HomeMy WebLinkAboutIC-CRCC Day Care PB Packet 3-21-23
DEPARTMENT OF PLANNING
215 N. Tioga St 14850
607.273.1747
www.town.ithaca.ny.us
TO: Planning Board Members
FROM: Christine Balestra, Planner
DATE: March 14, 2023
RE: Proposed Coddington Road Community Center Temporary Child Day-Care Center Use
at 30 College Circle Drive – Ithaca College/College Circle Community Center – Special
Permit
Enclosed please find materials related to the consideration of Special Permit for the proposed
temporary use at the College Circle Community Center at Ithaca College, located at 30 College Circle
Drive, located in the Multiple Residence Zone. The proposal involves utilizing existing meeting rooms
in the community center for the Coddington Road Community Center (CRCC) daycare program while
the CRCC property undergoes renovations.
The proposed daycare use is permitted with a Special Permit from the Planning Board. The property
being utilized for the use contains the Ithaca College - College Circle Apartment complex, which
includes several apartment buildings surrounding a community building. The community building
houses meeting spaces, an exercise room, laundry facilities, several shared lounges, a snack center,
and mail room. According to the application materials, CRCC will be renting the meeting spaces in
the building, which can be connected or separated by movable panels.
The Planning Board granted final site plan approval in 2022 for a building addition to the CRCC
property at 920 Coddington Road. The CRCC has contracted with Ithaca College to utilize space in the
College Circle Community Center during the construction of the CRCC building addition. The
applicant anticipates that construction will take at least two years, beginning this summer (July 2023).
This project has been classified as a Type II Action, pursuant to the State Environmental Quality
Review Law (SEQR), as it is considered a “minor temporary use of land having negligible or no
permanent impact on the environment.” There are no proposed changes to the building or to the
site. The applicant has provided a parking, circulation, and building access plan that appears to
adequately accommodate the temporary daycare use. The proposed use is not expected to conflict
with the existing uses within the building.
The enclosures include a draft resolution for the project among the other materials. The resolution
contains draft Special Permit findings for the Planning Board to consider. Please feel free to call me at
273-1747, extension 121, or email me at cbalestra@town.ithaca.ny.us if you have any questions prior
to the meeting.
Cc: David Prunty, Ithaca College
Heather Mount, Coddington Road Community Center
Special Permit Narrative
Ithaca College and Coddington Road Community Center
Date = 02 /22/2023
The purpose of this special permit application is to allow the Coddington Road
Community Center to utilize space on the Ithaca College campus for childcare while
work is taking place at the current Coddington Road Community Center property.
The anticipated length of time that this special permit will be needed is at least two
years, starting approximately in July, 2023.
The Coddington Road Community Center is undertaking a major site renovation that will
involve taking down one of their buildings and the erection of a new building on site.
During the demolition and construction time period , Ithaca College will partner with
Coddington Road and rent a large meeting space in the College Circle Community
Building to Coddington Road for childcare. This partnership will allow Coddington Road
to continue to offer childcare for the same number of people and families levels as they
currently provide to the greater Ithaca community .
The spaces to be rented to Coddington Road are the contiguous rooms 110, 112, 112A
and 115 .
Rooms 110, 112 , 112A and 115 are one large space that can be subdivided by manual,
movable, folding walls.
Some, limited outdoor green space will also be made available to Coddington Road
during the time(s) they are providing child care at Ithaca College .
Coddington Road will offer child care during their regular operating hours
(approximately 7:30 am to 5 :30 pm, Mondays through Fridays).
Access to the College Circle Community Center will be through the main doors (using
card access) for staff, and through the north facing exterior doors for the parents and
children.
Considerations for approval (§ 270-200. Considerations for approval. [Amended 4-9-
2018 by L.L. No. 2-2018]):
1. This project is suitable for the property and the existing College Circle
Community Building , the accompanying parking lots and grounds.
PROPOSED RESOLUTION: Special Permit
Coddington Road Community Center Temporary Child Day-Care
Center at Ithaca College – College Circle Community Building
Tax Parcel No. 43.-1-2.2
Town of Ithaca Planning Board, March 21, 2023
WHEREAS:
1. This action is Consideration of Special Permit for a proposed temporary Child Day-Care Center
use at the College Circle Community Center at Ithaca College, located at 30 College Circle
Drive. The proposal involves utilizing existing meeting rooms in the community center for the
Coddington Road Community Center (CRCC) daycare program while the CRCC property
undergoes renovations. David Prunty, Ithaca College, Owner; Heather Mount, Coddington Road
Community Center, Applicant/Agent;
2. This is a Type II Action, as stated in 6 NYCRR Section 617.5(c)(21) of the regulations of the
New York State Department of Environmental Conservation, promulgated pursuant to the State
Environmental Quality Review Act, because the Action constitutes a “minor temporary use of
land having negligible or no permanent impact on the environment,” and thus approval of the
special permit is not subject to review under SEQR; and
3. The Planning Board, at a Public Hearing held on March 21, 2023, has reviewed, and accepted as
adequate a narrative, aerial maps, a drawing titled “Ithaca College and Coddington Road
Proposal- Building Floor Plan” date-stamped February 22, 2023, prepared by the Ithaca College
Office of Facilities, along with other application materials;
NOW THEREFORE BE IT RESOLVED:
That the Planning Board hereby grants Special Permit for the proposed temporary use at the
College Circle Community Center building, finding that the Special Permit standards of Article
XXIV Section 270-200, Subsections A – H, of the Town of Ithaca Code, have been met,
specifically that:
A. The project will be suitable for the property on which it is proposed, considering the
property’s size, location, and physical site characteristics.
The College Circle Community Center building is large enough and suitable to
accommodate the added temporary day care use along with its existing use as a college
community facility. There will be no change to any physical site characteristics to house
the temporary daycare use.
B. The proposed structure design and site layout are compatible with the surrounding area.
There are no proposed new structures and no changes to the building or site layout.
C. Operations in connection with the proposed use do not create any more noise, fumes,
vibration, illumination, or other potential nuisances than the operation of any permitted
use in the particular zone.
The community facility use will not change. The temporary use will not create fumes,
vibrations, illumination, or other nuisances. Noise impacts related to the daycare use
will be temporary and limited to typical daytime business hours of 7:30am to 5:30pm,
Mondays through Fridays.
D. Community infrastructure and services, such as police, fire and other protective services,
roadways, schools, and water and sewer facilities are currently, or will be, of adequate
capacity to accommodate the proposed use.
There are no changes to existing infrastructure and services. All infrastructure to
accommodate the use is in place and is of adequate capacity.
E. The proposed use, structure design, and site layout will comply with all the provisions of
the Town Code and with the Town of Ithaca Comprehensive Plan.
F. The site layout, with proposed vehicular, bicycle and pedestrian access, traffic
circulation, and parking and loading facilities, is sufficient for the proposed use and is
safely designed for emergency vehicles.
There are no proposed changes to the existing site layout. All existing vehicular,
bicycle, and pedestrian areas will remain unchanged and can accommodate all uses of
the property.
G. The project includes sufficient landscaping and/or other forms of buffering to protect
surrounding land uses. Existing vegetation is preserved to the extent possible.
There are no changes to existing vegetation or other features on the property.
H. To the extent deemed relevant by the Planning Board, the proposed use or structure
complies with all the criteria applicable to site plan review set forth in Chapter 270,
Zoning.
Site Plan approval is not required with this Special Permit. This criterion is not
applicable to the project.
Ithaca College and Coddington Road Proposal
-Site traffic map, including 96B entrance and exit
Ithaca College and Coddington Road Proposal
-Parking and traffic map
Coddington Road Employee Parking
and Family Drop Off Areas in This Lot
Family Drop Off Route
Ithaca College and Coddington Road Proposal
-Drop off and pick up plans and access
Drop off and pick up will be through the exterior doors
in order to keep Ithaca College student foot traffic separate from
Coddington Road foot traffic
College student entrance and exit
via the front doors
Ithaca College and Coddington Road Proposal-Building Floor Plan
Shared Spaces
Ithaca College and Coddington Road Proposal-Building Floor Plan
Shared Spaces