HomeMy WebLinkAboutMN-PDB-2015-02-24DRAFT 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
February 24, 2015
Board Members Attending: Garrick Blalock, Chair; Mark Darling; Jack Elliott;
McKenzie Jones-Rounds; C.J. Randall (arrived 6:10 p.m.);
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
Applicants Attending: 424 Dryden Road
Daniel R. Hirtler, Architect
Marriott Hotel at 120 S. Aurora Street
Mathew Jalazo, Urgo Hotels;
Mark Ginocchio, Urgo Hotels
Canopy Ithaca (Hilton Hotel)
at 320-324 E. M.L.K., Jr. / E. State Street
Scott Whitham, Whitham Planning & Design, LLC
Lake Street Bridge Rehabilitation & Park Project
Addisu Gebre, City Bridge Engineer;
Joseph J. Mieczkowski, Engineering Consultant,
Delta Engineering;
Peter Trowbridge, Trowbridge Wolf Michaels, LLP
Five-Unit Housing Project at 128 W. Falls Street
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Lawrence J. Fabbroni, Jr., Architect
Upson Hall Renovations, Cornell University
Rob Goodwin, Perkins+Will;
Kim Michaels, Trowbridge Wolf Michaels, LLP;
Mike Husar, Cornell University;
Ruth Howell, Cornell University
Apartment House at 707 E. Seneca Street
Tom Schickel, Schickel Architecture;
Noah Demarest, Landscape Architect;
Todd Fox, Owner;
Charlie O’Connor, Project Sponsor
210 Hancock Street, Redevelopment of Entire Block
Peter Trowbridge, Trowbridge Wolf Michaels, LLP;
Steve Hugo, Architect, HOLT Architects;
Joe Bowes, Ithaca Neighborhood Housing Services (INHS)
Simeon’s on the Commons Reconstruction Project
Jason Demarest, Architect;
Jerry Dietz, CSP Property Management
[J.G.S. Note: The 707 E. Seneca Street project was listed twice
in the above section, so the duplicate listing has been removed;
also the order of the applicants has been revised to correspond
to the agenda’s project order.]
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
A resident of the East Hill Historic District spoke about their concerns with the additional
traffic that would be generated by the proposed Hilton Canopy hotel project.
3. Subdivision Review
A. Minor Subdivision, 424 Dryden Road (Tax Parcel #64.-3-4), Daniel Hirtler, for
owners, William and Angie Chen. Declaration of Lead Agency, Public Hearing,
Determination of Environmental Significance, and Consideration of Preliminary &
Final Subdivision Approval. The applicant proposes to subdivide the 0.251-acre
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(10,934 SF) parcel into two lots: Lot 1, measuring 0.156 acres (6,789 SF) with 64.5 feet
of street frontage on Dryden Road and 105 feet of street frontage on Oneida Place, and
containing an existing multiple dwelling; and Lot 2, measuring 0.095 acres (4,154 SF)
with 71 feet of street frontage on Oak Avenue and 50 feet of street frontage on Oneida
Place, on which the applicant intends to build a new two-family home. The property is in
the CR-2 Zoning District which has the following minimum area requirements: 4,000 SF
lot size for 1- or 2-family dwellings and 5,500 SF for other uses, 35% maximum lot
coverage, 10-ft. front yard and 5-ft. side yard setbacks, and a rear yard setback of 20 feet
or 20% of lot depth. The district also requires a minimum 35% green space. The
proposed new dwelling is subject to Limited Site Plan Review. The applicant received an
Area Variance from the Board of Zoning Appeals for an existing front yard deficiency.
Architect Daniel Hirtler presented a brief overview of the proposed subdivision.
(Randall arrived at 6:10 p.m.)
Adopted Resolution for Lead Agency:
On a motion by Darling, seconded by Elliott:
WHEREAS: an application has been submitted for review and approval by the City of
Ithaca Planning and Development Board for a Minor Subdivision of City of Ithaca Tax
Parcel #64.-3-4, by Daniel Hirtler for owners, William and Angie Chen, and
WHEREAS: the applicant proposes to subdivide the 0.251-acre (10,934 SF) parcel into
two lots: Lot 1, measuring 0.156 acres (6,789 SF) with 64.5 feet of street frontage on
Dryden Road and 105 feet of street frontage on Oneida Place, and containing an existing
multiple dwelling; and Lot 2, measuring 0.095 acres (4,154 SF) with 71 feet of street
frontage on Oak Avenue and 50 feet of street frontage on Oneida Place, on which the
applicant intends to build a new two-family home. The property is in the CR-2 Zoning
District which has the following minimum area requirements: 4,000 SF lot size for 1- or
2-family dwellings and 5,500 SF for other uses, 35% maximum lot coverage, 10-ft. front
yard and 5-ft. side yard setbacks, and a rear yard setback of 20 feet or 20% of lot depth.
The Zoning District also requires a minimum 35% green space. The proposed new
dwelling is subject to Limited Site Plan Review. The applicant received an Area Variance
from the Board of Zoning Appeals for an existing front yard deficiency, and
WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality
Review Ordinance and the State Environmental Quality Review Act, both of which
require environmental review, and
WHEREAS: this is considered a Minor Subdivision in accordance with the City of Ithaca
Code, Chapter 290, Article 1, §290-1, Minor Subdivision – Any subdivision of land
resulting in creation of a maximum of one additional buildable lot, and
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WHEREAS: State Law specifies that, for actions governed by local environmental
review, the Lead Agency shall be that local agency which has primary responsibility for
approving and funding or carrying out the action, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board does hereby
declare itself Lead Agency for the environmental review for the action of Subdivision
approval for City of Ithaca Tax Parcel #64.-3-4, by Daniel Hirtler for owners, William
and Angie Chen.
In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder
Opposed: None
Absent: None
Vacancies: One
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 Darling, seconded by Elliott, and
approved unanimously, Chair Blalock closed the Public Hearing.
Adopted Resolution for City Environmental Quality Review:
On a motion by Darling, seconded by Eliott:
WHEREAS: an application has been submitted for review and approval by the City of
Ithaca Planning and Development Board for a Minor Subdivision of City of Ithaca Tax
Parcel #64.-3-4, by Daniel Hirtler for owners, William and Angie Chen, and
WHEREAS: the applicant proposes to subdivide the 0.251-acre (10,934 SF) parcel into
two lots: Lot 1, measuring 0.156 acres (6,789 SF) with 64.5 feet of street frontage on
Dryden Road and 105 feet of street frontage on Oneida Place, and containing an existing
multiple dwelling; and Lot 2, measuring 0.095 acres (4,154 SF) with 71 feet of street
frontage on Oak Avenue and 50 feet of street frontage on Oneida Place, on which the
applicant intends to build a new two-family home. The property is in the CR-2 Zoning
District which has the following minimum area requirements: 4,000 SF lot size for 1- or
2-family dwellings and 5,500 SF for other uses, 35% maximum lot coverage, 10-ft. front
yard and 5-ft. side yard setbacks, and a rear yard setback of 20 feet or 20% of lot depth.
The Zoning District also requires a minimum 35% green space. The proposed new
dwelling is subject to Limited Site Plan Review. The applicant received an Area Variance
from the Board of Zoning Appeals for an existing front yard deficiency, and
WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality
Review Ordinance and the State Environmental Quality Review Act, both of which
require environmental review, and
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WHEREAS: this is considered a Minor Subdivision in accordance with the City of Ithaca
Code, Chapter 290, Article 1, §290-1, Minor Subdivision – Any subdivision of land
resulting in creation of a maximum of one additional buildable lot, and
WHEREAS: the City of Ithaca Planning and Development Board, being the local agency
which has primary responsibility for approving and funding or carrying out the action,
did on February 24, 2015 declare itself Lead Agency for the environmental review, and
WHEREAS: the City of Ithaca Conservation Advisory Council and the Tompkins
County Planning Department have been given the opportunity to comment on the
proposed project and all comments received to date on the aforementioned have been
considered, and
WHEREAS: this Board, acting as Lead Agency in environmental review, did on
February 24, 2015 review and accept as adequate: a Short Environmental Assessment
Form (SEAF), Part 1, submitted by the applicant, and Part 2, prepared by Planning staff;
a plat entitled “Minor Subdivision Map, No. 424 Dryden Road, City of Ithaca, Tompkins
County, New York,” dated 1/14/15 and prepared by T.G. Miller, P.C.; and other
application materials, and
WHEREAS: the Planning and Development Board recognizes that information received
and reviewed for this subdivision indicates the resultant parcels have received the
required area variances for relief from the City of Ithaca Zoning Ordinance for properties
located in the CR-2 Zoning District, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board determines the
proposed subdivision 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 Subdivision Approval:
On a motion by Schroeder, seconded by Darling:
WHEREAS: an application has been submitted for review and approval by the City of
Ithaca Planning and Development Board for a Minor Subdivision of City of Ithaca Tax
Parcel #64.-3-4, by Daniel Hirtler for owners, William and Angie Chen, and
WHEREAS: the applicant proposes to subdivide the 0.251-acre (10,934 SF) parcel into
two lots: Lot 1, measuring 0.156 acres (6,789 SF) with 64.5 feet of street frontage on
Dryden Road and 105 feet of street frontage on Oneida Place, and containing an existing
multiple dwelling; and Lot 2, measuring 0.095 acres (4,154 SF) with 71 feet of street
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frontage on Oak Avenue and 50 feet of street frontage on Oneida Place, on which the
applicant intends to build a new two-family home. The property is in the CR-2 Zoning
District which has the following minimum area requirements: 4,000 SF lot size for 1- or
2-family dwellings and 5,500 SF for other uses, 35% maximum lot coverage, 10-ft. front
yard and 5-ft. side yard setbacks, and a rear yard setback of 20 feet or 20% of lot depth.
The district also requires a minimum 35% green space. The proposed new dwelling is
subject to Limited Site Plan Review. The applicant received an Area Variance from the
Board of Zoning Appeals for an existing front yard deficiency, and
WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality
Review Ordinance and the State Environmental Quality Review Act, both of which
require environmental review, and
WHEREAS: this is considered a Minor Subdivision in accordance with the City of Ithaca
Code, Chapter 290, Article 1, §290-1, Minor Subdivision – Any subdivision of land
resulting in creation of a maximum of one additional buildable lot, and
WHEREAS: the City of Ithaca Planning and Development Board, being the local agency
which has primary responsibility for approving and funding or carrying out the action,
did on February 24, 2015 declare itself Lead Agency for the environmental review, and
WHEREAS: legal notice was published and property posted, and adjacent property
owners notified in accordance with Chapters 290-9 C. (1), (2), & (3) of the City of Ithaca
Code, and
WHEREAS: the Planning and Development Board held the required Public Hearing on
February 24, 2015, and
WHEREAS: the City of Ithaca Conservation Advisory Council and the Tompkins
County Planning Department have been given the opportunity to comment on the
proposed project and all comments received to date on the aforementioned have been
considered, and
WHEREAS: this Board, acting as Lead Agency in environmental review, did on
February 24, 2015 review and accept as adequate: a Short Environmental Assessment
Form (SEAF), Part 1, submitted by the applicant, and Part 2, prepared by Planning staff;
a plat entitled “Minor Subdivision Map, No. 424 Dryden Road, City of Ithaca, Tompkins
County, New York,” dated 1/14/15 and prepared by T.G. Miller, P.C.; and other
application materials, and
WHEREAS: the Planning and Development Board recognizes that information received
and reviewed for this subdivision indicates the resultant parcels have received the
required area variances for relief from the City of Ithaca Zoning Ordinance for properties
located in the CR-2 Zoning District, and
WHEREAS: the Planning and Development Board did on February 24, 2014 make a
Negative Declaration of Environmental Significance for the proposed subdivision, and
now, therefore, be it
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RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant
Preliminary and Final Subdivision Approval to the proposed minor subdivision of City of
Ithaca Tax Parcel #64.-3-4, by Daniel Hirtler for owners, William and Angie Chen
subject to the submission of three (3) paper copies of the final approved plat, all having a
raised seal and signature of a registered licensed surveyor.
In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder
Opposed: None
Absent: None
Vacancies: One
4. Site Plan Review
A. Ithaca Marriott Hotel, 120 S. Aurora Street, Urgo Hotels. Review and Approval of
Signage
Developer Mathew Jalazo briefly described the changes, in response to earlier Planning
Board comments, made to two signs at the top of the building. Their basic style remains
the same, but both signs’ sizes have been reduced and their positions on the building
changed.
The Planning Board accepted the revised proposal for the aforementioned upper signs,
and suggested that a lower sign near the main Aurora Street entrance be changed to the
“chrome or steel background” alternative design included in applicant’s materials. The
Board also agreed to prepare a resolution supporting these signage changes for its March
24, 2015 meeting, as well as to recommend approval of the forthcoming associated
Zoning Appeal.
B. 123-Room Downtown Hotel (Hilton Canopy), 320-324 E. M.L.K., Jr. / E. State
Street, Scott Whitham for Neil Patel. Public Hearing and Potential Consideration of
Preliminary & Final Site Plan Approval. 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 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 are 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), for which the
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Planning Board, acting as Lead Agency, made a Negative Determination of
Environmental Significance on January 27, 2015. The project has received Design
Review.
Consultant Scott Whitham briefly described the status of the proposed project. He
indicated 4 of the 11 parking spaces provided on-site would be open to the public. He
also stated the applicant is in the process of negotiating an easement with the Community
School of Music and Arts (CSMA) to design and build a sidewalk from Seneca Way.
The Board discussed the utility easement across the adjacent CSMA property, concluding
it would be preferable to have the easement run parallel to the proposed development,
rather than diagonally, so as not to impede future development of the site.
Elliott asked the applicant to reconsider the potential of bringing the hotel’s architecture
out to the street, by way of a colonnade or similar feature.
Public Hearing
On a motion by Randall, seconded by Elliott, and approved unanimously, Chair Blalock
opened the Public Hearing.
Laura Dey, 135 Northview Road, parent and former CSMA student, expressed concerns
about vehicular access, safety and traffic flow for CSMA patrons.
Joseph Gaylord, Newfield, Manager of American Crafts by Robbie Dean and CSMA
Board and Events Manager, expressed concerns about loading and unloading for public
events. He said public events can require a lot of equipment, which can take a long time
to load and unload, so loading access should be as close as possible to the elevator.
Mark Eisner, 205 Oak Hill Road, a relative of a CSMA patron, expressed concern that
the traffic flow of drop-offs and pick-ups at CSMA would be too congested. He said
dropping off children involves different kinds of challenges from general loading and
unloading, and that he does not believe the hotel drop-off area is well-designed.
Robin Tropper-Herbel, Executive Director, CSMA, expressed support for the merits of
the proposed project; however she said she has significant concerns about traffic. She
requested an unbiased study into how the project would affect CSMA parking and drop-
offs, so that alternatives can be fully explored and considered.
Joel Harlan, 307 Ward Heights South, Newfield, spoke in favor of the proposed project.
Neil Schill, 108 Schuyler Place, spoke in support of the proposed project; however, he
expressed concern with the parking situation (e.g., that the valet parking service will use
Schuyler Place as a route between the hotel and the Seneca Street garage).
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There being no further public comments, on a motion by Darling, seconded by Elliott,
and approved unanimously, Chair Blalock closed the Public Hearing.
The applicant and the Board responded to some of the public comments. Some Board
members questioned how valet parking routes would be enforced. There was also
discussion of the potential to reorganize the site for better through-access from E. State
Street / M.L.K., Jr. Boulevard to Seneca Way.
Adopted Resolution for Preliminary and Final Site Plan Approval:
On a motion by Schroeder, seconded by Darling:
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 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 February 24, 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
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
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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,
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, and
WHEREAS: the Preliminary and Final Site Plan Approval granted for the project on
January 27, 2015 is null because no public hearing was held, 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
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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
x. Applicant shall work with the Community School of Music and Arts (CSMA)
and appropriate City staff members to seek mutually-acceptable solutions that
would improve loading and pedestrian access to CSMA (for example, via
potential mutual cross-easements or a potential land swap between applicant
and CSMA), and
The following provisions discussed in the adopted FEAF, Part 3:
xi. 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
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
xii. 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
xiii. 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
xiv. Exterior signage shall be of equal scale and quantity as the signage illustrated
on the project renderings and elevations dated January 13, 2015, and
xv. 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
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xvi. Applicant shall work with the adjacent property owner on the east (CSMA) 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. Lake Street Bridge Rehabilitation Site Plan Review & Recreational River Permit,
and Lake Street Park, Lake Street at Fall Creek, City of Ithaca. Declaration of Lead
Agency, Determination of Environmental Significance, Consideration of
Completeness of Recreational River Permit Application, & Determination of Public
Hearing Date. The proposed project involves rehabilitation of the Lake Street Bridge.
The existing bridge, built in 1966, is a steel beam and concrete deck superstructure
supported on reinforced concrete abutments. The bridge’s concrete deck slab
deterioration has progressed to the point of necessary repair and the City of Ithaca has
determined the need to replace the deck slab and repair the existing reinforced concrete
abutments. The bridge is also currently on the Federal Scour Critical Bridges list due to
the uncertainty of whether the substructures are either pile-supported or founded on
bedrock. To remove the bridge from the Federal list, this project proposes to install steel-
sheet piling and heavy-stone fill scour protection at the substructures as scour mitigation
measures. The proposed rehabilitation also involves concrete deck slab replacement and
substructure repairs. The project requires site plan approval, a Recreational River Permit,
as well as permits from NYSDEC and the U.S. Army Corps of Engineers. The project has
received approval from the Board of Public Works and Common Council.
Applicant Addisu Gebre, City Bridge Engineer, presented an overview of the proposed
project. Applicant Peter Trowbridge gave an overview of the Lake Street Park
Improvements project, which will be undergoing Site Plan Review in March 2015.
In order to express its concern for the aesthetic quality of the rehabilitated bridge, the
Board revised the FEAF, Part 3 to state the following under the “Impact on Growth and
Character of Community or Neighborhood” heading:
“The Lead Agency feels that the bridge deck railings and approach railings — as
proposed — give the project the look and feel of a highway setting. This is a major
pedestrian and bike route in an urbanized area and should read more like an urban
multimodal environment. Additionally, the Lake Street Bridge is a gateway to Ithaca
Falls, a significant local tourist attraction, and spans the Fall Creek Recreational
River, a New York State designated environmental resource; hence, the aesthetics of
this bridge are particularly important. The Lead Agency has requested that the
applicant investigate design options that would retain the required safety features
while providing a more welcoming and aesthetically pleasing environment. These
include the following:
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• Insuring that the proposed lighting meets Dark Sky guidelines.
• Modification of the top of the bridge deck railing to incorporate a design
feature (e.g., molding, ornamentation, etc.) to give it a more pedestrian-
oriented (as opposed to highway-oriented) character.
• Painting of all rail elements the same color, to visually unify visible metal
elements of the bridge.
• Creating four distinct corners to the bridge — by, for example, moving
lighting and bases closer to the corners.
• Visually detaching the approach railing from the bridge deck railing by
introducing a gap between the two, or by changing materials and design.”
The applicant had previously agreed to pursue the ideas in the above bullet points.
There was also discussion about separating the sidewalk from the road with a railing
system.
The applicant was asked to replace the galvanized stormwater outfall in the stone
retaining wall with something more aesthetically pleasing.
Adopted Resolution for Lead Agency:
On a motion by Darling, seconded by Schroeder:
WHEREAS: an application for Site Plan Approval and a Fall Creek Recreational River
Permit has been submitted to the City of Ithaca Planning and Development Board by the
City of Ithaca, and
WHEREAS: the proposed project involves rehabilitation of the Lake Street Bridge. The
existing bridge, built in 1966, is a steel beam and concrete deck superstructure supported
on reinforced concrete abutments. The bridge’s concrete deck slab deterioration has
progressed to the point of necessary repair and the City of Ithaca has determined the need
to replace the deck slab and repair the existing reinforced concrete abutments. The bridge
is also currently on the Federal Scour Critical Bridges list due to the uncertainty of
whether the substructures are either pile-supported or founded on bedrock. To remove the
bridge from the Federal list, this project proposes to install steel-sheet piling and heavy-
stone fill scour protection at the substructures as scour mitigation measures. The
proposed rehabilitation also involves concrete deck slab replacement and substructure
repairs. The project requires site plan approval, a Recreational River Permit, as well as
permits from NYSDEC and the U.S. Army Corps of Engineers•••.••• The project has
received approval from the Board of Public Works and Common Council, and
WHEREAS: this project was previously determined to be “replacement-in-kind” which
is considered a Type II Action not requiring environmental review. Upon further review,
it has been determined to be a Type I Action under the City of Ithaca Environmental
Quality Review Ordinance, §176-4 B. (h) [2], [3], and (m), and the State Environmental
Quality Review Act, §617.4 (11), and is subject to environmental review, and
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WHEREAS: it has been requested that the New York State Department of Transportation
(DOT), the NYS Department of Environmental Conservation (DEC) •••,••• the City of
Ithaca Board of Public Works, and, Common Council, all potentially involved agencies,
consent to the City of Ithaca Planning and Development Board’s being Lead Agency for
this project, and
WHEREAS: the NYSDOT, NYSDEC, the City of Ithaca Board of Public Works, 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, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board does hereby
declare itself Lead Agency for the environmental review for Site Plan Approval and a
Fall Creek Recreational River Permit for the Lake Street Bridge Rehabilitation project.
In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder
Opposed: None
Absent: None
Vacancies: One
Adopted Resolution for City Environmental Quality Review:
On a motion by Schroeder, seconded by Darling:
WHEREAS: an application for Site Plan Approval and a Fall Creek Recreational River
Permit has been submitted to the City of Ithaca Planning and Development Board by the
City of Ithaca, and
WHEREAS: the proposed project involves rehabilitation of the Lake Street Bridge. The
existing bridge, built in 1966, is a steel beam and concrete deck superstructure supported
on reinforced concrete abutments. The bridge’s concrete deck slab deterioration has
progressed to the point of necessary repair and the City of Ithaca has determined the need
to replace the deck slab and repair the existing reinforced concrete abutments. The bridge
is also currently on the Federal Scour Critical Bridges list due to the uncertainty of
whether the substructures are either pile-supported or founded on bedrock. To remove the
bridge from the Federal list, this project proposes to install steel-sheet piling and heavy-
stone fill scour protection at the substructures as scour mitigation measures. The
proposed rehabilitation also involves concrete deck slab replacement and substructure
repairs. The project requires site plan approval, a Recreational River Permit, as well as
permits from NYSDEC and the U.S. Army Corps of Engineers•••.••• The project has
received approval from the Board of Public Works and Common Council, and
WHEREAS: this project was previously determined to be “replacement-in-kind” which
is considered a Type II Action not requiring environmental review. Upon further review,
it has been determined to be a Type I Action under the City of Ithaca Environmental
Quality Review Ordinance, §176-4 B. (h) [2], [3], and (m), and the State Environmental
Quality Review Act, §617.4 (11), and is subject to environmental review, and
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WHEREAS: the NYSDOT, NYSDEC, the City of Ithaca Board of Public Works, and the
City of Ithaca Common Council, have consented to the City of Ithaca Planning and
Development Board being Lead Agency for this project, and
WHEREAS: the City of Ithaca Planning and Development Board did on February 24,
2015 declare itself Lead Agency for the environmental review of the Lake Street Bridge
Rehabilitation 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: the Board, acting as Lead Agency in environmental review, has on February
24, 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,
with Part 3 revised by the Planning and Development Board; plans entitled “Preliminary
Plan and Elevation (P-1),” dated 12/2014, “Under Bridge Access Plan” and “Erosion and
Sediment Control Details,” dated 1/2015, “General Plan and Elevation,” “Bridge Railing
Layout Plan,” “Begin Right Wingwall Repair Details,” “Permanent Sheet Pile Layout
Plan and Details,” “Light Pilaster and Fascia Details,” and “Bridge Railing Details,”
dated 2/2015; 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
Adopted Resolution Regarding Recreational River Permit Completeness
On a motion by Darling, seconded by Randall:
WHEREAS: an application for a Fall Creek Recreational River Permit has been
submitted to the City of Ithaca Planning and Development Board by the City of Ithaca,
and
WHEREAS: the permit is required due to the project being entirely within the designated
Recreational River Area, and
WHEREAS: the City of Ithaca Planning and Development Board is acting as a delegate
for the New York State Department of Environmental Conservation, pursuant to Title
27,15-2714.3hh of the State of New York Environmental Conservation Law, and
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WHEREAS: the proposed project involves rehabilitation of the Lake Street Bridge. The
existing bridge, built in 1966, is a steel beam and concrete deck superstructure supported
on reinforced concrete abutments. The bridge’s concrete deck slab deterioration has
progressed to the point of necessary repair and the City of Ithaca has determined the need
to replace the deck slab and repair the existing reinforced concrete abutments. The bridge
is also currently on the Federal Scour Critical Bridges list due to the uncertainty of
whether the substructures are either pile-supported or founded on bedrock. To remove the
bridge from the Federal list, this project proposes to install steel-sheet piling and heavy-
stone fill scour protection at the substructures as scour mitigation measures. The
proposed rehabilitation also involves concrete deck slab replacement and substructure
repairs. The project requires site plan approval, a Recreational River Permit, as well as
permits from NYSDEC and the U.S. Army Corps of Engineers•••.•••, and
WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality
Review Ordinance, §176-4 B. (h) [2], [3], and (m), and the State Environmental Quality
Review Act, §617.4 (11), and is subject to environmental review, and
WHEREAS: the City of Ithaca Planning and Development Board, acting as Lead Agency
in environmental review, did on February 24, 2015 make a Negative Determination of
Environmental Significance for the project, and
WHEREAS: the Planning Board has reviewed the application for completeness and has,
with assistance of City staff, found the application to be complete in accordance with the
requirements of 621.4(d), now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board hereby finds that
the Recreational River Permit application for the rehabilitation of the Lake Street Bridge
is complete, and be it further
RESOLVED: that a Public Hearing on the application will be held by the Planning and
Development Board at 6:00 p.m. on Tuesday, March 24, 2015, and be it further
RESOLVED: that the City of Ithaca Planning and Development Board hereby directs
City of Ithaca Planning staff to take those steps, including filing a Notice of
Completeness of the application in the Environmental Notice Bulletin and distributing the
application to all involved agencies and the public, as may be necessary or appropriate to
commence public review of the project.
In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder
Opposed: None
Absent: None
Vacancies: One
D. Major Subdivision & 5 Units of Housing, 128 W. Falls Street, Ron Ronsvalle. Final
Subdivision Approval and Preliminary & Final Site Plan Approval. The applicant
proposes 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;
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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 eight seven off-street parking
spaces, two driveways 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 the Planning Board, acting as
Lead Agency, made a Negative Determination of Environmental Significance on
September 23, 2014. The project has received the required Area Variances for an existing
front yard deficiency, as well as new front- and rear-yard deficiencies and parking
location in January 2015, and received Preliminary Subdivision Approval in November
2014.
Consultant Lawrence J. Fabbroni described the current status of the proposed project.
Adopted Resolution for Final Subdivision Approval:
On a motion by Jones-Rounds, seconded by Randall:
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
required 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
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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
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, and
WHEREAS: the Planning and Development Board recognizes that information received
and reviewed for this subdivision indicates the resultant parcels have received all the
required area variances for relief from the City of Ithaca Zoning Ordinance for properties
located in the R-2b Zoning District, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board grants Final
Subdivision Approval to City of Ithaca Tax Parcel #13.-2-20, located at 128 West Falls
Street, subject to submission of three (3) paper copies of the final approved plat, all
having a raised seal and signature of a registered licensed surveyor.
In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder
Opposed: None
Absent: None
Vacancies: One
Adopted Resolution for Final Site Plan Approval:
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On a motion by Schroeder, seconded by Randall:
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 1 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
required an additional appeal to the Board of Zoning Appeals (BZA) for one new Area
Variance, which was granted on 2/3/15, 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
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
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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 did on November 25, 2014 review and accept as
adequate: revised drawings titled “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 J. Fabronni; and other
application materials, and
WHEREAS: the City of Ithaca Planning and Development Board did, on November 25,
2014 grant 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 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.), and
WHEREAS: the Planning Board has on February 24, 2015 reviewed and accepted as
adequate: revised drawings titled and “Site Plan Layout (S-102),” dated February 20,
2015, “Building Elevations (S-104.1, S-104.2, S-104.3, & S-104.4),” “Siding Materials
(S-104.6)” and “Site Materials (S-104.7),” dated February 21, 2015, and “Paint Palettes
(S-104.5),” dated October 20, 2014, and all prepared by Lawrence J. Fabronni; and other
application materials, and
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WHEREAS: the City of Ithaca Planning and Development Board has determined that
conditions “ii.,” “iii.,” and “iv.” have been satisfied, and condition “v.” has been partially
satisfied, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant
Final Site Plan Approval for the proposed project, subject to the following condition:
i. Submission of project details (e.g., benches, location and design of bike racks)•••.•••
In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder
Opposed: None
Absent: None
Vacancies: One
E. Upson Hall Renovations, 124 Hoy Road (Cornell University Campus), Mike Husar
for Cornell University. Determination of Environmental Significance and
Consideration of Preliminary & Final Approval. 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 Roads 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.
Applicant Mike Husar described the current status of the proposed project.
To replace the 35 trees the project will remove, the original drawings showed only 3 trees
to be planted in Phases 1 and 2, plus possibly 5 more in the “add alt” Phase 3.
In response to Planning Board requests, the revised drawings now show 18 trees to be
planted in the first two phases, plus 2 more in the possible Phase 3. The latter would
provide shade for the expansive Phase 3 plaza proposed to front Hoy Road.
Architect Rob Goodwin explained that, contrary to information previously given to the
Board, only one color of terra cotta will be used to clad the renovated building.
Several Planning Board members praised the proposal’s design quality.
Adopted Resolution for City Environmental Quality Review:
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On a motion by Darling, seconded by Jones-Rounds:
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
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
Roads 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 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, and
WHEREAS: the Planning Board, being that local agency which has primary
responsibility for approving and funding or carrying out the action, did on January 27,
2015 declare itself the Lead Agency for 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 comments received have been considered, and
WHEREAS: the Planning and Development Board acting as Lead Agency in
environmental review has on February 24, 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 Conditions Plan (C-
0100),” “Phase 1 & 2 Utility Demolition / Sediment Control Plan (C-1101),” “Phase 1 &
2 Utility Plan (C-1102 & C1103),” “Phase 3 Add Alt. Utility Demolition / Sediment
Control Plan (C-3101),” and “Phase 3 Add Alt. Utility Plan (C-3102 & C-3103),” dated
8/22/14; and “Building Axonometric (A-3000)” and “Overall Building Elevations (A-
3001, A-3002, A-3003 & A-3004),” dated 11/7/14, and all prepared by LTL Architects
and Perkins+Will; and “Phase 1 & 2 Staging Plan (L-1101 & L-1102),” “Phase 1 & 2
Demolition Plan (L-1103 & L-1104),” “Phase 1 & 2 Northing and Easting Plan (L-1201
& L-1202),” “Phase 1 & 2 Layout Plan (L-1203 & L-1204),” and “Phase 1 & 2 Grading
Plan (L-1301 & L-1302), dated 1/26/15; and “Phase 1 & 2 Pavement, Furnishings, and
Landscape Details (L-1501),” “Phase 1 & 2 Site Stair Details (L-1502),” “Phase 1 & 2
Site Ramp Details (L-1503),” “Phase 3 Add Alt Demolition Plan (L-1301 & L-1302),”
“Phase 3 Add Alt Northing and Easting Plan (L-3201 & L-3202),” “Phase 3 Add Alt
Layout Plan (L-3203 & L-1204),” “Phase 3 Add Alt Grading Plan (L-3301 & L-3302),”
“Phase 3 Add Alt Site Details (L-3501),” and “Phase 3 Add Alt Site Stair Details (L-
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3502),” dated 8/29/14, and “Phase 1 & 2 Planting Plan (L-1401 & L-1402)” and “Phase 3
Add Alt: Planting Plan (L-3401 & L-3402),” dated 2/27/15 and all prepared by LTL
Architects, Perkins+Will, and Trowbridge Wolf Michaels, LLP•••;••• and “Upson Hall
Phase 1 & 2 Site Plan•••,•••” dated 2/5/15, and “Upson Hall Phase 3 (Add Alternate) Site
Plan,” the former dated dated 2/5/15 and the latter dated 2/19/15 (no attribution); a series
of renderings dated 1/27/15, prepared by LTL Architects and Perkins+Will; and “Exterior
Materials,” dated December 2014 and prepared by LTL Architects and Perkins+Will; and
“Window and Terracotta: Material and Geometry” and “Window and Terracotta: Plan
Detail,” dated 2/24/15 (no attribution); and other application materials, now, therefore,
be it
RESOLVED: that the City of Ithaca Planning and Development Board determines that
the proposed project will result in no significant impact on the environment and that a
Negative Declaration for purposes of Article 8 of the Environmental Conservation Law
be filed in accordance with the provisions of Part 617 of the State Environmental Quality
Review Act.
In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder
Opposed: None
Absent: None
Vacancies: One
Final Site Plan Approval Resolution
Adopted Resolution for Preliminary and Final Site Plan Approval:
On a motion by Schroeder, seconded by Darling:
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
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
Roads 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 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, and
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WHEREAS: the Planning Board, being that local agency which has primary
responsibility for approving and funding or carrying out the action, did on January 27,
2015 declare itself the Lead Agency for 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
WHEREAS: the Planning and Development Board held the required Public Hearing on
January 27, 2015, 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 has on February 24, 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 Conditions Plan (C-
0100),” “Phase 1 & 2 Utility Demolition / Sediment Control Plan (C-1101),” “Phase 1 &
2 Utility Plan (C-1102 & C1103),” “Phase 3 Add Alt. Utility Demolition / Sediment
Control Plan (C-3101),” and “Phase 3 Add Alt. Utility Plan (C-3102 & C-3103),” dated
8/22/14; and “Building Axonometric (A-3000)” and “Overall Building Elevations (A-
3001, A-3002, A-3003 & A-3004),” dated 11/7/14, and all prepared by LTL Architects
and Perkins+Will; and “Phase 1 & 2 Staging Plan (L-1101 & L-1102),” “Phase 1 & 2
Demolition Plan (L-1103 & L-1104),” “Phase 1 & 2 Northing and Easting Plan (L-1201
& L-1202),” “Phase 1 & 2 Layout Plan (L-1203 & L-1204),” and “Phase 1 & 2 Grading
Plan (L-1301 & L-1302), dated 1/26/15; and “Phase 1 & 2 Pavement, Furnishings, and
Landscape Details (L-1501),” “Phase 1 & 2 Site Stair Details (L-1502),” “Phase 1 & 2
Site Ramp Details (L-1503),” “Phase 3 Add Alt Demolition Plan (L-1301 & L-1302),”
“Phase 3 Add Alt Northing and Easting Plan (L-3201 & L-3202),” “Phase 3 Add Alt
Layout Plan (L-3203 & L-1204),” “Phase 3 Add Alt Grading Plan (L-3301 & L-3302),”
“Phase 3 Add Alt Site Details (L-3501),” and “Phase 3 Add Alt Site Stair Details (L-
3502),” dated 8/29/14, and “Phase 1 & 2 Planting Plan (L-1401 & L-1402)” and “Phase 3
Add Alt: Planting Plan (L-3401 & L-3402),” dated 2/27/15 and all prepared by LTL
Architects, Perkins+Will, and Trowbridge Wolf Michaels, LLP•••;••• and “Upson Hall
Phase 1 & 2 Site Plan•••,•••” dated 2/5/15, and “Upson Hall Phase 3 (Add Alternate) Site
Plan,” the former dated dated 2/5/15 and the latter dated 2/19/15 (no attribution); a series
of renderings dated 1/27/15, prepared by LTL Architects and Perkins+Will; and “Exterior
Materials,” dated December 2014 and prepared by LTL Architects and Perkins+Will; and
“Window and Terracotta: Material and Geometry” and “Window and Terracotta: Plan
Detail,” dated 2/24/15 (no attribution); and other application materials, now, therefore,
be it , and
WHEREAS: the City of Ithaca Planning and Development Board, acting as Lead Agency
in environmental review, did on February 24, 2015 make a Negative Determination of
Environmental Significance, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant
Preliminary and Final Site Plan Approval to the Upson Hall Renovation project.
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In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder
Opposed: None
Absent: None
Vacancies: One
F. Six-Unit Apartment Building, 707 E. Seneca Street, Schickel Architecture for 707 E.
Seneca St., LLC. Consideration of Preliminary & Final Approval. 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 double retaining walls along a
portion of the east, the north south, and portions a portion of the west development area,
with a single retaining wall extending along the driveway on the west property line. The
northern retaining wall is up to ten feet in height and includes a stair. 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 the required Area Variance from the Board
of Zoning Appeals and 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.
Architect Tom Schickel explained that the southern portion of the site (on three sides of
the proposed parking area) would now feature retaining walls on two levels — an upper
wall of concrete and a lower wall of limestone blocks. Each would be screened by
greenery, and each would be much lower than the original c. ten-foot-tall concrete south
retaining wall.
Board members expressed strong support for this proposed solution.
Adopted Resolution for Preliminary and Final Site Plan Approval:
On a motion by Jones-Rounds, seconded by Schroeder:
WHEREAS: the City of Ithaca Planning and Development Board has one pending
application for Site Plan 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. The project is located in the R-3a
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Zoning District and the East Hill Historic District. It has received the required area
variance from the BZA and a Certificate of Appropriateness, with conditions, from the
Ithaca Landmarks Preservation Commission (ILPC), 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: 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: legal notice was published and property posted in accordance with Chapters
276-6 B. (4) and 176-12 A. (2) (c) of the City of Ithaca Code, and
WHEREAS: the Planning and Development Board held the required Public Hearing on
January 27, 2015, 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, did on
January 27, 2015 review and accept as adequate: a Full Environmental Assessment Form
(FEAF), Part 1, submitted by the applicant, and Parts 2 and 3, prepared by Planning staff;
and the following drawings: “Boundary & Topographic Map, No. 707 East Seneca Street,
City of Ithaca, Tompkins County, New York,” dated 7/30/14 and prepared by T.G.
Miller, P.C.; “Renderings,” “Location Plan & 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 1/27/15; 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
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 created a sloped area,
stabilized with plantings. The grading plan created a form that was flat on all sides with
sharp angles, that was in sharp contrast to the surrounding topography. In addition, the
grading did not appear to adequately protect existing trees, and
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WHEREAS: the Lead Agency required that the applicant work with a licensed landscape
architect to develop grading and landscaping plans that addressed 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 City of Ithaca Planning and Development Board did on January 27,
2015 determine that the proposed project will result in no significant impact on the
environment and issued a Negative Declaration of Environmental Significance, and
WHEREAS: on February 24, 2015, the Planning Board reviewed and accepted as
adequate revised drawings entitled: “Site Layout & Planting Plan (L1),” dated 2/22/15,
“Grading Plan (L2),” “Site Elevations (A-3)” and “Site Sections (A4),” all dated 2/17/15,
and “Site Details Plan (L-4),” dated 1/8/15 but in drawing set otherwise dated 2/17/15, all
prepared by Schickel Architecture, in consultation with Noah Demarest, Landscape
Architect. These drawings show two-level southern retaining walls, one of concrete and
one of limestone blocks, each lower in height than the original concrete southern
retaining wall, and each screened with greenery, and
WHEREAS: the Board finds that the landscape solution as shown in the drawings listed
immediately above sufficiently addresses the Board’s concerns in that it lessens the visual
impact of the original concrete southern retaining wall, while preserving existing trees on
the adjacent property, now, therefore, be it
RESOLVED: that the Planning Board does hereby grant Preliminary and Final Site Plan
Approval to the project subject to the following conditions:
i. The applicant shall investigate tinting or otherwise darkening the portion of the
concrete wall along the west driveway that is visible from the public way, and
ii. Submission of a revised site plan drawing with a note stating that the sidewalk
will be rebuilt to City standards, and
iii. As recommended by City Forester Jeanne Grace, the applicant shall remediate
soil per City standards before planting the two street trees.
In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder
Opposed: None
Absent: None
Vacancies: One
G. 210 Hancock Street Mixed-Use Development – Sketch Plan
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Consultant Peter Trowbridge, architect Steve Hugo, and Joe Bowes of INHS presented an
overview of the proposed project, which would occupy the entire City block bounded by
Hancock Street, First Street, Adams Street and Lake Avenue. It would include:
(1) A four-story mixed-use building along First Street, containing commercial space and
covered parking on the ground floor and approximately 50 rental apartments above;
(2) About a dozen owner-occupied two-story townhouses on the Lake Avenue side of the
site, intended to harmonize with traditional frame houses in the immediate neighborhood;
and
(3) A surface-level parking lot extending through the middle of the site, with an access
driveway extending all the way from Hancock to Adams Street.
H. Simeon’s Rebuilding – Sketch Plan / Update
Architect Jason Demarest and Jerry Dietz presented an overview of the proposed project,
which would reconstruct the demolished front portion of the Simeon’s building in a
manner similar to the original, but with functioning balconies added to the front and
Aurora Street facades at the second-floor level.
Board members strongly supported rebuilding the missing portion of the building in a
manner similar to the original, but expressed mixed feelings regarding the proposed
added balconies.
5. Zoning Appeals
Appeal #2974 ― 108-110 East State Street (Ithaca Cayuga Optical): Sign Variance
Appeal of F. Alexander Wood for a Sign Variance from Sign Ordinance, Section 272-4 A.
(1), which limits the distance in which signs can project from the face of a building wall.
In order to make Ithaca Cayuga Optical, at 134 East State Street, more visible to customers,
the applicant proposes to add a new sign at the entrance of his business. This new sign
advertising the store will be 4.5 SF in size and will project 36” over the store’s entrance; the
Sign Ordinance only allows wall signs to project a maximum of 18 inches from the face of a
building.
Cayuga Optical at 134 East State Street is located in a CBD-60 Zoning District where signs
are permitted. However, Section 272-18 requires that the Board of Zoning Appeals grant a
Variance allowing the increased projection before a Sign Permit can be issued for this
proposal.
The Board does not recommend granting this appeal. For decades, one of the long-term
planning goals for the Ithaca Commons has been to open up east-west views along the length
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of the Commons, both near its storefronts and along its center. This goal will finally be
realized later this year with the completion of the rebuilt Commons.
Allowing a sign to project 36 inches into the Commons pedestrian space, rather than the
permitted 18 inches, would contradict the above long-term City planning goal. If the City
allows one retail store to hang a sign projecting 36 inches, it is then extremely likely that a
host of other retailers will also want to hang signs with similar projections, because they, too,
will want better visibility for their businesses.
The result could be exactly the kind of clutter of projecting signs, obstructing long views up
and down the Commons, which the 18-inch regulation was intended to prevent. Furthermore,
in this unfortunate scenario, each new projecting sign would obstruct the visibility of other
projecting signs. All in all, this would be a losing game. The sign’s design per se is fine, so
long as it can be either (1) re-sized to conform to the 18- inch projection limit, (2) redesigned
for installation flat against the storefront, or (3) incorporated into an awning.
Appeal #2957 ― 402 South Cayuga Street: Area Variance
Appeal Ithaca Neighborhood Housing Services (INHS) for the owner, Ithaca Urban Renewal
Agency, owner of 402 South Cayuga Street for Area Variances from Section 325-8, Column
11, Front Yard, requirements of the Zoning Ordinance. The applicant proposes to construct a
new townhouse with four attached three-story, single-family units to be located at 402 South
Cayuga Street. The building measures approximately 34’ x 72’8” and the new townhouse
will contain three 2-bedroom units and one 3-bedroom unit. Parking for one car will be
provided at the lowest level of each unit. The property at 402 South Cayuga Street is on the
corner of South Titus and South Cayuga Streets and has two front yards. The proposed
construction will cause the Cayuga Street front yard to be deficient. The proposed front will
be 5’1” of the required 10-foot front yard setback.
This proposed project is in the R-3b Zoning District, where the proposed use is permitted.
However, Section 325-38 requires Area Variances be granted before a Building Permit is
issued.
The Board fully supports granting this appeal as it furthers the goal of providing more
housing within the City and brings a vacant corner lot into active use. Furthermore, the
variance is needed to allow full front porches for each unit, which improves the design and
makes the buildings more contextual with the neighborhood.
6. Old / New Business
A. Proposed Historic District Designation ― Titus-Wood Historic District.
Board Report & Support Resolution
Adopted Resolution on Proposed Titus-Wood Historic District Designation
On a motion by Darling, seconded by Schroeder:
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WHEREAS: on February 10, 2015 the Ithaca Landmarks Preservation Commission
voted to recommend designation of the Titus-Wood survey area as a local historic
district, and
WHEREAS: Section 228-3 of the Municipal Code, Landmarks Preservation, stipulates
that the Board of Planning and Development shall file a report with Common Council
with respect to the relation of such designation to the comprehensive plan, the zoning
laws, projected public improvements, and any plans for the renewal of the site or area
involved, now, therefore, be it
RESOLVED: that the Planning and Development Board shall file the attached report
with respect to the issues stipulated in the Municipal Code, and be it further
RESOLVED: that the Board of Planning and Development supports the local designation
of the Titus-Wood Historic District.
[J.G.S. Note: The Planning Board’s report regarding this proposed designation
will be inserted here, as an attachment to the resolution.]
In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder
Opposed: None
Absent: None
Vacancies: One
B. Proposed Landmark Designation ― 421 N. Albany Street (Dennis-Newton House).
Board Report & Support Resolution
Adopted Resolution on Proposed 421 N. Albany Street Landmark Designation
On a motion by Schroeder, seconded by Darling:
WHEREAS: on February 10, 2015, the Ithaca Landmarks Preservation Commission
voted to recommend designation of the Dennis-Newton House at 421 N Albany St as a
local landmark, and
WHEREAS: Section 228-3 of the Municipal Code, Landmarks Preservation, stipulates
that the Board of Planning and Development shall file a report with Common Council
with respect to the relation of such designation to the comprehensive plan, the zoning
laws, projected public improvements, and any plans for the renewal of the site or area
involved, now, therefore, be it
RESOLVED: that the Planning and Development Board shall file the attached report
with respect to the issues stipulated in the Municipal Code, and be it further
RESOLVED: that the Board of Planning and Development supports the local designation
of the Dennis-Newton House.
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[J.G.S. Note: The Planning Board’s report regarding this proposed designation
will be inserted here, as an attachment to the resolution.]
In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder
Opposed: None
Absent: None
Vacancies: One
C. Proposed Zoning Amendment: Industrial Zones ― Planning Board Comments
The Board agreed to support the proposal.
D. Proposed Zoning Amendment: Gun Hill Rezoning ― Planning Board Comments
The Board agreed to support the proposal.
E. Proposed Zoning Amendment: Collegetown Parking Overlay Zone Repeal ―
Planning Board Comments
The Board agreed to support the proposal.
7. Reports
There were no reports, due to the lateness of the hour.
8. Adjournment
On a motion by Darling, seconded by Randall, and unanimously approved, the meeting was
adjourned at 10:40 p.m.