HomeMy WebLinkAboutMN-PDB-2015-01-27DRAFT COPY – NOT YET APPROVED BY MEMBERS OF THE
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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
January 27, 2015
Board Members Attending: Garrick Blalock, Chair; Mark Darling; Jack Elliott;
McKenzie Jones-Rounds; C.J. Randall; John Schroeder
Board Members Absent: None
Board Vacancies: One
Staff Attending: JoAnn Cornish, Director,
Division of Planning and Economic Development;
Lisa Nicholas, Senior Planner,
Division of Planning and Economic Development;
Charles Pyott, Office Assistant,
Division of Planning and Economic Development;
Frank Nagy, Director of Parking;
Tim Logue, Transportation Engineer
Applicants Attending: Telecommunications Facility at 214 N. Meadow Street
Allan E. Floro, Esq., Nixon Peabody, LLP
Canopy Ithaca (Hilton Hotel)
at 320-324 E. M.L.K., Jr. / E. State Street
Scott Whitham, Whitham Planning & Design, LLC;
Catherine DeAlmeida, Whitham Planning & Design, LLC
Upson Hall Renovations, Cornell University
Rob Goodwin, Perkins+Will;
Kim Michaels, Trowbridge Wolf Michaels, LLP;
Mike Husar, Cornell University;
Ruth Howell, Cornell University
Town Houses at 402 S. Cayuga Street
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Scott Reynolds, Ithaca Neighborhood Housing Services
Three Duplexes at 804 E. State Street, previously
Two Duplexes & Parking at 112 Blair Street
Tom Schickel, Schickel Architecture;
David Funk, Schickel Architecture;
Ike Nestopoulous, Owner
Apartment House at 707 E. Seneca St.
Tom Schickel, Schickel Architecture;
Todd Fox, Owner
Chair Blalock called the meeting to order at 6:03 p.m.
1. Agenda Review
There were no changes to the agenda.
2. Privilege of the Floor
Graham Kerslick, 115 Orchard Place and Fourth Ward Alderperson, spoke in opposition to
the 804 E. State Street project and associated Zoning Appeal. He said he had met with nearby
residents who asked him to report some of their concerns to the Planning Board. The
residents, Kerslick reported, felt that there is in fact demand for parking at the Blair Street
site and that the parking situation in Collegetown is currently in flux. Kerslick hopes the
Planning Board will take this into account, from the larger perspective of the City’s goals for
Collegetown development. The residents are also concerned with the nature, siting and scale
of the proposed project as depicted in the revised plan.
3. Special Order of Business: Downtown Transportation and Parking —
Frank Nagy, City Parking Director and Tim Logue, City Transportation Engineer
Blalock explained that the Planning Board had asked Nagy and Logue to attend this
evening’s meeting to help address its concerns with potential downtown traffic and parking
complications associated with forthcoming projects, like the Ithaca Marriott, the proposed
Canopy Ithaca hotel and other large downtown proposals. The concern, Blalock explained, is
that the two new hotels will generate considerably more traffic and parking use; furthermore,
since many arriving hotel guests will be unfamiliar with Ithaca, the City should ensure proper
wayfinding is in place to prevent downtown vehicular paralysis. He added that community
members have also expressed concerns about the overall reduction in available surface
parking with the advent of the new hotels. Therefore, Blalock asked Nagy and Logue to walk
through how vehicles would arrive, navigate and find downtown parking after these projects
have been built.
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Logue responded that the Canopy Ithaca hotel submitted a Transportation Impact Study
(TIS), which concluded there should be no significant impact. He noted that the small
parking lot to be retained just off E. M.L.K., Jr. / E. State Street has space for 8-9 cars, so that
would be the primary point-of-access to the hotel, where guests could either park or use valet
parking. The Seneca Street Garage, he said, would be the closest facility for this hotel’s
guests and the circulation pattern seems viable. Logue emphasized that the hotel will handle
check-ins in an expedited manner (including by phone), so many guests would really only
just be dropping off their belongings. He is not too concerned with the hotel’s impact. Nagy
agreed there should be ample parking space for the hotel.
Blalock responded he still believes the situation would be different for newcomers to the City
(e.g., many people may drive down E. State Street only to realize they cannot make a left
turn onto Aurora Street). Nagy disagreed, suggesting that the combination of signage and the
ubiquity of vehicular GPS technology should keep that scenario to a minimum.
Jones-Rounds mentioned that the Board also discussed making downtown wayfinding as
easy as possible, with clear signs to the hotels. Logue responded that there is currently a
County-wide wayfinding initiative that would address many of these kinds of issues. He
added that the City would not be interested in installing commercial signage for the hotels.
Schroeder observed that one mitigation provision listed in the TIS recommends there be two
loading spaces on Seneca Way adjacent to the southwest of the site northeast Canopy Ithaca
entrance. He asked if guests could not also check into the hotel from that location. Logue
replied, yes. Schroeder said that would also help address Blalock’s concern.
Blalock asked if the City would ever consider converting a portion of the current one-way
stretch of N. Aurora Street into a two-way street. Logue replied the City actually
commissioned a Downtown Traffic Circulation Study (July 2001), examining that very issue.
The study recommended against that approach, since it would result in a lane in which left-
turning vehicles would be blocking the cars behind them; therefore, the level-of-service
would suffer significantly. He noted a designated left-turn lane could conceivably be
installed, but then sidewalk width, trees, treelawns and street parking would all be lost.
Elliott remarked that the Board was primarily thinking about reconfiguring the one small
block that runs from E. M.L.K., Jr. / E. State Street to E. Seneca Street. He felt there should
be enough space there to accommodate a left turn from Seneca Street onto Aurora Street.
Logue responded that while the cost of doing that would be much less than converting a
larger section of the street, he does not believe there would be much benefit to it, since it
would only save vehicles one block.
Blalock asked if Nagy and Logue are generally satisfied with the Marriott loading zone area
on S. Aurora Street. Logue replied he is a little concerned with it. Even though the hotel
agreed to install a bump-out between the building and the bus stop, it is conceivable that at
particularly busy peak-times some vehicles would be forced to drive around and come back.
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Blalock noted the Board heard some public concern that a lack of sufficient surface parking
resulting from the new downtown projects would harm nearby businesses. He suggested that
a few more dedicated parking spaces with a higher parking fee could help alleviate this
problem. Nagy responded that the City’s new automated payment stations will enable setting
different parking rates for different locations. He added that vehicles are now able to use the
first 100 parking spaces in the Seneca Street Garage, which were previously not accessible
due to an agreement related to construction of the Hilton Garden Inn. Logue also suggested a
simple step like including City garages on Google Maps.
4. Site Plan Review
A. Telecommunications Facility, 214 N. Meadow Street, Mark Coon for Verizon
Wireless. Declaration of Lead Agency, Public Hearing, Determination of
Environmental Significance, and Consideration of Preliminary & Final Site Plan
Approval. The applicant proposes to construct a small rooftop telecommunications
facility on the existing building at 214 N. Meadow Street. The facility will consist of a
single roof-mounted antenna measuring 24.5” high with a diameter of 15.5”, an
equipment cabinet, and other associated materials. The project is in the WEDZ-1a Zoning
District. This is an Unlisted Action under the City of Ithaca Environmental Quality
Review Ordinance and the State Environmental Quality Review Act, and is subject to
environmental review.
Applicant Allan E. Floro provided a brief description of the proposed project, noting it
would be a small cell, or microantenna micro cell antenna designed to alleviate capacity
issues.
Schroeder said this project is absolutely fine exactly as it is. No other comments or
objections were expressed.
Adopted Resolution for Lead Agency:
On a motion by Jones-Rounds, 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: the City of Ithaca Planning and Development Board has one pending
application for Site Plan Approval for a rooftop telecommunications facility to be located
at 214 N. Meadow Street, by Mark Coon for Verizon Wireless, and
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WHEREAS: the applicant is proposing to construct a small rooftop telecommunications
facility on the existing building at 214 N. Meadow Street. The facility will consist of a
single roof-mounted antenna measuring 24.5’ 24.2” high with a diameter of 15.5’ 15.1”,
an equipment cabinet, and other associated materials. The project is in the WEDZ-1a
Zoning District, and
WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality
Review Ordinance and the State Environmental Quality Review Act, and is subject to
environmental review, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board does hereby
declare itself Lead Agency for the environmental review of the proposed project, to be
located at 214 N. Meadow Street in the City of Ithaca.
In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder
Opposed: None
Absent: None
Vacancies: One
Public Hearing
On a motion by Randall, seconded by Darling, and approved unanimously, Chair Blalock
opened the Public Hearing.
There being no public comments, on a motion by Schroeder, seconded by Jones-Rounds,
and approved unanimously, Chair Blalock closed the Public Hearing.
Adopted Resolution for City Environmental Quality Review:
On a motion by Elliott, seconded by Randall:
WHEREAS: an application has been submitted for review and approval by the City of
Ithaca Planning and Development Board for a rooftop telecommunications facility,
located at 214 N. Meadow Street, in the City of Ithaca, by Verizon Wireless, and
WHEREAS: the applicant proposes to construct a small rooftop telecommunications
facility on the existing building at 214 N. Meadow Street. The facility will consist of a
single roof-mounted antenna measuring 24.5’ 24.2” high with a diameter of 15.5’ 15.1”,
an equipment cabinet, and other associated materials. The project is in the WEDZ-1a
Zoning District, and
WHEREAS: this is an Unlisted Action under both the City of Ithaca Environmental
Quality Review Ordinance and the State Environmental Quality Review Act and is
subject to environmental review, and
WHEREAS: the City of Ithaca Conservation Advisory Council (CAC) and other
interested agencies have been given the opportunity to comment on the proposed project;
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the CAC had no comments and comments received from the Tompkins County Planning
Department have been considered, and
WHEREAS: the Board, acting as Lead Agency in environmental review, has on January
27, 2015 reviewed and accepted as adequate: a Short Environmental Assessment Form
(SEAF), Part 1, submitted by the applicant, and Part 2 prepared by Planning Staff; plans
entitled “Overall Site Plan (C-100),” “Equipment Plan (C-101),” “Building Elevation (C-
201),” and “Details (C-501),” all dated October 2014, and prepared by C&S Companies;
and other application materials, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board determines that
the proposed telecommunications facility, located at 214 N. Meadow Street in the City of
Ithaca, will result in no significant impact on the environment and that a Negative
Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in
accordance with the provisions of Part 617 of the State Environmental Quality Review
Act.
In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder
Opposed: None
Absent: None
Vacancies: One
Adopted Resolution for Preliminary and Final Site Plan Approval:
On a motion by Schroeder, seconded by Elliott:
WHEREAS: an application has been submitted for review and approval by the City of
Ithaca Planning and Development Board for a rooftop telecommunications facility,
located at 214 N. Meadow Street, in the City of Ithaca, by Verizon Wireless, and
WHEREAS: the applicant proposes to construct a small rooftop telecommunications
facility on the existing building at 214 N. Meadow Street. The facility will consist of a
single roof-mounted antenna measuring 24.5’ 24.2” high with a diameter of 15.5’ 15.1”,
an equipment cabinet, and other associated materials. The project is in the WEDZ-1a
Zoning District, and
WHEREAS: this is an Unlisted Action under both the City of Ithaca Environmental
Quality Review Ordinance and the State Environmental Quality Review Act and is
subject to environmental review, and
WHEREAS: in accordance with the Code of the City of Ithaca, Telecommunications
Facilities and Services Ordinance, §325.29.7 B. (2), this proposal classifies as a Tier Two
application, and
WHEREAS: the application conforms to those requirements as outlined in the City Code,
and
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WHEREAS: legal notice was published and property posted in accordance with Chapters
276-6 (B) (4) and 176-12 (A) (2) (c) of the City of Ithaca Code, and
WHEREAS: a Public Hearing for the proposed action was held on January 27, 2015, and
WHEREAS: the City of Ithaca Conservation Advisory Council (CAC) and other
interested agencies have been given the opportunity to comment on the proposed project;
the CAC had no comments and comments received from the Tompkins County Planning
Department have been considered, and
WHEREAS: the Board, acting as Lead Agency in environmental review, has on January
27, 2015 reviewed and accepted as adequate: a Short Environmental Assessment Form
(SEAF), Part 1, submitted by the applicant, and Part 2 prepared by Planning Staff; plans
entitled “Overall Site Plan (C-100),” “Equipment Plan (C-101),” “Building Elevation (C-
201),” and “Details (C-501),” all dated October 2014, and prepared by C&S Companies;
and other application materials, and
WHEREAS: on January 27, 2015 the City of Ithaca Planning and Development Board,
acting as Lead Agency, did make a negative determination of environmental impact, and
WHEREAS: in accordance with §325-29.14. B., the City of Ithaca Department of
Planning and Development shall prepare staff reports for Tier Two applications, and
WHEREAS: the following information contained in this resolution shall serve as the staff
report and findings of fact as required by City Code, §325-29.14:
(1) Description of the proposed PWSF
(a) Other PWSFs in the area – There are 8 existing PWSF sites within one mile of
the proposed site: 222 S. Cayuga St., 815 S. Aurora St. (Guyed Tower), 651 Five
Mile Drive, 110 Dryden Road (Eddygate), 430 Campus Road (Barton Hall), 23
Sisson Place (Mary Donlon Hall), Tower Road (Riley Robb Hall), and 186
Pleasant Grove Road. See Exhibit G.
(b) Nearest three PWSF sites to the proposed PWSF for the same carrier –
Same as above. Se See Exhibit G.
(2) Location – The proposed facility will be located on an “Opportunity Site” (rooftop).
(a) Identification of whether the proposed PWSF is an avoidance area – The
proposed PWSF is not located in any of the following avoidance areas: flood
hazard zone, historically or culturally significant resource, unique natural area
and/or critical environmental area, park, greenway, or natural area, scenic or
visual corridor as defined by the City, wetland, lakeshore, or waterway.
(b) Identification of whether the proposed PWSF is at an opportunity site – The
PWSF is proposed to be on an existing roof. Staff has determined that this is an
acceptable opportunity site.
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(c) Determination of whether location standards have been met – Staff has
determined that the rooftop location as proposed has met the location standards.
(3) Siting
(a) Determination of whether siting standards have been met: The proposed
micro antenna is on an existing rooftop with an inconspicuous mount. Photo
simulations provided in Exhibit N of the application demonstrate that the micro
tower antenna is minimally visible from the public way. Staff has determined that
siting standards have been met.
(b) Identification of any necessary practical measures to avoid, minimize and/or
mitigate (in that order of preference) adverse impacts of the proposed
PWSF – Staff has determined that the applicant has taken appropriate measures
to avoid, minimize, and mitigate adverse impacts of the proposed PWSF.
(4) Design
(a) Type of mount – Proposed antennae antenna will be mounted on 4’-high non-
penetrating roof mount (see C-501).
(b) Type of antenna(s) – The applicant is proposing to install a small cell wireless
facility consisting of one single-sector radio unit measuring approximately 24.4’
24.2” tall with a 15.1’ 15.1” diameter, and associated equipment.
(c) Treatment of equipment cabinet or shelter – A new equipment cabinet and
associated materials will be located in the rear of the building behind an existing
fence.
(d) Determination of whether design standards have been met – Staff has
determined that the applicant has met the design standards as outlined in the City
Code, §325-29.8 C.
(5) Alternatives Analysis.
(a) Alternatives provided by the applicant – Four alternatives were explored and
two were rejected due to lack of ground space for equipment cabinet and one was
rejected for roof height. See Exhibit F.
(b) Alternatives studied by City staff – Staff has studied no alternative locations –
the proposed location is acceptable.
(c) In accordance with §325-29.11 of the Ithaca City Code, this Board has
considered comparison and ranking of the proposed PWSF and the alternatives.
(6) Description of narrative attachments – Plans entitled “Overall Site Plan (C-100),”
“Equipment Plan (C-101),” “Building Elevation (C-201),” and “Details (C-501),” all
dated October 2014, and prepared by C&S Companies; and other application
materials, now, therefore, be it
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RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant
Preliminary and Final Site Plan Approval to the proposed telecommunications facility to
be located on a rooftop at 214 N. Meadow St. in the City of Ithaca.
In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder
Opposed: None
Absent: None
Vacancies: One
B. 123-Room Downtown Hotel, 320-324 E. M.L.K., Jr./E. State Street, Scott Whitham
for Neil Patel. Determination of Environmental Significance and Potential
Consideration of Preliminary and Final Site Plan Approval [But See “SPECIAL
NOTE” in Box Below Explaining That the Approval Vote at This Meeting Was Void
Because No Public Hearing Had Been Held]. The applicant is proposing to build a six-
story seven-story, 70’-tall 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 an 11-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 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 are
required. The project is in the CDB-100 Zoning District. 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), and is subject
to environmental review. The project has received Design Review.
Consultant Scott Whitham walked through recent changes made to the project.
Schroeder asked if the main entrance on the second floor terrace would be open for
general use by the public. Whitham replied that this space is still being developed, but it
is definitely being considered as a more public space.
Elliott asked if it would be possible to create an architectural extension of some kind in
the front of the building (e.g., covered walkway). Whitham replied there is very little
space to permit something like that. Elliott urged the applicant to consider some kind of
connecting element to create more of a relationship between the building and the street.
SPECIAL NOTE: It was discovered subsequent to this meeting that no Public Hearing
for the project had been held. The Public Hearing was then held on February 24,
2015 and Preliminary and Final Site Plan Approval was granted on that date.
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Review of Full Environmental Assessment Form, Part 3
Some minor modifications were made to the Part 3.
Adopted Resolution for City Environmental Quality Review:
On a motion by Schroeder, seconded by Darling:
WHEREAS: State Law specifies that, for actions governed by local environmental
review, the Lead Agency shall be that local agency which has primary responsibility for
approving and funding or carrying out the action, and
WHEREAS: the City of Ithaca Planning and Development Board has one pending
application for Site Plan Approval for a hotel to be located at 320-324 M.L.K., Jr. / E.
State Street by Scott Whitham for Neil Patel, developer, and
WHEREAS: the applicant is proposing to build a seven-story, 80’-tall hotel with 123
guest rooms. The ground floor will include a café and bar, a retreat area, public
restrooms, a garden patio, and an approximately 2,000-SF retail / restaurant space.
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, an 11-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 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 are
required. The project has received Design Review, and
WHEREAS: 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) and (11), and is subject to environmental review, and
WHEREAS: the New York State Department of Transportation, the Ithaca Urban
Renewal Agency (IURA), and the City of Ithaca Common Council have consented to the
City of Ithaca Planning and Development Board’s being Lead Agency for this project,
and
WHEREAS: the City of Ithaca Planning and Development Board did on October 28,
2014 declare itself Lead Agency for the action of Site Plan Review for this project, and
WHEREAS: the City of Ithaca Conservation Advisory Council (CAC) and other
interested agencies have been given the opportunity to comment on the proposed project
and any comments received have been considered, and
WHEREAS: in a memo from Ed Marx, Tompkins County Commissioner of Planning, to
Lisa Nicholas, Senior Planner, dated October 28, 2014, he recommended that: “The City
should require a full analysis of the impacts of this project including an assessment of the
traffic and parking impacts. Of particular interest are turning movements onto East State /
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MLK Street upon exiting the site and the capacity of downtown parking facilities to
accommodate this and other projects under development downtown,” and
WHEREAS: in response to County comments, as well as concerns expressed by the Lead
Agency and others, the applicant has submitted a Traffic Impact Study (TIS) prepared by
SRF Associates, and dated January 2015, and
WHEREAS: the TIS recommends 3 mitigations to address traffic impacts created by the
new project, and
WHEREAS: the Board, acting as Lead Agency in environmental review, has on January
27, 2015 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;
plans entitled “Existing Survey,” “Demolition Plan,” “Utility Plan,” “Grading Plan,” and
“Site Layout Plan,” prepared by T.G. Miller, P.C. and Whitham Planning and Design,
LLC; “Landscape Plan” and “Landscape – Trellis / Bench Detail” and “Terrace – Trellis /
Bench Detail” prepared by Whitham Planning and Design, LLC; “Ground + Second
Floor Plan,” “Typical + Seventh Floor Plan,” “View from East State Street,” “Hotel
Arrival Experience,” “View from Seneca Way” (two sheets), “Exterior Elevations,” and
“Context Views” (three sheets), prepared by Group One and all dated 1/13/15; and
“Overall Site Plan,” prepared by Whitham Planning and Design, LLC and dated 1/22/15;
and other application materials, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board determines that,
with the provisions described in the FEAF, Part 3, the proposed project will result in no
significant impact on the environment and that a Negative Declaration for purposes of
Article 8 of the Environmental Conservation Law be filed in accordance with the
provisions of Part 617 of the State Environmental Quality Review Act.
In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder
Opposed: None
Absent: None
Vacancies: One
Schroeder asked if the lighting for the project would include ornamental uplighting.
Whitham replied, yes.
Adopted Resolution for Preliminary and Final Site Plan Approval
[But See “SPECIAL NOTE” in Box Above Explaining That the Approval Vote at This
Meeting Was Void Because No Public Hearing Had Been Held]:
On a motion by Schroeder, seconded by Jones-Rounds:
WHEREAS: the City of Ithaca Planning and Development Board has one pending
application for Site Plan Approval for a hotel to be located at 320-324 M.L.K., Jr. / E.
State Street by Scott Whitham for Neil Patel, developer, and
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WHEREAS: the applicant is proposing to build a seven-story, 80’-tall hotel with 123
guest rooms. The ground floor will include a café and bar, a retreat area, public
restrooms, a garden patio, and an approximately 2,000-SF retail / restaurant space.
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, an 11-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 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 are
required. The project has received Design Review, and
WHEREAS: 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) and (11), and is subject to environmental review, and
WHEREAS: the City of Ithaca Planning and Development Board did on October 28,
2014 declare itself Lead Agency for the action of Site Plan Review for this 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: a Public Hearing for the proposed action was held on _________ [Note:
The intention was to add the correct date here, but it was discovered after the Planning
Board meeting that no Public Hearing for this project had ever been held], and
WHEREAS: the City of Ithaca Conservation Advisory Council (CAC) and other
interested agencies have been given the opportunity to comment on the proposed project
and any comments received have been considered, and
WHEREAS: in a memo from Ed Marx, Tompkins County Commissioner of Planning to
Lisa Nicholas, Senior Planner, dated October 28, 2014, he recommended that: “The City
should require a full analysis of the impacts of this project including an assessment of the
traffic and parking impacts. Of particular interest are turning movements onto East State /
MLK Street upon exiting the site and the capacity of downtown parking facilities to
accommodate this and other projects under development downtown,” and
WHEREAS: in response to County comments, as well as concerns expressed by the Lead
Agency and others, the applicant has submitted a Traffic Impact Study (TIS) prepared by
SRF Associates and dated January 2015, and
WHEREAS: the TIS recommends 3 mitigations to address traffic impacts created by the
new project, and
WHEREAS: the Board, acting as Lead Agency in environmental review, has on January
27, 2015 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;
plans entitled “Existing Survey,” “Demolition Plan,” “Utility Plan,” “Grading Plan,” and
“Site Layout Plan,” prepared by T.G. Miller, P.C. and Whitham Planning and Design,
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LLC; “Landscape Plan” and “Landscape – Trellis / Bench Detail” and “Terrace – Trellis /
Bench Detail” prepared by Whitham Planning and Design, LLC; “Ground + Second
Floor Plan,” “Typical + Seventh Floor Plan,” “View from East State Street,” “Hotel
Arrival Experience,” “View from Seneca Way” (two sheets), “Exterior Elevations,” and
“Context Views” (three sheets), prepared by Group One and all dated 1/13/15; and
“Overall Site Plan,” prepared by Whitham Planning and Design, LLC and dated 1/22/15;
and other application materials, and
WHEREAS: the Planning and Development Board did on January 27, 2015 determine
the proposed project will result in no significant impact on the environment and did make
a Negative Determination Of Environmental Significance, 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. Written approval from the City of Ithaca Fire Chief that the project meets all fire access
needs, and
ii. Submission for approval by the Planning Board of project details including, but not
limited to, signage, paving materials, exterior furnishings, and lighting (including any
exterior ornamental lighting plan), and
iii. Submission to the Planning Board of visual documentation that the penthouse enclosure
walls are at the lowest height that will still provide effective screening for the
mechanicals within, and
iv. Submission to the Planning Board of a Landscape Plan keyed to a species list, and
v. Submission of a color copy of the materials board, and
vi. Applicant to explore using pavers in place of asphalt on some or all of the parking and
car-access area off E. State Street, to better connect the design of the hotel to that street,
and
vii. Applicant to explore: (1) potential incorporation of decorative terra cotta salvaged
during the demolition of the Strand Theater (which once stood on this site) into the low
wall facing E. State Street or elsewhere on the site, and (2) potential re-creation, at
some appropriate location on the building, of the prominent Strand stage-house mural
(by artist David Finn) which formerly faced E. Seneca Street, and
viii. Noise-producing construction shall take place only between the hours of 7:00 a.m. and
6:00 p.m., Monday through Friday, and
ix. Bike racks shall be installed prior to granting of Certificate of Occupancy, and
The following provisions discussed in the adopted FEAF, Part 3:
x. If drilled and / or driven steel piles are used in the foundation, then: (1) noise-
producing installation work thereon shall be limited to the hours between 8:30
a.m. and 4:30 p.m., Monday through Friday, and (2) ongoing seismic testing
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shall be conducted to make certain the pile driving or drilling operations do not
in any way have a negative impact on any adjacent or nearby structure, and
xi. Applicant shall, as appropriate, employ the dust-control measures listed in the
“Impact on Air” section of the FEAF, Part 3 during the project’s construction,
and
xii. All restaurant and hotel kitchen exhaust will be vented through the roof, and
hotel laundry venting will be at ground-floor level, behind the existing concrete
wall on the adjacent property, in an area not accessible to hotel guests or other
pedestrians; any future exterior venting, not located in a screened location on
the roof, that may cause noise, odor or street-level air flow shall be reviewed by
Planning Division staff or the Planning Board, and
xiii. Exterior signage shall be of equal scale and quantity as the signage illustrated
on the project renderings and elevations dated January 13, 2015, and
xiv. Applicant shall actively pursue implementation of the mitigations (including
proposed valet routes to and from the hotel) recommended in the Traffic Impact
Study prepared by SRF and dated January 2015, though it is understood that
providing a two-space loading area on Seneca Way and making signal-timing
changes to two intersections will require the cooperation of governmental
agencies, and
xv. Applicant shall work with the adjacent property owner on the east to potentially
provide a cross-block pedestrian passage extending through applicant’s and the
adjacent owner’s parcels.
In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder
Opposed: None
Absent: None
Vacancies: One
C. Upson Hall Renovations, 124 Hoy Road (Cornell University Campus), Mike Husar
for Cornell University. Public Hearing & Declaration of Lead Agency. The applicant
proposes a total internal and façade renovation of the 160,000-SF building. Phases 1 and
2 of the project include reconfigured entryways with expanded spaces above, resulting in
a net addition of 4,000 SF. The project also includes civil and landscape improvements to
the grounds, including retaining walls and an accessible ramp. A construction staging
area is proposed for the area between Upson and Hoy Road. Site development and
staging will require the removal of 35 trees, and other landscaping. Phase 3 of the project
includes expanded outdoor areas, including an expansive plaza fronting Hoy Road, and a
terrace and series of stairs connecting the entrance on the southwest interior corner to the
ramp and walkways at the northwest entrance. The project is in the U-1 Zoning District.
This is a Type I Action under the City of Ithaca Environmental Quality Review
Ordinance §176-4 (h)[2] and the State Environmental Quality Review Act §617.4 (11)
and is subject to environmental review.
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Architect Rob Goodwin walked through a presentation of the project. He noted the
building was not originally designed for energy conservation, so that was one of the
principal rationales for the alterations. The university would like the building to serve as
a model for renovating old buildings into new, more energy-efficient structures. The
building also needs numerous architectural improvements (e.g., for functionality,
transparency, movement, entry).
Landscape architect Kim Michaels remarked that the site layout design is ambitious and
seeks to addresses numerous accessibility-related issues (e.g., connections of the new
entry to the sidewalk system on the east side, a connection from the back terrace to the
pathway, the extension of the landscaping into the quad to formalize the building and
make it more engaging). She noted the project now includes some more trees on the east
and south lawn spaces, in response to the Project Review Committee’s concerns about the
original proposal to remove 35 existing trees with only minimal tree replacement,
especially in the base phase.
Schroeder expressed concern about the 9 trees designated for removal on the gorge side
of the building. He added that the proposed east terraced area would benefit from having
a couple of canopy trees (near the proposed switch-back path) to provide summer shade
amid so much new pavement. Michaels responded that the revised drawings already
show 18 overall project replacement trees. Since the university would like to make the
east side entry as visible as possible, she said, it may not be possible to add any more
trees.
Randall observed that the turning radius near the loading dock seems particularly large,
from a pedestrian’s point of view. She suggested pushing it a little further out. Michaels
responded that they actually already examined that issue, but had to grapple with the need
to make the space large enough for vehicles’ needs. The design is as tight as it can be
right now, she said, given the regularity of incoming / outgoing large vehicles and trucks.
Adopted Resolution for Lead Agency:
On a motion by Schroeder, seconded by Darling:
WHEREAS: 6 NYCRR, Part 617, of the State Environmental Quality Review Law and
Chapter 176.6 of the City Code, Environmental Quality Review require that a Lead
Agency be established for conducting environmental review of projects in accordance
with local and state environmental law, and
WHEREAS: State Law specifies that, for actions governed by local environmental
review, the Lead Agency shall be that local agency which has primary responsibility for
approving and funding or carrying out the action, and
WHEREAS: the City of Ithaca Planning and Development Board has one pending
application for Site Plan Approval for a renovation to Upson Hall located at 124 Hoy
Road by Cornell University, and
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WHEREAS: the applicant proposes a total internal and façade renovation of the 160,000-
SF building. Phases 1 and 2 of the project include reconfigured entryways with expanded
spaces above, resulting in a net addition of 4,000 SF. The project also includes civil and
landscape improvements to the grounds, including retaining walls and an accessible
ramp. A construction staging area is proposed for the area between Upson and Hoy Road.
Site development and staging will require the removal of 35 trees, and other landscaping.
Phase 3 of the project includes expanded outdoor areas, including an expansive plaza
fronting Hoy Road, and a terrace and series of stairs connecting the entrance on the
southwest interior corner to the ramp and walkways at the northwest entrance. The
project is in the U-1 Zoning District, and
WHEREAS: this is an Type I Action under the City of Ithaca Environmental Quality
Review Ordinance, §176-4 (h)[2], and the State Environmental Quality Review Act,
§617.4 (11), and is subject to environmental review, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board does hereby
declare itself Lead Agency for the environmental review of the proposed project, to be
located at 214 Hoy Road in the City of Ithaca.
In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder
Opposed: None
Absent: None
Vacancies: One
Public Hearing
On a motion by Schroeder, secothnded seconded by Darling, and approved unanimously,
Chair Blalock opened the Public Hearing.
There being no public comments, on a motion by Schroeder, seconded by Elliott, and
approved unanimously, Chair Blalock closed the Public Hearing.
D. Four Townhomes, 402 S. Cayuga Street, Scott Reynolds for Ithaca Neighborhood
Housing Services (INHS). Declaration of Lead Agency, Public Hearing, &
Determination of Environmental Significance. The applicant proposes to construct
four (4) for-sale townhomes that will target moderate-income, first-time home buyers.
The building will be two stories with parking below to take advantage of the sloped site.
Architectural features include front porches, rear decks, shifting roof planes, and a varied
color palette. Site development includes a common asphalt driveway in the rear,
walkways connecting each unit to the existing sidewalk on Cayuga Street, and
landscaping. The project site is in the R-3b Zoning District and requires an Area Variance
for a front yard setback. This is a Type I Action under the City of Ithaca Environmental
Quality Review Ordinance and the State Environmental Quality Review Act, and is
subject to environmental review.
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Scott Reynolds of INHS and landscape architect Peter Trowbridge gave an overview of
the project, noting it is intended to be permanently affordable.
Trowbridge identified the following modifications that have been made as a result of
comments from both the Project Review Committee and City staff:
• In order to make the buildings more contextual with their surroundings, more
conventional-looking porches have been designed, extending into the front yard.
• The architectural details and colored material have also been modified to improve
contextuality.
• Rather than duplicating the quarry block planter shown on the S. Titus Avenue end
of the project, the foundation on the opposite end will be screened by plantings
alone.
• Exposed foundation has been reduced, so there will now be siding on the garage
elevation all the way from the eaves to the ground.
• The terraces would be above grade-level.
• A bay window has been added.
• The building includes a street tree setting along S. Cayuga Street.
• In the parking area to be removed, the soil will be remediated.
• The PVC radon vents on the roof will be painted a dark color to match the roofing.
Schroeder thanked the applicants for addressing all the Board’s concerns.
Adopted Resolution for Lead Agency:
On a motion by Darling, 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: the City of Ithaca Planning and Development Board has one pending
application for Site Plan Approval for four duplexes to be located at 402 S. Cayuga
Street, by Ithaca Neighborhood Housing Services (INHS), and
WHEREAS: the applicant proposes to construct four (4) for-sale townhomes that will
target moderate-income, first-time home buyers. The building will be two stories with
parking below to take advantage of the sloped site. Architectural features include front
porches, rear decks, shifting roof planes, and a varied color palette. Site development
includes a common asphalt driveway in the rear, walkways connecting each unit to the
existing sidewalk on Cayuga Street, and landscaping. The project site is in the R-3b
Zoning District and requires an Area Variance for a front yard setback, and
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WHEREAS: this is an Type I Action under the City of Ithaca Environmental Quality
Review Ordinance, §176-4 (h)(2), and the State Environmental Quality Review Act,
§617.4 (11), and is subject to environmental review, and
WHEREAS: it has been requested that the Ithaca Urban Renewal Agency (IURA), and
the City of Ithaca Common Council, all potentially involved agencies, consent to the City
of Ithaca Planning and Development Board’s being Lead Agency for the action of site
plan review for this project, and
WHEREAS: the Ithaca Urban Renewal Agency (IURA) and the City of Ithaca Common
Council have consented to the City of Ithaca Planning and Development Board’s being
Lead Agency for the action of site plan review for this project, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board does hereby
declare itself Lead Agency for the environmental review of the proposed project, to be
located at 402 S. Cayuga Street in the City of Ithaca.
In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder
Opposed: None
Absent: None
Vacancies: One
Public Hearing
On a motion by Schroeder, seconded by Darling, and approved unanimously, Chair
Blalock opened the Public Hearing.
There being no public comments, on a motion by Darling, seconded by Randall, and
approved unanimously, Chair Blalock closed the Public Hearing.
Review of Full Environmental Assessment Form, Part 2
Planning Board members reviewed the Part 2 form. No modifications were made.
Review of Full Environmental Assessment Form, Part 3
Blalock recalled that there were some concerns with soil contamination.
Reynolds explained that the site is at base of a hill, so it is near the former Emerson
Power Transmission factory plume of contamination. The applicants performed both
Phase 1 and Phase 2 environmental assessments, including soil borings to identify
potential concerns. No groundwater or other contamination was found. There are two
small areas in back corner of the property with slightly elevated heavy metal levels;
however, the applicants will not be disturbing those areas, so the engineers indicated they
could be left alone. The applicants will be installing a passive sub-soil radon detection
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system.
Darling suggested the boring data be shared with any other relevant parties involved in
the larger South Hill environmental decontamination effort. Reynolds replied that is a
good idea.
Adopted Resolution for City Environmental Quality Review:
On a motion by Randall, seconded by Darling:
WHEREAS: an application has been submitted for review and approval by the City of
Ithaca Planning and Development Board for four townhomes to be located at 402 S.
Cayuga Street in the City of Ithaca, by Ithaca Neighborhood Housing Services (INHS),
and
WHEREAS: the applicant proposes to construct four (4) for-sale townhomes that will
target moderate-income, first-time home buyers. The buildings will be two stories with
parking below to take advantage of the sloped site. Architectural features include front
porches, rear decks, shifting roof planes, and a varied color palette. Site development
includes a common asphalt driveway in the rear, walkways connecting each unit to the
existing sidewalk on Cayuga Street, and landscaping. The project site is in the R-3b
Zoning District and requires an Area Variance for a front yard setback, and
WHEREAS: This is an Type I Action under the City of Ithaca Environmental Quality
Review Ordinance, §176-4 (h)(2), and the State Environmental Quality Review Act,
§617.4 (11), 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 January 27,
2015 declare itself Lead Agency for the environmental review of the project, 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 received comments have been considered, and
WHEREAS: the Planning Board, acting as Lead Agency in environmental review, has on
January 27, 2015 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•••:••• “Survey Map, No. 402 South Cayuga Street, City
of Ithaca, Tompkins County, New York,” dated 10/15/2012; and prepared by T.G. Miller
P.C.; “Planting Plan (L401)” and “Site Protection and Grading Plan (L301),” both dated
1/7/15; “Site Plan (L003),” dated 11/18/14; and “Layout Plan (L201)” and “Utility Plan
(C101),” dated 12/15/14, all prepared by Trowbridge Wolf Michaels Landscape
Architects; and “Elevations (Sheets 1 & 2),” dated 12/15/14, and all prepared by Claudia
Brenner, Architect; and other application materials, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board determines that
the proposed project will result in no significant impact on the environment and a
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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, Darling, Elliott, Jones-Rounds, Randall, Schroeder
Opposed: None
Absent: None
Vacancies: One
E. Six-Unit Apartment Building, 707 E. Seneca Street, Schickel Architecture for 707 E.
Seneca St., LLC. Declaration of Lead Agency, Public Hearing, Determination of
Environmental Significance, & Recommendation to the BZA. The applicant proposes
to build a 3-story-plus-basement multiple dwelling with a footprint of 2,400 SF on the
vacant 7,449-SF parcel. The project will have parking and storage in the basement, and
two 3-bedroom apartments on each of three floors for a total of six units. Site
development includes 5 exterior parking spaces, a driveway, and landscaping. Due to the
topography of the site, the proposed design requires a retaining walls wall along the east,
north, and portions of the west development area. The northern retaining wall is up to ten
feet in height and includes a stair driveway on the west property line. The project is
located in the R-3a Zoning District and the East Hill Historic District, and requires an
Area Variance from the BZA. It has received a Certificate of Appropriateness, with
conditions, from the Ithaca Landmarks Preservation Commission. This is a Type 1 Action
under the City of Ithaca Environmental Quality Review Ordinance and the State
Environmental Quality Review Act, and is subject to environmental review.
Owner Todd Fox and architect Tom Schickel described some recent changes made to the
project. Schickel distributed a document addressing the environmental issues, along with
some drawings.
Schickel reported that the Ithaca Landmarks Preservation Commission (ILPC) approved
the building and site design, except the retaining wall. The Project Review Committee
concurred with the ILPC that it would be better to have a sloped bank, rather than a
retaining wall. Regarding the zoning appeal, Schickel noted that the applicants spent
considerable effort in creating as compact a development as possible, to minimize its
overall impact.
Cornish observed that this is a new structure on an existing lot, so the BZA will want to
know why it could not be designed to conform to zoning. Schickel replied that the
building envelope is consistent with the surrounding neighborhood. The issue, he
explained, is that the neighborhood is filled with very expensive former single-family
homes that have been converted into large apartments, so the original zoning was
determined within that context. He said this project, on the other hand, would employ
space much more efficiently.
Schroeder asked how high the circular retaining walls would be for the tree wells.
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Schickel replied their diameter would be 6 feet. Schroeder suggested the applicant install
a partial retain wall. Schickel responded that would require digging down all the way to
the tree roots. Schroeder suggested the tree wells be U-shaped. Schickel replied that may
be possible. Schroeder added that the applicant could also make the contours of the fill-
slope more natural.
Schroeder asked if other Board members believe a landscape architect should be asked to
serve as a project consultant. Cornish agreed it would be worth the applicant’s effort to
have someone a landscape professional examine the trees. Schickel replied he believes
the applicants should be able to perform that work themselves.
Adopted Resolution for Lead Agency:
On a motion by Schroeder, seconded by Jones-Rounds:
WHEREAS: 6 NYCRR, Part 617, of the State Environmental Quality Review Law and
Chapter 176.6 of the City Code, Environmental Quality Review require that a Lead
Agency be established for conducting environmental review of projects in accordance
with local and state environmental law, and
WHEREAS: State Law specifies that, for actions governed by local environmental
review, the Lead Agency shall be that local agency which has primary responsibility for
approving and funding or carrying out the action, and
WHEREAS: the City of Ithaca Planning and Development Board has one pending
application for Site Plan Approval for a six-unit apartment building to be located at 707
E. Seneca St., by Tom Schickel for 707 E. Seneca St., LLC, and
WHEREAS: the applicant proposes to build a 3-story-plus-basement multiple dwelling
with a footprint of 2,400 SF on the vacant 7,449-SF parcel. The project will have parking
and storage in the basement, and two 3-bedroom apartments on each of three floors for a
total of six units. Site development includes 5 exterior parking spaces, a driveway, and
landscaping. Due to the topography of the site, the proposed design requires a retaining
wall along the driveway on the west property line and on the east side of the parking area.
The project is located in the R-3a Zoning District and the East Hill Historic District, and
requires an Area Variance from the BZA. It has received a Certificate of
Appropriateness, with conditions, from the Ithaca Landmarks Preservation Commission,
and
WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality
Review Ordinance, §176-4 (h)(4), and the State Environmental Quality Review Act,
§617.4 (9), and is subject to environmental review, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board does hereby
declare itself Lead Agency for the environmental review of the proposed project, to be
located at 707 E. Seneca St. in the City of Ithaca.
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In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder
Opposed: None
Absent: None
Vacancies: One
Public Hearing
On a motion by Jones-Rounds, seconded by Randall, and approved unanimously, Chair
Blalock opened the Public Hearing.
There being no public comments, on a motion by Darling, seconded by Randall, and
approved unanimously, Chair Blalock closed the Public Hearing.
Review of Full Environmental Assessment Form, Part 2
Planning Board members reviewed the Part 2 form. No modifications were made.
Review of Full Environmental Assessment Form, Part 3
Nicholas observed that the information missing from the Part 3 appears to have been
provided by the applicant at this meeting. She asked if the applicant has any geotechnical
information to provide. Schickel replied that the applicants have the data from the test
sites, although no separate soil borings were made. He stressed that no blasting is being
anticipated.
Cornish asked if the Board is comfortable with the Part 3. Schroeder replied he would be
comfortable if there were added language stating that the applicant is being required to
work with a licensed landscape architect on the slope that is replacing the retaining wall,
making it look more naturalistic, trying to save the trees that are worth saving, ensuring
that the tree wells would actually save the trees, etc.
The Board agreed to add the general language suggested by Schroeder to the FEAF, Part
3.
Adopted Resolution for City Environmental Quality Review:
On a motion by Schroeder, seconded by Elliott:
WHEREAS: the City of Ithaca Planning and Development Board has one pending
application for Site Plan Approval for a six-unit apartment building to be located at 707
E. Seneca St., by Tom Schickel for 707 E. Seneca St., LLC, and
WHEREAS: the Planning Board, being the local agency which has primary
responsibility for approving and funding or carrying out the action, did on January 27,
2015 declare itself Lead Agency for the environmental review of the project, and
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WHEREAS: the applicant proposes to build a 3-story-plus-basement multiple dwelling
with a footprint of 2,400 SF on the vacant 7,449-SF parcel. The project will have parking
and storage in the basement, and two 3-bedroom apartments on each of three floors for a
total of six units. Site development includes 5 exterior parking spaces, a driveway, and
landscaping. Due to the topography of the site, the proposed design requires a retaining
wall along the driveway on the west property line. The project is located in the R-3a
Zoning District and the East Hill Historic District, and requires an Area Variance from
the BZA. It has received a Certificate of Appropriateness, with conditions, from the
Ithaca Landmarks Preservation Commission (ILPC), and
WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality
Review Ordinance, §176-4 (h)(4), and the State Environmental Quality Review Act,
§617.4 (9), and is subject to 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 any received comments have been considered, and
WHEREAS: an original proposal for the parking area included a retaining wall – up to
ten feet in height – to retain the southern edge of the parking area, and
WHEREAS: the project received a Certificate of Appropriateness on January 13, 2015
with a condition that the ILPC will review and provide final approval of all landscape
features or site modifications associated with the installation of the five exterior parking
spaces. This includes, but may not be limited to, grading and the construction of retaining
walls, stairs, fences, or any other features and that any changes required by other
involved agencies to the approved plans will be resubmitted to the ILPC for review and
approval, and
WHEREAS: the applicant revised the original plan and removed the retaining wall (see
drawings L1 and L2 dated 1-21-15). In its place, the applicant has created a sloped area,
stabilized with plantings. The grading plan creates a form that is flat on all sides with
sharp angles, that is a sharp contrast to the surrounding topography. In addition the
grading does not appear to adequately protect existing trees, and
WHEREAS: the Lead Agency requires that the applicant work with a licensed landscape
architect to develop grading and landscaping plans that address the treatment of the
proposed southern slope to accomplish the following: (1) the contours of the slope
should, to the extent practicable, be sympathetic to the surrounding landforms; (2) the
slope should be stabilized with appropriate plantings and intermediate stabilization
methods; and (3) the trees affected by the grading plan should be evaluated for health and
value. Based on the results of such evaluation, provisions should be made to protect the
existing trees or replace them with more appropriate species, and
WHEREAS: the Planning Board, acting as Lead Agency in environmental review, has on
January 27, 2015 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•••:••• “Boundary & Topographic Map, No. 707 E
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Seneca St, City of Ithaca, Tompkins County, New York,” dated 7/30/14 and prepared by
T.G. Miller, P.C.; “Renderings,” “Location Plan and Demolition Plan (L0)” and “Utility
Plan (L3),” dated 12/15/14; “Floor Plans (A1)” and “Street View Elevation,” dated
12/30/14; “Site Layout & Planting Plan (L1),” and “Grading Plan (L2),” both dated
01/27/15; and “Elevations (A2),” “Site Elevations (A3)” and “Site Sections (A4),” dated
1/21/15 and all prepared by Schickel Architecture; and other application materials, and
now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board determines that
the proposed project will result in no significant impact on the environment and that a
Negative Declaration for purposes of Article 8 of the Environmental Conservation Law
be filed in accordance with the provisions of Part 617 of the State Environmental Quality
Review Act.
In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder
Opposed: None
Absent: None
Vacancies: One
F. Three Duplexes, 804 E. State Street, Schickel Architecture for John Puglia & Costas
Nestopoulos. Declaration of Lead Agency. The applicant proposes to construct three
duplexes (each with two 3-bedroom apartments) with 12 parking spaces in ground /
basement floor garages, asphalt access drives, retaining walls, stairs, and landscaping.
Site access is from the existing driveway on Blair Street. Site preparation will require
removal of existing garage, all paving, and fencing on the development site. Forming the
17,265-SF project site requires consolidation of three existing tax parcels: #83.-3-2,
measuring 6,947 SF and containing a duplex; #83.-3-3, measuring 6,882 SF and currently
used as a parking lot; and #68.-8.9, measuring 1,654 SF and containing the existing
garage; as well as lot line adjustments for #83.-3-9 (806 E. State St.) and #83.-3-5 (116
Blair St.). The project is in the CR-2 Zoning District and is contiguous to the East Hill
Historic District. This is a Type 1 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 an Area Variance.
Architect Tom Schickel walked through a presentation of the proposed project, stating it
would need a Zoning Variance. Since presenting the sketch plan to the Board, he said, the
applicants explored including basement parking, which opened up the possibility of
adding the third duplex currently being proposed; only two duplexes had been proposed
during sketch plan review.
Schroeder observed there is no dedicated pedestrian entrance to the project from Blair
Street, the most likely entry point to and from Cornell. Schickel replied he will add a
walkway along one side of the driveway.
Randall remarked there is a considerable amount of asphalt. Schickel replied there will be
a lot of greenspace, and the existing paved area is in fact greater than the proposed paved
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area. Randall said she felt the project would benefit greatly from the use of a landscape
architect.
Schroeder noted that in addition to the required 20 feet between buildings called for by
the CR-2 zone of the Collegetown Area Form Districts, this zone also requires a porch for
each building. He said the proposed buildings simply do not look contextual with this
particular Collegetown neighborhood, as they are located in a part of East Hill where
porches are the norm. Schroeder added he would also like to see more direct and
dedicated pedestrian access to the units.
Adopted Resolution for Lead Agency:
On a motion by Darling, seconded by Jones-Rounds:
WHEREAS: 6 NYCRR, Part 617, of the State Environmental Quality Review Law and
Chapter 176.6 of the City Code, Environmental Quality Review require that a Lead
Agency be established for conducting environmental review of projects in accordance
with local and state environmental law, and
WHEREAS: State Law specifies that, for actions governed by local environmental
review, the Lead Agency shall be that local agency which has primary responsibility for
approving and funding or carrying out the action, and
WHEREAS: the City of Ithaca Planning and Development Board has one pending
application for Site Plan Approval for three duplexes to be located at 804 E. State St., by
Tom Schickel for John Puglia and Costas Nestopoulos, and
WHEREAS: the applicant proposes to construct three duplexes (each with two 3-
bedroom apartments) with 12 parking spaces in ground / basement floor garages, asphalt
access drives, retaining walls, stairs, and landscaping. Site access is from the existing
driveway on Blair Street. Site preparation will require removal of existing garage, all
paving, and fencing on the development site. Forming the 17,265-SF project site requires
consolidation of three existing tax parcels: #83.-3-2, measuring 6,947 SF and containing
a duplex; #83.-3-3, measuring 6,882 SF and currently used as a parking lot; and #68.-8.9,
measuring 1,654 SF and containing the existing garage; as well as lot line adjustments for
#83.-3-9 (806 E. State St.) and #83.-3-5 (116 Blair St.). The project is in the CR-2 Zoning
District and is contiguous to the East Hill Historic District, and
WHEREAS: this is an Type I Action under the City of Ithaca Environmental Quality
Review Ordinance, §176-4 (h)(4), and the State Environmental Quality Review Act,
§617.4 (9), and is subject to environmental review, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board does hereby
declare itself Lead Agency for the environmental review of the proposed project, to be
located 804 E. State St. in the City of Ithaca.
In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder
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Opposed: None
Absent: None
Vacancies: One
5. Zoning Appeals
Appeal #2970-A ― 742-44 South Meadow Street: Area Variance
Appeal of Benderson Development for Buffalo-Greenbriar Associates, LLC, owners of the
former K-Mart Shopping Plaza located at 742-744 South Meadow Street for area variances
for from Section 325-8, Column 7, lot width, and Section 325-8 column 11, front yard,
requirements of the Zoning Ordinance.
Over the past few years, Benderson Development has been redeveloping the former K-mart
building located at 742-744 South Meadow Street. Two stores, “Hobby Lobby” and
“Staples”, now occupy a portion of the K-mart building. Recently, “TJ Maxx” has agreed to
take the remaining 21,770 SF of the former “K-mart” building.
The former “K-mart” building is located in the SW-2 Zoning District and is a non-
conforming structure because it does not meet the District’s front yard setback and street
width regulations. On average, the front facade of the former “K-mart” building is
approximately 500 feet from the face of street curb. Furthermore, in the SW-2 zone, a
minimum of 35% of the lot’s street frontage must be occupied by buildings that are located
between 15 and 34 feet from the street curb.
As part of the TJ Maxx development, the Developer proposes renovations to the front face of
the existing building and a bumped-out entry canopy for the new store. The new facade will
result in the building being between 529 feet and 539.5 feet from the face of the street curb
and therefore, it will not comply with the SW-2 requirements for front yard and street width.
The Board identified no long range planning issues with this appeal. The layout of the
property and location of the preexisting building does not allow compliance with the SW
Area Design Guidelines. It is desirable for vacant commercial space to be filled.
Appeal #2970-B ― 742-44 South Meadow Street: Area Variance
Appeal of Benderson Development for Buffalo-Greenbriar Associates, LLC, owners of the
former K-Mart Shopping Plaza located at 742-744 South Meadow Street for area variances
for from 325-8, Column 7, lot width, and 325-8 column 11, front yard, requirements of the
Zoning Ordinance.
Over the past few years, Benderson Development has been redeveloping the former K-mart
building located at 742-744 South Meadow Street. Two stores, Hobby Lobby and Staples,
now occupy a portion of the K-mart building.
The K-mart building is located in the SW-2 Zoning District and is a non-conforming structure
because it does not meet the District’s front yard setback and street width regulations. The
front face of the existing building is setback an average of approximately 500 feet from the
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street curb. In the SW-2 zone, a minimum of 35% of the lot’s street frontage must be
occupied by buildings that are located between 15 and 34 feet from the street curb.
Last year Benderson Development proposed adding another 14,744 SF store to the south end
of Hobby Lobby. Because the south end extension would be approximately 400 feet from
street curb and would not occupy 35% of the lot’s street width between 15’ and 34’ of the
street curb, the applicant applied for and was granted the needed area variances from the BZA
on November 5, 2013.
The Developer now wants to make the extension larger than what was proposed last year to
the BZA. The addition is now proposed to be 16,200 SF and its front façade will be
approximately 418 lineal feet from the face of the street curb. Because the new proposal
represents an increase in the amount of building area that will not comply with front yard and
street width requirements, the applicant must return to the Board of Zoning Appeals with the
new variance requests.
The buildings at 742 and 744 South Meadow are in a SW-2 zoning district where the
buildings’ use as retail stores is permitted. However, Section 325-38 requires that variances
be granted before a building permit for the addition can be issued.
The Board identified no long-range planning issues with this appeal. The layout of the
property does not allow compliance with the Southwest Area Design Guidelines. It is
desirable to increase occupied commercial space within the City.
Appeal #2971 ― 128 Falls Street: Area Variance
Appeal of Lawrence Fabbroni, AIA, for Heritage Park Townhomes owner of the recently
subdivided parcels at 128 West Falls Street, for an area variance from Section 325-20D (4),
off-street parking location requirements for properties in the R-2 Zoning District.
Recently 128 West Falls Street, a single family home with an oversized lot was subdivided
into three parcels. Legally to subdivide the property it was necessary for the Board of Zoning
Appeals to grant four-area variance. However, when the project was undergoing Site Plan
Review, the applicant was requested by the Planning Board to move the parking spaces
proposed for the house at 128 West Falls Street to the adjacent lot #3 where the rest of the
parking for the three-lot subdivision is located. Section 325-20 D (4) requires all off-street
parking for properties in the R-1 and R-2 Zoning District to be located on the same lot as the
use requiring the off-street parking. Because 128 West Falls Street is in the R-2 zoning
district, an area variance is needed to move the required off-street parking to the adjacent lot.
The Board enthusiastically supports granting this appeal. The needed variances resulted
from changes to the site plan that were requested by the Board to improve the project and
meet long-term planning goals. These changes allowed the applicant to improve the overall
layout of the plan, reduce impervious surface, create more useable greenspace, and make the
project more attractive and compatible with the neighborhood.
Appeal #2972 ― 108-110 Eddy Street: Area Variance
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Appeal of Thomas Schickel, AIA for John Puglia, owner of 108-110 Eddy Street, for a
variance from Section 325-8 Column 4, off- street parking, requirements of the Zoning
Ordinance. Greycourt Apartment, at 108-110 Eddy Street, has an off-street parking
requirement of 12 parking spaces. For the past hundred years, Greycourt has met its off-street
parking requirement at 112 Blair Street, a large non- conforming parking area that once was
the site for Greycourt’s carriage barns. In 2011, the owners constructed five parking spaces
on the Greycourt site, at 108-110 Eddy Street, reducing the required number of parking
spaces needed on their property at 112 Blair Street to seven parking spaces. However, since
constructing the new parking spaces at Greycourt, there has been virtually no demand to park
at 112 Blair Street. Reserving seven spaces at 112 Blair Street means Greycourt’s owner can
meet the City’s parking requirements for 108-110 Eddy Street. Nevertheless, since no tenants
have expressed parking needs beyond what is available on the Greycourt site, the owner
requests that Greycourt’s parking requirement be reduced to the five parking spaces located at
108-110 Eddy Street.
The property 108-110 Eddy Street is in the R3a zoning district and 112 Blair Street is in the
CR-2 Zoning District. Because Greycourt lawfully existed prior to the enactment of a Zoning
Ordinance and the parking area at 112 Blair Street has been maintained as the parking area
for 108-110 Eddy Street over the years, Greycourt’s parking at 112 Blair Street is permissible
though the parking area’s use does not comply with today’s zoning restrictions.
The Board identified no long-range planning issues and supports granting this appeal.
Appeal #2973 ― 707 East Seneca Street: Area Variance
Appeal of Thomas Schickel, AIA, for Todd Fox and 707 East Seneca Street, LLC, owners of
707 East Seneca Street, for an area variance from Section 325-8 Column 6, lot area, a
requirement of the Zoning Ordinance.
The applicant proposes to construct a new six-unit apartment building with three bedrooms in
each unit at 707 East Seneca Street. The minimum lot size for this proposed six unit building
is 8,250 SF. The actual lot size at 707 East Seneca Street is 7,449 SF, which is 801 SF, less
than what is required for the proposed use.
707 East Seneca Street is in an R3a use district were the proposed use is allowed. However,
Section 325-38 requires that an area variance be granted before a building permit is issued.
The Board supports granting this appeal. The project implements several long range
planning goals: it returns a vacant tax parcel to active use, provides needed housing in a
walkable neighborhood, and is of a scale and quality that fits the character of the
neighborhood.
6. Old / New Business
None.
7. Reports
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There were no reports, due to the lateness of the hour.
8. Approval of Minutes
On a motion by Schroeder, seconded by Jones-Rounds, the revised draft November 25, 2014
meeting minutes as edited by Schroeder were approved, with no modifications.
In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder
Opposed: None
Absent: None
Vacancies: One
9. Adjournment
On a motion by Jones-Rounds, seconded by Elliott, and unanimously approved, the meeting
was adjourned at 10:36 p.m.