ithaca Environmental Quality Review
Ordinance and the State Environmental Quality Review Act, for which the Board of Public Works,
acting as Lead Agency, completed environmental review and adopted Findings in July 2009, and
WHEREAS: legal notice was published and property posted in accordance with Chapters 276-6
(B) (4) and 176-12 (A) (2) (c) of the City of Ithaca Code, and
WHEREAS: the Planning and Development Board held the required public hearing on September
11, 2012, and
WHEREAS: the Board has on September 11, 2012 reviewed and accepted as adequate: plans
entitled “Reservoir Access Plan, Existing Site, Demolition Plan & Notes (G-102)”, “Site Grading
& Erosion & Sedimentation Control Plan (G-103)”, “Reservoir Access Plan, Enlarged Grading
Plan (G-104)”, “Reservoir Access Plan, Utility Plan (G-105)”, “Reservoir Access Plan, Road
Access (G-301)”, “Intake Utility Building, Elevations & Example Building (A-4)”, “Press
Building Existing Site & Demolition Plan (G-101)”, “Press Building Layout Plan (G-102),” Press
Building Utility Plan (G-103),” “Press Building, Grading, Drainage and Erosion and
Sedimentation Plan (G-104),” and “Press Building Landscape Plan (G-105),” all dated 8-14-12
and “Press Building Site Sections (A-1)”, “Press Building Elevations (A-2)”, and “Press Building
Giles Street Views (A-3)” all dated August 2012, and all drawings prepared by O’Brien and Gere,
Inc.; and other application materials, and
WHEREAS: the Planning Board has used the Findings Statement to assist in its review of the
proposed site plan, and in considering conditions that should be applied to any approval thereof,
now, therefore, be it
RESOLVED: that the Planning and Development Board does hereby grant Preliminary and Final
Site Plan Approval to Phase 2 of the City Water Plant Rebuilding, subject to the following
conditions:
i. Low-noise equipment shall be selected for the thickener tanks at the Giles Street site, and
ii. If feasible, applicant shall use black chain-link fence at the Giles Street site, and
iii. Per the environmental review documents, “natural colors” shall be used for the eaves and
gables of the intake utility building at the Sixty-Foot Reservoir site, rather than the white
color shown on drawing A-4 and described in attachment 4, and
iv. Regarding the Giles Street site, investigate the potential for returning the front of the
property to a forested state and including soil remediation where plantings will be located
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on site of old access road, as per the City Forestry recommendations, and replace the row of
red maples along gorge edge with a more naturalistic species assortment, and
v. Noise-producing construction shall take place only between the hours of 7:30 a.m. and 7:30
p.m., Monday through Friday
In favor: Acharya, Blalock, Demarest, Jones-Rounds, Schroeder
Opposed: None
Absent: Marcham, Rudan
D. Delta Chi Parking & Site Work, 102 The Knoll, Trowbridge Wolf Michaels, LLP,
Applicant for Owner, DCEF Cornell, LLC. Consideration of Preliminary & Final
Approval. 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’ dry-laid stone 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 has 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 dry-laid stone
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 and tree lawn 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, and 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. This is a Type
1 Action under both the City Environmental Quality Review Ordinance and the State
Environmental Quality Review Act for which the Planning Board completed environmental
review on 8/28/12.
Demarest disclosed that he had worked on this project several years ago as a former
employee of Trowbridge Wolf Michaels, and noted that his initials remain on the drawings.
He stated that he has no financial interest in the project.
The applicant agreed to add bike parking and to stripe the fire lanes as no parking.
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Preliminary & Final Approval 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 parking lot and site work at Delta Chi fraternity located at
102 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’-
4.5’ 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 and west edge of the
driveway, 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. 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 one condition, 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, did on August 28, 2012 review and
accept 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 7/11/12 and prepared by Trowbridge Wolf Michaels, LLP; and other application materials,
and
WHEREAS: that the City of Ithaca Planning and Development Board, did on August 28, 2012,
determine that the proposed project will result in no significant impact on the environment, and
WHEREAS: in an e-mail dated 9/6/12 from Lynn Truame, City of Ithaca Historic Preservation
Planner, to Lisa Nicholas, Senior Planner, Truame stated that the proposed dry-laid stone walls
satisfy the condition imposed by the ILPC, and
WHEREAS: the Planning Board, did on August 28, 2012, review and accept as adequate: revised
drawings entitled “Existing Conditions Plan (L100),” dated August 24, 2012, “Erosion and
Sediment Control Plan (L101),” “Demolition Plan (L102),” “Site Layout Plan (L201),” “Grading
Plan (L301),” “Planting Plan (L401),’ and “Site Details (L501),” dated August 30, 2012 and
“Illustrated Site Plan and Visual Simulations,” dated July 25, 2012, all prepared by Trowbridge
Wolf Michaels, LLP; and other application materials, now, therefore, be it
RESOLVED: that the Planning and Development Board does hereby grant preliminary and final
site plan approval to the project subject to the following conditions:
i. Approval in writing from the City Stormwater Management Officer stating that the
project meets all stormwater requirements, and
ii. Revised Demolition Plan showing additional existing 24” hickory along Barton
Place included within tree protection fence, and
iii. Revised landscape drawing to show vegetative screening in front of upper stone
wall, and
iv. Revised Site Layout Plan adding note stating that “No Parking-Fire Lane” language
will be painted on pavement in front of building, and
v. Submission of detail of the dumpster enclosure, and
vi. Applicant to work with staff to determine location for bicycle parking on site.
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DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE
PLANNING AND DEVELOPMENT BOARD
In favor: Acharya, Blalock, Demarest, Jones-Rounds, Schroeder
Opposed: None
Absent: Marcham, Rudan
E. Housing Project ― 400 Spencer Road, Ithaca Neighborhood Housing Services
(INHS) & PathStone Development, Applicants. Intent to Declare Lead Agency. The
applicants propose to construct 35 units of new rental housing that will be affordable to low-
to moderate-income households. The units will be in one three-story building and two rows
of 2-story townhouses. Site improvements will include a 37-space parking area, pedestrian
walkways throughout, a recreation area with a playground, basketball court, a lawn, and
landscaping. The applicants are also proposing to install a sidewalk, tree lawn, and street
trees along the property on Spencer Road. The project site consists of three separate tax
parcels in the R-2a and B-5 Zoning Districts, currently containing all commercial uses.
Project development will require lot subdivision and, potentially, consolidation. The project
requires a use variance for a three-story apartment building in the R-2b District. This is a
Type I Action under the City of Ithaca Environmental Quality Review Ordinance and an
Unlisted Action under the State Environmental Quality Review Act and is subject to
environmental review.
Intent to Declare Lead Agency Resolution
On a motion by Schroeder, seconded by Demarest:
WHEREAS: 6 NYCRR Part 617 of the State Environmental Quality Review Law and Chapter
176.6 of the City Code, Environmental Quality Review, require that a Lead Agency be established
for conducting environmental review of projects in accordance with local and state environmental
law, and
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for
Site Plan Review for Stone Quarry Apartments located at 400 Spencer Road, by Ithaca
Neighborhood Housing Services (INHS) and PathStone Development, and
WHEREAS: the applicants propose to construct 35 units of new rental housing that will be
affordable to low- to moderate-income households. The units will be in one 3-story building and
two rows of 2-story townhouses. Site improvements will include: a 36-space parking area with
two ADA-compliant spaces; pedestrian walkways throughout; a recreation area with a playground;
basketball court; a lawn; and landscaping. The applicants are also proposing to install a sidewalk,
tree lawn, and street trees along the property on Spencer Road. The project site consists of three
separate tax parcels in the R-2a and B-5 Zoning Districts, currently containing all commercial
uses. Project development will require lot subdivision, and potential consolidation. The project
requires a Use Variance for a 3-story apartment building in the R-2b District, and
14
DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE
PLANNING AND DEVELOPMENT BOARD
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: 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 its
intent to act as Lead Agency for environmental review for the action of Site Plan Approval for
proposed project.
In favor: Acharya, Blalock, Demarest, Jones-Rounds, Schroeder
Opposed: None
Absent: Marcham, Rudan
3. Director’s Report ― Commons Redesign Site Plan Review Process
4. Adjournment
On a motion by Schroeder, seconded by Jones-Rounds, and unanimously approved, the meeting
was adjourned at 9:40 p.m.
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