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W ITH CORRECTIONS AND CLARIFICATIONS SUGGESTED BY J.G.S.:
Proposed deleted language shown in purple strikethrough type;
proposed new language shown in red type.
(Some minor non-substantive improvements to grammar or wording
with no effect on sentence meaning are not highlighted.)
Planning and Development Board
Minutes
November 25, 2014
Board Members Attending: Garrick Blalock, Chair; Jack Elliott; Isabel Fernández;
C.J. Randall (arrived 6:18 p.m.); John Schroeder
Board Members Absent: McKenzie Jones-Rounds
Board Vacancies: One
Staff Attending: JoAnn Cornish, Director,
Division of Planning and Economic Development;
Charles Pyott, Office Assistant,
Division of Planning and Economic Development
Applicants Attending: Hancock Street Project (former Neighborhood Pride)
Peter Trowbridge, Trowbridge Wolf Michaels, LLP;
Scott Reynolds, Ithaca Neighborhood Housing Services
Purity Ice Cream at 700 Cascadilla Street
Bruce Lane, Owner
Major Subdivision and Five-Unit Housing Project at 128 W.
Falls Street
Lawrence J. Fabbroni, Jr., Architect;
Lawrence P. Fabbroni, Sr., Surveyor / Engineer
Canopy Ithaca (Hilton Hotel)
at 320-324 E. M.L.K., Jr. / E. State Street
Scott Whitham, Whitham Planning & Design, LLC
Apartments at 114 Catherine Street
Jagat Sharma, Jagat Sharma Architect;
Nick Lambrou, Owner
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Ithaca Plaza Retail Expansion at 222 Elmira Road
David Herrick, T.G. Miller, P.E.
Ithaca Children’s Garden (Sketch Plan)
Scott Whitham, Whitham Planning & Design, LLC;
Megan Shay, Ithaca Children’s Garden;
Erin Marteal, Ithaca Children’s Garden
2 Duplexes & Parking at 112 Blair Street (Sketch Plan)
Tom Schickel, Schickel Architecture;
David Funk, Schickel Architecture;
Ike Nestopoulos, Demos Johnny, LLC
Chainworks District Redevelopment Project
at 620 S. Aurora Street
Scott Whitham, Whitham Planning & Design, LLC
Chair Blalock called the meeting to order at 6:02 p.m.
1. Agenda Review
Cornish noted that the following originally-scheduled agenda item has been canceled:
“Special Order of Business: Disability Advisory Council Presentation ― Access Survey
Results.”
2. Privilege of the Floor
Jason Bartell, 102 W. Falls Street, spoke in support of the 128 W. Falls Street housing
project.
3. Site Plan Review
A. Hancock Street Project (former Neighborhood Pride), Ithaca Neighborhood
Housing Services (INHS) ― Brief Introduction About Neighborhood Visioning
Process.
Scott Reynolds, INHS, and Peter Trowbridge, Trowbridge Wolf Michaels, LLP, provided
a brief update on the status of the proposed project. He said the design team is still in the
process of selecting all the elements, but the project is primarily being envisioned as
housing with a small amount of commercial space. He said the team is currently
concentrating on organizing an extensive public engagement process to identify the
community’s needs, questions and preferences for the proposed project.
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(Randall arrived at 6:18 p.m.)
Schroeder urged the applicants to consider including restoration of the Cascadilla Creek
stream bank where it adjoins the project, noting that this bank formerly featured a formal
row of lilac trees. Trowbridge replied that the only problem with that suggestion is the
constant maintenance it would require.
Elliott encouraged the applicants to find ways to reuse as much of the original building
material as possible.
Schroeder said the project should feature defined urban edges on the southeast and
southwest edges, with Conley Park nicely and naturally integrated at the northwest. He
noted that green space within the project could function as an extension of the park.
Reynolds noted that one challenge associated with the site will be parking, and that the
applicants are commissioning a neighborhood parking study to fully identify how best to
design the project.
B. Purity Ice Cream Renovations, 700 Cascadilla Avenue, John Snyder, for Bruce
Lane, Owner. Consideration of Approval of Project Changes.
Owner Bruce Lane provided the Board with two new drawings and displayed some
building material samples.
Schroeder remarked he would like to see the restored door on the southeast corner of the
Purity store specifically labeled as a door on the drawings. Lane replied he would do that
(also noting that the door would be operable). He added that the door further west on
Cascadilla Street will be an entry and exit door.
Cornish inquired about the loading dock along Cascadilla Street. Lane replied it would
not be a traditional vehicular loading dock. He said the ground elevation is such that steps
would have been required for access, so the applicants wanted to eliminate part of the
sidewalk add a sidewalk ramp parallel to the main sidewalk and bring the grade up
gradually. In order to do that, he said, part of the sidewalk would also be used for
deliveries.
Cornish stressed that one of the Planning Board’s conditions will note that any work
performed within the City easement right-of-way will require an encroachment
agreement.
Schroeder suggested that the white square exterior transformer be screened with
evergreens from all directions (particularly from Meadow Street). Lane replied he would
do that.
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Schroeder observed there is seems to be an excess of pavement near a lack of shading for
the parking area, and suggested adding some canopy trees around its periphery. Lane
replied it may be possible to plant one at the lower portion of the parking lot, but he
would prefer not planting any anywhere else to preserve visibility. Schroeder suggested,
in that case, also planting a canopy tree instead of one of the small flowering trees. Lane
replied he would do that.
Randall suggested using permeable pavers for the sidewalk. Lane replied he would look
into that.
Fernández agreed with Schroeder about planting shade trees to flank the entrance along
Meadow Street. Lane replied he would explore doing that, if he can figure out how to
remove the flowering tree on the street. Cornish replied the City Forester could assist him
with that.
Adopted Resolution Approving Project Modifications
On a motion by Schroeder, seconded by Fernández:
WHEREAS: the project applicant is requesting design changes for the Purity Ice Cream
Store Renovations at 700 Cascadilla Street, and
WHEREAS: the Planning Board granted Preliminary and Final Site Plan Approval for
the original project on July 23, 2013 and subsequently granted Modified Site Plan
Approval for a reduced project on December 3, 2013. The applicant is now requesting
additional changes, and
WHEREAS: in accordance with §276-6 D., “Changes to approved site plan,” the
Director of Planning and Development has reviewed the changes and determined the
changes are significant enough to require re-opening the review, but not significant
enough to require a new Site Plan Review application, and
WHEREAS: the changes consist of the following: elimination of the second-story
addition and proposed retail addition on the west façade of the building; modifications to
the parking lot layout ― including relocation of the dumpster; façade and building
materials changes; and addition of a delivery ramp on Cascadilla Street, and
WHEREAS: the Board did on November 25, 2014 review revised drawings entitled:
“Purity Ice Cream Cascadilla Street / Meadow Street Perspective,” “Landscape Plan
(A700),” “Exterior Elevations (A201),” and “Exterior Building Materials (A203),” dated
11/18/14 and “Erosion and Sedimentation Plan (C101),” “Demolition Plan (C102),”
“Layout Plan (C103),” “Grading and Drainage Plan (C104),” “Utility Plan (C105),”
“Layout and ESC Plan 621 Cascadilla St. (C106),” “Grading and Drainage Plan 621
Cascadilla St. (C107),” “Details 621 Cascadilla St. (C201),” “Details (C201),” dated
11/17/14; and “Purity Ice Cream – Trash Enclosure Details” and “Purity Ice Cream –
Trash Enclosure Section,” dated 11/18/14; and all prepared by John Snyder Architects,
now, therefore, be it
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RESOLVED: that the City of Ithaca Planning and Development Board agrees to the
changes proposed by the applicant, subject to the following conditions:
i. Tree removal will require a City Tree Permit, and
ii. Submission of a revised Erosion and Sedimentation Plan showing adequate tree
protection for City trees, as per the recommendation of the City Forester that
the entire treelawn area should be fenced with durable fencing, and
iii. Submission to Planning Board of revised Landscape Plan showing replacement
of removed City tree, and showing additional canopy trees to shade parking
area, and
iv. For the completed Cascadilla Street parking lot:
a. Signage identifying it as a Purity Ice Cream parking area, and
b. Prominent “Employee Parking Only” signage for the seven parking
spaces on the east side of this lot (required mitigation per FEAF, Part
3), and
c. Installation of a low landscape anchor element within the landscape
areas at the northwest corner of this parking lot to provide greater urban
definition at this intersection’s corner, designed in a manner that does
not interfere with vehicle sight lines (required mitigation per FEAF,
Part 3), and
v. On building elevations, label door at southeast corner of Purity store as an
“operable door,” and
The following applicable, unsatisfied conditions from the December 3, 2013 Modified
Final Site Plan Approval:
vi. Submission to Planning Board of all project details, including but not limited to
site furnishings, lighting, signage, paving, fencing and railings, and
vii. Submission to Planning Board of drawing showing screening of NYSEG
transformer at north corner of Purity Ice Cream site, and
viii. Submission to Planning Board of revised Landscape Plan showing both project
parcels on a single sheet, with their landscaping and pedestrian connections,
and
ix. All rooftop mechanicals shall either be screened from public view or
architecturally integrated into the building, and
x. Applicant shall further explore the possibility of the Cascadilla Street parking
lot being used solely by project employees, and
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xi. Approval of the project’s Storm Water Pollution Prevention Plan (SWPPP) by
City of Ithaca Stormwater Management Officer, and
xii. The project requires DOT approval for work in the State right-of-way and City
of Ithaca approval for work in the City right-of-way, and
xiii. Noise-producing construction activities shall be limited to Monday through
Friday, 7:30 a.m. to 7:30 p.m., and
xiv. Bicycle racks must be installed prior to issuance of a Certificate of Occupancy.
In Favor: Blalock, Elliott, Fernández, Randall, Schroeder
Opposed: None
Absent: Jones-Rounds
Vacancies: One
C. Major Subdivision & 5 Units of Housing, 128 W. Falls Street, Ron Ronsvalle.
Public Hearing, Consideration of Preliminary Site Plan Approval, and
Consideration of Preliminary Subdivision Approval. The applicant is proposing to
subdivide the parcel and construct one single-family home and two duplexes. The
proposal is to subdivide the 16,352-SF (0.375-acre) parcel into two three. Parcel I will
measure 3,686.9 SF with 37.5’ of frontage and will contain a new single-family home.
Parcel 2, measuring 4,389 SF and with 46 feet of street frontage, will contain the existing
single-story single-family home; and Parcel 3, measuring 8,276 SF with 182 98 feet of
street frontage, will contain two new duplexes. The property is in the R-2b Zoning
District, which has a minimum lot size of 3,000 SF for two-family dwellings, minimum
width at-street of 35 feet, and minimum front-, side-, and rear-yard setbacks of 25 feet, 10
and 5 feet, and 25% or 50 feet, respectively. The project includes eight seven off-street
parking spaces, one driveway, sidewalks / walkways, and landscaping. This is an
Unlisted Action under both the City of Ithaca
Environmental Quality Review Ordinance
and the State Environmental Quality Review Act, for which environmental review was
completed on September 23, 2014. The project has received Area Variances for an
existing front-yard deficiency, as well as new front- and rear-yard deficiencies and
parking location; however, subsequent design changes require an additional appeal to the
Board of Zoning Appeals (BZA) for one new Area Variance.
Applicants Lawrence J. Fabbroni, Jr. and Lawrence P. Fabbroni, Sr. described project
changes after its review at the last two Project Review Committee meetings. At its
October meeting, the Committee asked the applicants to reconfigure the parking by
eliminating one parking space and moving a second from behind Building #1 to the rear
of Building #3. The applicants have now done this, which will require them to return to
the Board of Zoning Appeals. A few other minor project changes have been made,
including adding windows to the rear elevation of Building #1 and making some minor
changes to the planting plan.
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Public Hearing
On a motion by Randall, seconded by Elliott, and approved unanimously, Chair Blalock
opened the Public Hearing.
There being no public comments, on a motion by Fernández, seconded by Schroeder, and
approved unanimously, Chair Blalock closed the Public Hearing.
Adopted Resolution for Preliminary Site Plan Approval:
On a motion by Randall, seconded by Schroeder:
WHEREAS: an application has been submitted for review and approval by the City of
Ithaca Planning and Development Board for 2 duplexes and one single-family home, as
well as a subdivision, by Ron Ronsvalle, applicant and owner, and
WHEREAS: the applicant is proposing to subdivide the parcel and construct one single-
family home and two duplexes. The proposal is to subdivide the 16,352-SF (0.375-acre)
parcel into three: Parcel I will measure 3,686.9 SF with 37.5’ of frontage and will contain
a new single-family home; Parcel 2, measuring 4,389 SF and with 46 feet of street
frontage, will contain the existing single-story single-family home; and Parcel 3,
measuring 8,276 SF with 98 feet of street frontage, will contain two new duplexes. The
property is in the R-2b Zoning District, which has a minimum lot size of 3,000 SF for
two-family dwellings, minimum width at-street of 35 feet, and minimum front-, side-,
and rear-yard setbacks of 25 feet, 10 and 5 feet, and 25% or 50 feet, respectively. The
project includes seven off-street parking spaces, one driveway, sidewalks / walkways,
and landscaping, and
WHEREAS: the project received Area Variances for an existing front-yard deficiency, as
well as new front- and rear-yard deficiencies; however, subsequent design changes
require an additional appeal to the Board of Zoning Appeals (BZA) for one new Area
Variance, and
WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality
Review Ordinance and the State Environmental Quality Review Act, and is subject to
environmental review, and
WHEREAS: this is considered a Major Subdivision in accordance with the City of Ithaca
Code, Chapter 290, Article 1, §290-1, Major Subdivision – Any subdivision of land
resulting in creation of two or more additional buildable lots, and
WHEREAS: the Planning and Development Board, being the that local agency which
has primary responsibility for approving and funding or carrying out the action, did on
September 23, 2014 declare itself Lead Agency for the environmental review of the
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
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WHEREAS: the Planning and Development Board held the required Public Hearing on
November 25, 2014, and
WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County
Planning Department, and other interested parties have been given the opportunity to
comment on the proposed project and any comments received have been considered, and
WHEREAS: the Planning and Development Board acting as Lead agency in
Environmental review did on September 23, 2014 review and accept as adequate: a Full
Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Part 2,
prepared by Planning staff; plans entitled “Subdivision Plat, 128 West Falls Street (S-
100),” dated 6/23/14 and prepared by Lawrence J. Fabbroni; and “Location Plan (S-101)”
and “Illustrative Plan ( S-102.1),” dated 2/20/14, and “Site Layout Plan (S-102),”
“Building Elevations (S-104.1 and S-104.2),” “Street Elevations (S-105),” “Parking (S-
106),” “Open Spaces (S-107),” and “Bioretention Areas (S-108),” all dated 8/1/14, and
prepared by Lawrence J. Fabbroni; and “Revised Conceptual Landscape Plan (S-103)”
and “Revised Conceptual Landscape Plant List and Photographs (S-103.1),” both dated
8/1/14 and prepared by Empire Landscape Architects; and other application materials,
and
WHEREAS: the City of Ithaca Planning and Development Board, acting as Lead Agency
in environmental review, did on September 23, 2014 make a Negative Determination of
Environmental Significance, and
WHEREAS: the Planning Board has on November 25, 2014 reviewed and accepted as
adequate: revised drawings titled and “Site Layout Plan (S-102),” last revised on October
30, 2014, “Illustrative Plan ( S-102.1),” last revised on November 11, 2014, and
“Building Elevations (S-104.1,S-104.2, S-104-3 S-104.3, & S-104.4),” all either dated or
last revised on November 11, 2014 and all prepared by Lawrence Fabronni; and other
application materials, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board grants
Preliminary Site Plan Approval for the proposed project, subject to the following
conditions:
i. Variance must be granted before Final Site Plan Approval, and
ii. Applicant to explore adding more windows to the rear façades of Buildings 1
and 2, and
iii. Submission of •••a••• revised site and landscape plans, showing removal of
planting areas along driveway, and
iv. Submission of elevations with building materials labeled and keyed to materials
sample sheet, and
v. Submission of project details (e.g., building materials samples, pavers, lighting,
benches, raised planters, bike racks, etc.).
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In Favor: Blalock, Elliott, Fernández, Randall, Schroeder
Opposed: None
Absent: Jones-Rounds
Vacancies: One
Adopted Resolution for Preliminary Subdivision Approval:
On a motion by Fernández, seconded by Schroeder:
WHEREAS: an application has been submitted for review and approval by the City of
Ithaca Planning and Development Board for a subdivision of City of Ithaca Tax Parcel
#13.-2-20, located at 128 West Falls Street, by Ron Ronsvalle, applicant and owner, and
WHEREAS: the applicant is proposing to subdivide the parcel and construct one single-
family home and two duplexes. The proposal is to subdivide the 16,352-SF (0.375-acre)
parcel into three: Parcel I will measure 3,686.9 SF with 37.5’ of frontage and will contain
a new single-family home; Parcel 2, measuring 4,389 SF and with 46 feet of street
frontage, will contain the existing single-story single-family home; and Parcel 3,
measuring 8,276 SF with 98 feet of street frontage, will contain two new duplexes. The
property is in the R-2b Zoning District, which has a minimum lot size of 3,000 SF for
two-family dwellings, minimum width at-street of 35 feet, and minimum front-, side-,
and rear-yard setbacks of 25 feet, 10 and 5 feet, and 25% or 50 feet, respectively. The
project includes seven off-street parking spaces, one driveway, sidewalks / walkways,
and landscaping, and
WHEREAS: the project received Area Variances for an existing front-yard deficiency, as
well as new front- and rear-yard deficiencies; however, subsequent design changes
require an additional appeal to the Board of Zoning Appeals (BZA) for one new Area
Variance, and
WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality
Review Ordinance and the State Environmental Quality Review Act, and is subject to
environmental review, and
WHEREAS: the subdivision is considered a Major Subdivision in accordance with the
City of Ithaca Code, Chapter 290, Article 1, §290-1, Major Subdivision – Any
subdivision of land resulting in creation of two or more additional buildable lots, and
WHEREAS: the Planning and Development Board, being the that local agency which
has primary responsibility for approving and funding or carrying out the action, did on
September 23, 2014 declare itself Lead Agency for the environmental review of the
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
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WHEREAS: the Planning and Development Board held the required Public Hearing on
November 25, 2014, and
WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County
Planning Department, and other interested parties have been given the opportunity to
comment on the proposed project and any comments received have been considered, and
WHEREAS: the Planning and Development Board, acting as Lead Agency in
Environmental review, did on September 23, 2014 review and accept as adequate a Full
Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Part 2,
prepared by Planning staff; plans entitled “Subdivision Plat, 128 West Falls Street (S-
100),” dated 6/23/14 and prepared by L. Fabbroni, and other application materials, and
WHEREAS: the City of Ithaca Planning and Development Board, acting as Lead Agency
in environmental review, did on September 23, 2014 make a Negative Determination of
Environmental Significance, and
WHEREAS: the Planning Board did on November 25, 2014 grant Preliminary Site Plan
Approval to the project, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board grants
Preliminary Subdivision Approval to City of Ithaca Tax Parcel #13.-2-20, located at 128
West Falls Street.
In Favor: Blalock, Elliott, Fernández, Randall, Schroeder
Opposed: None
Absent: Jones-Rounds
Vacancies: One
D. 123-Room Hilton Canopy Hotel, 320-324 E. M.L.K., Jr. / E. State Street, Scott
Whitham for Neil Patel. No Action ― Review of FEAF, Parts 2 & 3. The applicant is
proposing to build a six-story, 70’-tall seven-story, 80’-tall hotel with 123 guest rooms.
The ground floor will include a breakfast room, a bar / lounge, a meeting room café and
bar, a retreat area, public restrooms, a garden patio, and an approximately 2,000-SF retail
/ restaurant space. The second floor includes meeting rooms, a fitness area, and an
outdoor terrace. Exterior finishes include stone and brick veneers, metal panel systems,
and aluminum windows. The site layout features a drop-off area with a glass and
aluminum porte-cochère, a 12-space parking area, bike racks and walkway accessible
from State Street, and a pedestrian entrance to the hotel and retail space on Seneca Way.
The project is in the CDB-100 Zoning District. The project site consists of three tax
parcels: two currently owned by the Ithaca Urban Renewal Agency (IURA) and used as
metered parking; and a portion of another tax parcel in private ownership, also used as
parking. Parcel consolidation and possible subdivision will be required. This is a Type I
Action under the City of Ithaca Environmental Quality Review Ordinance, §176-4 B.
(1)(h.)(4), (k.), and (n.), and the State Environmental Quality Review Act, §617.4 (b)(9),
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and is subject to environmental review. The project has received Design Review and
requires approvals by the IURA and Common Council for the sale of City property.
Consultant Scott Whitham gave an overhead presentation of the project, illustrating some
recent changes.
Fernández asked Whitham to explore improvements to the appearance of the mechanical
penthouse on top of the building. Whitham replied that, although its height is essentially
fixed, other details could probably be modified. Schroeder suggested it would look better
if it were not so monolithic, but perhaps had different heights customized to the elements
being screened; the screening, in other words, would not have to be completely solid /
uniform. Whitham replied he would explore some options. Schroeder added the applicant
could also consider screening by a parapet on the yellow-brick “tower element” facing
Seneca Way or false façade.
Elliott said the perspective view from Aurora Street makes the building look
disproportionately large. Whitham agreed and indicated he would see what could be done
about that.
Elliott asked if the applicants considered below-grade, on-site parking. Whitham replied,
no; however, the applicants will be commissioning an SRF Associates parking and
transportation study, which will examine those kinds of issues.
Blalock observed that many hotel guests would likely drive down East Hill, follow
Seneca Way, and end up on the north side of the hotel, which may be a problem since
there is no valet parking there. Whitham replied that the trash area on Seneca Way has
been moved, which should free up some space for vehicles there. It may be the City could
also make some 15-minute parking spaces available there to help address the same issue.
Cornish stressed that effective wayfinding signage will also be crucial. Elliott suggested
designating one of the current metered parking spaces exclusively for hotel guests.
Whitham replied that would depend on a discussion with the City.
Schroeder asked the applicant to note on the site plan that the southwest existing
northeast curb-cut along Seneca Way will be eliminated.
Blalock remarked he would like to be involved in any parking and traffic discussions.
Cornish remarked it is entirely up to the applicant, and that any conversations should take
place during an actual Planning Board meeting.
Review of Full Environmental Assessment Form, Part 2
Cornish said it would be helpful to identify what kinds of mitigations would be employed
for any odors, exhaust, noise, etc. resulting from the project. The applicant will also need
to make absolutely clear where the building vents would be ― there have been several
recent problems with vents on other projects.
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Schroeder suggested the perspective views from the south would be more informative if
the actual design of the new Carey Building addition were included. He would also like
to see perspective views of the project from both the Aurora Street Bridge and from
Aurora Street’s ‘restaurant row’ on the west side of Aurora Street (opposite
Contemporary Trends).
Blalock suggested the applicants contact Historic Ithaca for its input on the project.
Whitham replied he would do that.
Schroeder said the “Other impacts” response under Question #16 (“Will there be
objectionable odors, noise, glare, vibration, or electrical disturbance during construction
of, or after completion of, this proposed action?”) should refer to potential restaurant odor
impacts as well as construction impacts. Question #2 (“Will there be an effect on any
unique land forms found on the site?”) should be answered “yes,” with a “Potential Large
Impact”
Fernández asked if more impacts should not be identified under Question #15 (“Will
proposed action affect community’s sources of fuel or energy supply?”). Elliott observed
that the 5% criterion (“Proposed action causing greater than 5% increase in any form of
energy used in municipality.”) would virtually never result in a “yes.”
Schroeder suggested the City revise its Site Plan Review application materials to
document planned green building techniques / practices at the outset (e.g., by adding
appropriate questions to the FEAF, Part 1 form).
Elliott noted loss of the parking lot and utility usage as other potential environmental
concerns. He would like to see some form of capacity analysis performed for the utilities.
Cornish replied the applicants will need to discuss this with NYSEG. Whitham responded
the applicants already have met with NYSEG about these kinds of issues, including
discussions about how they might be able to share resources with the Carey Building.
Review of Full Environmental Assessment Form, Part 3
Schroeder said the blank façade areas and penthouse design should be addressed in the
Part 3. He does not know why so much red brick is being used on the bottom portion of
the west elevation, in the alley behind the Aurora Street restaurants, where virtually no
one would see it. He said it would be far preferable to use this more-expensive and
higher-quality building material on a public street face. Whitham replied he understands
Schroeder’s concern.
Cornish suggested the Board invite both the City Transportation Engineer and Parking
Director to discuss many of these issues at its meeting next month (including all the
wayfinding / signage and staging issues associated with planned downtown projects).
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E. 3-Story Apartment Building, 114 Catherine Street, Jagat Sharma for Nick
Lambrou. Design Review, Public Hearing, Determination of Environmental
Significance, Consideration of Approval of Transportation Demand Management
Plan, and Consideration of Preliminary Site Plan Approval. The applicant proposes
to construct a 3-story apartment building, with a footprint of 1,974 SF and containing one
5-bedroom and two 6-bedroom units. The project site contains an existing apartment
building and a 13-space parking lot with 7 spaces in the back yard (to remain) and 6
spaces in the front yard (to be replaced by the new building). The project also includes
the removal of one curb-cut. The project is in the CR-4 Zoning District, which requires
either: (1) off-street parking in accordance with §325-45.5 F; or (2) full compliance with
the NYS Building Code or Residential Code for new construction and a Transportation
Demand Management Plan (TDMP) approved by the Planning Board. This is an Unlisted
Action under the City of Ithaca Environmental Quality Review Ordinance and the State
Environmental Quality Review Act, and is subject to environmental review. The project
requires Design Review.
Architect Jagat Sharma and owner Nick Lambrou described recent changes made to the
project. Sharma distributed an updated Transportation Demand Management Plan, an
updated “Parking Plan, Project Data, Site Plan, Details (1.03)” drawing, and a “Material
Samples” sheet.
Schroeder asked how the revised TDMP differs from the previous version. Sharma
replied it mentions a reduction in available parking spaces and adds some language about
Ithaca CarShare. Lambrou added that the applicants approached Ithaca CarShare with the
idea of having one of its cars on-site; Ithaca CarShare liked the idea, but is not prepared
to pursue it right now.
Schroeder noted that Nicholas made it clear at the Project Review Committee that the
TDMP should include some genuine mitigations and CarShare was one of those ideas.
Cornish added that Nicholas and City Transportation Engineer Tim Logue had provided
other specific examples of possible mitigations (e.g., covered bike parking in the rear,
indoor bike storage in the adjacent building, reconstruction of the stairs at the southeast
northeast corner of the lot).
Schroeder noted that he had suggested the applicants provide a map showing pedestrian
route(s) through the property. Alternately, he said, language could simply be added to the
TDMP noting that the contiguous land owned by the applicant helps facilitate mid-block
pedestrian connections, and that the applicant intends for this condition to remain.
Schroeder asked if covered outdoor bike parking could also be included in the TDMP.
Sharma replied, yes.
Randall asked if tenant parking is charged separately from rent. Lambrou replied, yes. In
that case, Randall suggested, this should also be included in the TDMP. It could also refer
to the frequent nearby bus service and the property’s “Walkscore” of 85.
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Schroeder remarked that the Planning Board has now agreed in principle on the TDMP
— i.e., the draft Sharma handed out today, plus language (1) stating that covered outdoor
bike storage would be provided; (2) adding the aforementioned general language about
internal pedestrian routes; and (3) stating that the cost of parking would be unbundled
from rent. This, he said, will allow the Board to proceed with the CEQR and preliminary
site plan approval resolutions this evening. However, he felt the Board should delay its
actual TDMP approval vote until next month, when a TDMP document with finalized
language would be available.
Cornish indicated at this time the Board should open the Design Review Committee
meeting, since this project requires Design Review.
Design Review Committee Meeting
Schroeder thanked the applicants for making numerous previous design improvements to
the project. He asked if the applicants could make the cream color integral to the
foundation concrete (as opposed to painting) and document this approach in the project
drawings and on the “Material Samples” sheet. Sharma replied, yes.
Public Hearing
On a motion by Schroeder, seconded by Fernández, and approved unanimously, Chair
Blalock opened the Public Hearing.
There being no public comments, on a motion by Fernández, seconded by Schroeder, and
approved unanimously, Chair Blalock closed the Public Hearing.
Review of Full Environmental Assessment Form, Part 2
No comments were made.
Review of Full Environmental Assessment Form, Part 3
Schroeder noted the only Part 3 issue requiring attention was the TDMP, which has been
addressed this evening. No additional comments were made.
Adopted Resolution for City Environmental Quality Review:
On a motion by Schroeder, seconded by Fernández:
WHEREAS: an application has been submitted for review and approval by the City of
Ithaca Planning and Development Board for an apartment building to be located at 114
Catherine Street in the City of Ithaca, from Jagat Sharma, applicant for Nick Lambrou,
owner, and
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WHEREAS: the applicant proposes to construct a 3-story apartment building, with a
footprint of 1,974 SF and containing one 5-bedroom and two 6-bedroom units. The
project site contains an existing apartment building and a 13-space parking lot with 7
spaces in the back yard (to remain) and 6 spaces in the front yard (to be replaced by the
new building). The project also includes the removal of one curb-cut. The project is in the
CR-4 Zoning District, which requires either: (1) off-street parking in accordance with
§325-45.5 F; or (2) full compliance with the NYS Building Code or Residential Code for
new construction and a Transportation Management Plan (TDMP) approved by the
Planning Board. This is an Unlisted Action under the City of Ithaca Environmental
Quality Review Ordinance and the State Environmental Quality Review Act, and is
subject to environmental review. The project has received Design Review, and
WHEREAS: this an Unlisted Action under the City of Ithaca Environmental Quality
Review Ordinance and the State Environmental Quality Review Act, and is subject to
environmental review, and
WHEREAS: the Planning Board, being the local agency which has primary
responsibility for approving and funding or carrying out the action, did on October 28,
2914 declare itself Lead Agency for the environmental review of the project, and
WHEREAS: the Planning Board, acting as Lead Agency in environmental review, has on
November 25, 2014 reviewed and accepted as adequate: a Full Environmental
Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 and 3, prepared
by Planning staff; and the following drawings: “Rendering-Catherine Street (R.01),”
“Location Plan, Site Photos, Survey (1.01),” “’Demo Plan, Disturbance Plan, Utility Plan
(1.02),” “Parking Plan, Project Data, Site Plan, Details (1.03)” (version with plantings
labeled and “Planting List” added), “First Floor Plan, Typical Floor Plan (2.01),” “South
Elevation (3.01),” and “East and West Elevations (3.02),” with a latest revision date of
11/4/14; “Site Plan (1.03A),” dated 11/17/14; and “Materials Material Samples,” dated
11/20/14; and all prepared by Jagat P. Sharma; and other application materials, and
WHEREAS: the Planning Board has on November 25, 2014 reviewed a Transportation
Demand Management Plan (TDMP), prepared by Jagat P. Sharma and dated 11/24/14,
and agreed in principle on a strengthened TDMP to be formally approved on 12/16/14,
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 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: Blalock, Elliott, Fernández, Randall, Schroeder
Opposed: None
Absent: Jones-Rounds
Vacancies: One
Adopted Resolution for Preliminary Site Plan Approval:
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On a motion by Fernández, seconded by Randall:
WHEREAS: an application has been submitted for review and approval by the City of
Ithaca Planning and Development Board for an apartment building to be located at 114
Catherine Street in the City of Ithaca, from Jagat Sharma, applicant for Nick Lambrou,
owner, and
WHEREAS: the applicant proposes to construct a 3-story apartment building, with a
footprint of 1,974 SF and containing one 5-bedroom and two 6-bedroom units. The
project site contains an existing apartment building and a 13-space parking lot with 7
spaces in the back yard (to remain) and 6 spaces in the front yard (to be replaced by the
new building). The project also includes removal of one curb-cut. The project is in the
CR-4 Zoning District, which requires either: (1) off-street parking in accordance with
§325-45.5 F; or (2) full compliance with the NYS Building Code or Residential Code for
new construction and a Transportation Management Plan (TDMP) approved by the
Planning Board. The project received Design Review, and
WHEREAS: this an Unlisted Action under the City of Ithaca Environmental Quality
Review Ordinance and the State Environmental Quality Review Act, and is subject to
environmental review, and
WHEREAS: the Planning Board, being that local agency which has primary
responsibility for approving and funding or carrying out the action, did on October 28,
2014 declare itself Lead Agency for the environmental review, and
WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County
Planning Department, and other interested parties 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 in environmental review, has on
November 25, 2014 reviewed and accepted as adequate: a Full Environmental
Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 and 3, prepared
by Planning staff; and the following drawings: “Rendering-Catherine Street (R.01),”
“Location Plan, Site Photos, Survey (1.01),” “’Demo Plan, Disturbance Plan, Utility Plan
(1.02),” “Parking Plan, Project Data, Site Plan, Details (1.03)” (version with plantings
labeled and “Planting List” added), “First Floor Plan, Typical Floor Plan (2.01),” “South
Elevation (3.01),” and “East and West Elevations (3.02),” with a latest revision date of
11/4/14; “Site Plan (1.03A),” dated 11/17/14; and “Materials Material Samples,” dated
11/20/14; and all prepared by Jagat P. Sharma; and other application materials, and
WHEREAS: the Planning Board has on November 25, 2014 reviewed a Transportation
Demand Management Plan (TDMP), prepared by Jagat P. Sharma and dated 11/24/14,
and agreed in principle on a strengthened TDMP to be formally approved on 12/16/14,
now, therefore, be it
RESOLVED: the Planning Board does hereby grant Preliminary Site Plan Approval for
the project, subject to the following conditions:
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i. Written approval from the Fire Department, and
ii. Submission of a revised site plan indicating restoration of curb, and repair of sidewalk
to original condition, if damaged during construction, and
iii. Submission of revised elevations noting integrally-tinted colored concrete foundation,
and of revised “Material Samples” sheet, adding sample of aforementioned tinted
concrete foundation, and
iv. Submission of project details, including building materials, lighting, paving, signage,
stairs, railing, etc.
In Favor: Blalock, Elliott, Fernández, Randall, Schroeder
Opposed: None
Absent: Jones-Rounds
Vacancies: One
F. Ithaca Plaza: Retail Expansion, 222 Elmira Road, Marx Realty & Improvement
Co., Inc. Declaration of Lead Agency. The applicant proposes to construct a one-story,
3,400-SF retail building with 49 parking spaces and associated landscaping, walkways,
and other site improvements. The 6.1-acre project site contains an existing retail mall
with 258 parking spaces. The project site is predominantly paved; however, development
requires the removal of 0.2 acres (8.712 SF) of existing vegetation along the north
property line and contiguous to the drainage area. The project is in the SW-2 Zoning
District, which allows a maximum building setback of 34 feet from the curbline. The
project requires an Area Variance for the proposed 70’ setback. The applicant has
proposed a 4’-tall architectural wall along a portion of the frontage. The applicant is
proposing to relocate the curbcut to be in alignment with the signalized intersection of
Fairgrounds Memorial Parkway and South Meadow Street. This is an Unlisted Action
under the City of Ithaca Environmental Quality Review Ordinance and the State
Environmental Quality Review Act, and is subject to environmental review.
Consultant David Herrick submitted a revised layout plan and described recent changes
made to the project. He said that the applicants have always assumed there would likely
be some complications associated with the existing Meadow Street curb-cut at the north
side of the property, due to its close proximity to a signalized intersection. A traffic
consultant was commissioned to identify the potential impacts on that intersection, he
said, and discussions were held with the City Transportation Engineer. Herrick said it
was concluded that the intersection would not function well with the additional use on the
parcel; so the applicants have generated a layout plan that adds a signalized fourth leg to
the existing three-leg intersection, while eliminating the existing north curb-cut.
Elliott said the site is in a riparian zone. He asked if any additional measures are planned,
given the project’s location in a FEMA flood zone. Herrick replied that the site would be
raised above the 100-year floodplain. Elliott asked if any further mitigations are planned.
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Herrick replied that the applicants have not had a protracted discussion about flood
proofing; however, he will bring it up with the architect.
Fernández suggested pushing the building closer to Route 13. Herrick replied that the
owners want to retain the adjoining Five Guys Burgers and Fries building façade, so he
does not see how that would be possible: it would create a dead-end in front of Five Guys
Burgers and Fries. It would also require BZA approval to be further than 34 feet from the
South Meadow Street curb.
Schroeder noted he would prefer to see a single dumpster serving both restaurants, which
would allow the applicant to provide an attractive outdoor dining area, visible from
Meadow Street, between this project’s restaurant and the Five Guys restaurant. Herrick
replied he actually brought that issue up already and there is some interest in doing that.
Adopted Resolution for Intent to Declare Lead Agency
On a motion by Fernández, seconded by Randall:
WHEREAS: 6 NYCRR Part 617 of the State Environmental Quality Review Law and
Chapter 176.6 of the City Code, Environmental Quality Review, require that a Lead
Agency be established for conducting environmental review of projects in accordance
with local and state environmental law, and
WHEREAS: State Law specifies that, for actions governed by local environmental
review, the Lead Agency shall be that local agency which has primary responsibility for
approving and funding or carrying out the action, and
WHEREAS: an application has been submitted for review and approval by the City of
Ithaca Planning and Development Board for a retail building to be located at 222 Elmira
Road (Ithaca Shopping Plaza) in the City of Ithaca, by Marx Realty & Improvement Co.,
Inc., and
WHEREAS: the applicant proposes to construct a one-story, 3,400-SF retail building
with 49 parking spaces and associated landscaping, walkways, and other site
improvements. The 6.1-acre project site contains an existing retail mall with 258 parking
spaces. The project site is predominantly paved; however, development requires removal
of 0.2 acres (8.712 SF) of existing vegetation along the north property line and
contiguous to the drainage area. The project is in the SW-2 Zoning District, which allows
a maximum building setback of 34 feet from the curbline. The project requires an Area
Variance for the proposed 70’ setback. The applicant has proposed a 4’-tall architectural
wall along a portion of the frontage. The applicant is proposing to relocate the curbcut to
be in alignment with the signalized intersection of Fairgrounds Memorial Parkway and
South Meadow Street, and
WHEREAS: this an Unlisted Action under the City of Ithaca Environmental Quality
Review Ordinance and the State Environmental Quality Review Act, and is subject to
environmental review, and
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WHEREAS: this project will require approval from the NYS Department of
Transportation, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board is by way of this
resolution declaring its intent to act as Lead Agency in Environmental Review for the
proposed project.
In Favor: Blalock, Elliott, Fernández, Randall, Schroeder
Opposed: None
Absent: Jones-Rounds
Vacancies: One
G. Ithaca Children’s Garden at Cass Park – Sketch Plan
Consultant Scott Whitham and applicants Megan Shay and Erin Marteal described the
proposed project and gave an overhead presentation.
Cornish explained that the Ithaca Children’s Garden has an understanding with the Board
that it would periodically apprise the Board of any changes to its original master plan.
Shay said that the presentation depicts several envisioned changes, the most significant of
which is a classroom pavilion, which would be used year-round.
H. 112 Blair Street: 2 Duplexes & Parking – Sketch Plan
Architect Tom Schickel described the proposed project, noting that it would be an infill
project for two 2-family houses containing 12 rental bedrooms. He indicated the project
would also employ a remnant non-conforming residential lot currently containing a Grey
Court carriage house. He said the project would include a parking lot with 10 spaces (plus
an eleventh space in the existing carriage house), representing a reduction from 21
existing parking spaces to 11. There would be considerable screening of the project from
the Orchard Park Place neighborhood, he added.
Blalock remarked that the project would be more attractive if it could be made to
resemble a miniature neighborhood. Elliott agreed, noting there could be some public
space in the central shared area.
Schroeder suggested adding some vegetative shading to the south end of the parking lot.
Fernández suggested reducing the parking spaces by one and adding another dwelling
unit. Schickel replied that current zoning requirements would make that extremely
difficult to accomplish. In fact, he said, the applicants already explored designing the
project with three buildings; however, they could not create the required number of
parking spaces to avoid applying for a Zoning Variance. Cornish observed that would
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actually require re-zoning, since the number of deficient parking spaces would be too
large.
I. Chain Works District Project – Scoping Update
Cornish reported that the December 9, 2014 Scoping Session was held, at which a single
member of the public spoke. The applicants and consultant are now working together to
improve the original scoping document.
4. Old / New Business
A. Planning Board Comments on Proposal to Amend R-U Zoning District
Cornish said the proposed zoning revision was inspired by the recent Ridgewood Road
Apartments project proposal, and noted the revisions were the product of examining
zoning in that part of the City for the purpose of preserving its large lots and more
pastoral setting. The most significant revisions include: a reduction in the maximum
allowable building height from 4 stories to 3 stories; a reduction in the maximum lot
coverage from 30 percent to 25 percent; and a prohibition on multi-family dwellings
within 500 feet of an existing multi-family unit.
Schroeder agreed with the proposed revisions, explaining that one reason the City
promotes increased density in so many areas downtown and in Collegetown is to allow
the preservation of certain beautiful areas, iconic views, and historic districts elsewhere in
the City. He believes the proposed zoning revisions are appropriate and desirable because
the R-U zone includes much of the Cornell Heights Historic District and provides the
impressive heavily-forested foreground in the iconic view of Cayuga Lake from the sixth
floor of the Johnson Museum.
Blalock asked if that is something the Planning Board could formally articulate to
Common Council. Cornish replied, yes.
B. Update on Proposal to Eliminate Off-Site Parking in a Different Zone
Cornish noted that this agenda item was generated as a result of the Purity Ice Cream
Cascadilla Street off-site parking lot. She indicated she would look for the memorandum
the Director of Zoning Administration created.
5. Reports
A. Planning Board Chair
Blalock noted that he has asked the Mayor to appoint another Planning Board member to
replace Fernández, in addition to a replacement for the Board of Public Works (BPW)
liaison. Cornish announced that BPW member Mark Darling has expressed a willingness
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to serve, leaving one remaining vacancy, once Fernández leaves the Board after the
regular December meeting.
B. Director of Planning and Economic Development
No report.
C. Board of Public Works Liaison
No report.
6. Approval of Minutes
On a motion by Schroeder, seconded by Fernández, the revised draft July 22, 2014 meeting
minutes as edited by Schroeder were approved, with no modifications.
In Favor: Blalock, Elliott, Fernández, Randall, Schroeder
Opposed: None
Absent: Jones-Rounds
Vacancies: One
7. Adjournment
On a motion by Fernández, seconded by Blalock, and unanimously approved, the meeting
was adjourned at 10:08 p.m.