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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
October 27, 2015
Board Members Attending: Garrick Blalock, Chair; Mark Darling; Jack Elliott;
McKenzie Jones-Rounds; C.J. Randall; John Schroeder
Board Members Absent: Robert Lewis
Board Vacancies: None
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
Applicants Attending: Holiday Inn Express at 371 Elmira Road
Andrew Terragnoli, Studio T3 Engineering, PLLC;
Jeff Hazel, Silvestri Architects;
Doug Williams, Eastern Hospitality Advisors;
Jayesh Patel, Owner
Four Multi-Family Dwellings at 215 Spencer Street
Noah Demarest, STREAM Collaborative
Site Improvements at 416-418 E. State Street
Scott Whitham, Whitham Planning & Design, LLC;
Cathy deAlmeida, Whitham Planning & Design, LLC;
Jason Demarest, Jason Demarest Architect;
Avi Smith, Owner, The Argos Inn;
Ben Rosenblum, Owner
Hotel Ithaca Renovations at 222 S. Cayuga Street,
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Previously Holiday Inn Expansion
Norbert H. Hausner, NH Architecture;
Roger B. Langer, Jr., NH Architecture;
Cathleen Hart-Frantz, Hart Hotels, Inc.;
Alan Incorvaia, Hart Hotels, Inc.
Herson Wagner Funeral Home Relocation at 327 Elmira Road
Kim Michaels, Trowbridge Wolf Michaels, LLP;
Steve Hugo, HOLT Architects;
Gregory L. Myer, Myer Funeral Services Corp.
Chair Blalock called the meeting to order at 6:01 p.m.
1. Agenda Review
There were no changes to the agenda.
2. Privilege of the Floor
Neil Schill, 108 Schuyler Place, spoke in opposition to the proposed 416-418 E. State Street
project, claiming he and his wife would be the most negatively impacted neighbors. He said
adding another bar to the neighborhood would simply exacerbate the noise problem already
being experienced as a result of the Argos Inn bar. Bars are not good for residential areas, he
added, as they decrease property values. The currently proposed parking plan, he added,
appears unworkable.
Kathrin Achenbach, 108 Schuyler Place, voiced her opposition to the same project, stating
that parking would remain a problem, even with the proposed shared parking arrangement
with the Argos Inn. Though the proposed project is relatively small, there is no assurance that
future development of the property would not increase the negative impact on the
community, she added, calling this an undesirable precedent. She expressed disappointment
that her own house has been omitted from all has not been illustrated on any of the project
drawings and that there has been so little outreach to neighbors.
David Halpert, 420 E. State Street, also spoke against the proposed 416-418 E. State Street
project, declaring that even before considering approving the project, it needs better
landscaping landscape design for managing the flow of people and sound. Exterior sound is
very hard to control, he noted, especially in and around a bar; and it is difficult to enforce
noise ordinances in this kind of context.
Neha Khanna, 228 S. Geneva Street, spoke against the same project, stating that the noise
problem would simply be moved from the Argos Inn to the proposed project site. She added
the City does not have enough zoning regulations and buffers for projects like this, located in
transition zones.
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3. Site Plan Review
A. Holiday Inn Express, 371 Elmira Road, Sylvestri Architects, P.C. Project Changes
& Conditions of Site Plan Approval. The applicant received Site Plan Approval on
3/25/14 for construction of a 4-story, 11,769-SF hotel with approximately 76 rooms and
76 parking spaces. Site improvements include retaining walls, a privacy fence, a water
feature, walkways, landscaping, lighting, a new sidewalk on Spencer Road, and bike
racks. The applicant has made changes to the room count (now 79), added three more
parking spaces, and altered the parking layout. The applicant is also presenting
information to satisfy conditions of the approval.
Applicants Andrew Terragnoli, Studio T3 Engineering, PLLC; Jeff Hazel, Silvestri
Architects; and Doug Williams, Eastern Hospitality Advisors updated the Board on the
proposed project.
Hazel walked through some of the architectural changes that have been made:
• Façade colors have been updated to be slightly bolder.
• Rooftop units will stand only 4.5 feet above the roof and will be centered, so they
will not be visible to passers-by.
• Dryer exhaust vents will be angled down and screened, so they will not blow on
passers-by.
Schroeder observed the original site plan depicts four trees within the parking lot;
however, the areas that had contained the bottom two trees have now been turned into a
bio-retention area. He asked the applicants if they could add two or more “water-loving”
shade trees in the latter areas. Terragnoli replied, yes. It was then suggested that there
would now actually be room for six total canopy trees within the parking lot.
Schroeder expressed appreciation that the front sidewalk has been moved back from
Elmira Road; however, the street trees now illustrated in the adjacent tree lawn are small
ornamental crabapples. He asked the applicants if they could plant canopy trees there
instead, which would be taller and more appropriate for Elmira Road. Terragnoli replied,
yes, as long as they do not interfere with the building in any way.
Terragnoli asked if the City Forester has reviewed the Planting Plan. Nicholas replied, no,
and said planning staff will submit it to her. Nicholas added that, after the 2014 project
review by the Board, the City developed soil remediation and volume specifications,
which the applicants should follow.
Adopted Resolution Approving Project Modifications
On a motion by Schroeder, seconded by Darling:
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WHEREAS: on March 25, 2014 the Planning and Development Board granted Final Site
Plan Approval for a for a 4-story hotel to be located at 371 Elmira Road, and
WHEREAS: the project consisted of a 4-story, 11,769-SF hotel with approximately 76
rooms and 76 parking spaces. Site improvements include retaining walls, a privacy fence,
a water feature, walkways, landscaping, lighting, a new sidewalk on Spencer Road, and
bike racks. The project is in the SW-2 Zoning District. Parcel consolidation is required,
and
WHEREAS: the applicant is now requesting changes to the approved site plan. The
changes consist of adjustments to the parking layout to accommodate 3 additional
parking spaces, •••-••• for a total of 79 spaces, enlargement of planting islands in parking
area to allow them to function as bioretention areas, and changes to the exterior colors,
and
WHEREAS: in accordance with §276-6 D., “Changes to approved site plan,” the
Director of Planning and Development has reviewed the changes and determined the
changes are significant enough to require re-opening the review, but are not significant
enough to require a new Site Plan Review application, and
WHEREAS: the Board did on October 27, 2015 review and accept as adequate the
following revised drawings: “Site Layout Plan (C-1.0),” “Dimensional Site Plan (C-1.1),”
“Site Details (C-1.2 to C-1.7),” “Water Feature Details (C1.8 to C1.10),” “Site Grading
Plan (C-2.0),” “Site Drainage Plan (C2.1),” “Drainage Details (C2.2 to C2.4),” “Site
Utility Plan (C 3.0),” “Utility Details (C3.1 & 3.2),” “Site Landscape Plan (C4.0),”
“Landscape Details (C4.1),” “Site Demolition Plan (C 5.0),” “Erosion Control Plan
(C5.1),” and “Erosion Control Details (C5.2),” all dated 10/15/13, some with a revision
date of 9/1/15, and prepared by Optima Design and Engineering, PLLC; and “Exterior
Elevations (A201 and A202),” and “Roof Plan (A-105)” dated 9/9/15 and “Colored
Elevations (two sheets - undated),” prepared by Silvestri Architects, P.C.; and other
application materials, and
WHEREAS: the March 25, 2014 approval was subject to the following conditions:
i. Submission to the Planning Board of project details, including signage, lighting,
landscape stairs and railing, retaining wall materials and paving materials, and
ii. Submission to the Planning Board of revised site plan showing sidewalk at base of
stairs that descend from Spencer Road ending at internal parking lot area (rather than at
parking space), and
iii. Submission to the Planning Board of revised drawings showing (1) final placement of
the Elmira Road street trees and (2) realignment of the proposed rebuilt Elmira Road
sidewalk away from the curb, to one foot away from the portion of the building
footprint that is closest to this curb, in order to provide a significantly wider tree lawn
and smooth connections to the existing Elmira Road sidewalks on the adjacent
properties, and
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iv. Submission to the Planning Board of revised elevations showing location and proposed
treatment of all exterior utilities, and
v. Submission to the Planning Board of a rooftop plan showing any proposed mechanicals,
and — if these would be visible from the street — drawing(s) showing either
architectural integration of said mechanicals into the building or screening of them from
public view, and
vi. Submission of documentation that the two original parcels have been consolidated to
one parcel, and
vii. Submission of documentation that an easement has been provided to the City for all
portions of the rebuilt Elmira Road sidewalk located on applicant’s property, and
viii. Written approval from the City Stormwater Management Officer, and
WHEREAS: the Planning Board finds that the applicant has satisfied the conditions ii., iii., iv.,
and v., now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board agrees to the changes
proposed by the applicant, subject to the following conditions:
i. Submission of revised site plan clarifying use of exterior door fronting Elmira Road. If
such door is not an emergency exit, it should be recessed to prevent conflict with use of
the sidewalk, and
ii. Sidewalk should be built to city specifications, and
iii. Any work in the City ROW will require a street permit, and
iv. Removal of proposed street tree at the south side of the curb cut / entrance to preserve
line of sight, and
v. Submission to the Planning Staff of revised landscape plan showing replacement of
crab apple trees in parking area with at least six shade trees, and replacement of crab
apple trees along Elmira Road with a row of canopy street trees, and planting
specifications in conformance with City standards as described in the City Tree Master
Plan, and
vi. All bike racks must be installed prior to the issuance of a Certificate of
Occupancy•••.•••, and
The following applicable, unsatisfied conditions from the March 25, 2014 Final Site
Plan Approval:
vii. Submission to the Planning Board of project details, including signage, lighting,
landscape stairs and railing, retaining wall materials and paving materials, and
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viii. Submission of documentation that the two original parcels have been consolidated to
one parcel, and
ix. Submission of documentation that an easement has been provided to the City for all
portions of the rebuilt Elmira Road sidewalk located on applicant’s property, and
x. Written approval from the City Stormwater Management Officer.
In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder
Opposed: None
Absent: Lewis
Vacancies: None
B. Four Multi-Family Dwellings ― “Pocket Neighborhood,” 215-221 Spencer Street,
Noah Demarest, STREAM Collaborative, for PPM Homes. Determination of
Environmental Significance & Recommendation to BZA. The applicant proposes to
build a new multi-family “pocket neighborhood” on a hillside site between W. Spencer
St. and S. Cayuga St. The project will include four buildings, each of which will be 3
stories tall and contain 3 units (12 units total). A 12-car parking area is proposed with
access off S. Cayuga Street. Site circulation will be organized with a series of landscaped
stairs and terraces connecting that connect through the site. The project also includes
lighting, retaining walls, and landscaping. The project is in the R-3b Zoning District and
requires an Area Variance for parking. 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.
Architect Noah Demarest of STREAM Collaborative updated the Board on the project,
noting the Environmental Site Assessment Phase 1 report has now been completed.
Review of Full Environmental Assessment Form, Part 3
The Board reviewed this document.
Jones-Rounds suggested, and the Board agreed, that the “Impact on Transportation”
section should be revised to include additional information (e.g., potential impacts to
vehicular circulation given the steepness and narrowness of S. Cayuga Street), since the
Board had heard complaints associated with this general issue.
Adopted Resolution for City Environmental Quality Review:
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 four multi-family dwellings to be located at 215-
221 Spencer St., by Noah Demarest for PPM Homes (Ed Cope), and
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WHEREAS: the applicant proposes to build a new multi-family “pocket neighborhood”
on a hillside site between W. Spencer St. and S. Cayuga St. The project will include four
buildings, each of which will be 3 stories tall and contain 3 units (12 units overall). A 12-
car parking area is proposed with access off S. Cayuga Street. Site circulation will be
organized with a series of landscaped stairs and terraces that connect through the site.
The project also includes lighting, retaining walls, and landscaping. The project is in the
R-3b Zoning District and requires an Area Variance for parking, and
WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality
Review Ordinance and the State Environmental Quality Review Act, and is subject to
environmental review, and
WHEREAS: the Planning Board, being the local agency which has primary
responsibility for approving and funding or carrying out the action, did on June 23, 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
October 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. 215-221 W Spencer Street, City of
Ithaca, Tompkins County, New York,” dated 2/15/12, and prepared by T.G. Miller P.C.;
“Site Demo Plan and Layout Plan (L101),” “Grading Plan and Planting Plans (L102),”
•••‘“•••Site Section (L501),” and “Site Utility Plan (C102),” all dated 9/17/15; and
“Perspectives (L001),” dated 8/6/15; and “Area Plans Buildings A & B (A100),”
“Building A Elevations (A201A),” “Building A Elevations (A202A),” “Building B
Elevations (A201B),” “Building B Elevations (A202B),” “Area Plans Buildings C & D
(A100C),” “Building C&D Elevations (A201C),” and “Building C&D Elevations
(A202C),” dated 7/8/15 and all prepared by STREAM Collaborative; and other
application materials, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board determines the
proposed project will result in no significant impact on the environment and a Negative
Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in
accordance with the provisions of Part 617 of the State Environmental Quality Review
Act.
In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder
Opposed: None
Absent: Lewis
Vacancies: None
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The Board then agreed on a recommendation to the BZA, which is presented in the “4.
Zoning Appeals” portion of these minutes.
C. Site Improvements, 416-418 E. State Street, Scott Whitham. Environmental Review
Discussion. The applicant proposes to convert a portion of the existing commercial space
into a bar, expand and renovate the existing office space, create one apartment, and
provide storage. Exterior renovations include construction of two new building entrances,
one of which will have a stair connecting the back entrance to the adjacent parking area,
realignment of the curbing to provide better maneuverability in the 2-car parking area,
walkways, landscaping, lighting, and signage. The new bar, office spaces, and apartment
require 40 off-street parking spaces. The applicant is proposing shared parking with the
adjacent Argos Inn. The project is in the B-4 Zoning District and the East Hill Historic
District. The project requires variances for existing area deficiencies and a Certificate of
Appropriateness from the Ithaca Landmarks Preservation Commission (ILPC). This is an
Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance
(“CEQRO”) and the State Environmental Quality Review Act (“SEQRA”), and is subject
to environmental review.
Applicants Scott Whitham and Cathy deAlmeida, Whitham Planning & Design, LLC;
Jason Demarest, Jason Demarest Architect; Avi Smith, Owner, The Argos Inn; and Ben
Rosenblum, Owner updated the Board on the proposed project.
Whitham explained that the applicants created the Lounge Vision Statement document to
clarify any misunderstandings about the project’s programming. He said the applicants
have also made changes to the entry and exit.
Schroeder inquired about the lot line placement. Demarest replied there would either be a
permanent easement agreement or a lot line adjustment; however, it is not part of the
current proposal. It is only being considered to provide relief, should future changes be
made.
Demarest then summarized the shared parking arrangement.
Schroeder observed the shared parking arrangement would depend on the two bars being
open at different times. He asked how that would be enforced. Whitham replied,
programmatically. Schroeder responded that would need to be clearly documented (and
also explained concretely in the Planning Board’s approval resolution).
Rosenblum said the applicants just received the acoustical engineer’s proposal for
acoustic tests, including what methodology would be employed. The testing will simulate
typical bar / lounge background music.
Elliott noted some kind of physical noise mitigation would be very important.
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Schroeder asked the applicants to reconsider the two parking spaces. He suggested using
some of that space for a gazebo-like structure that could help contain outdoor smoking
associated with the bar. Demarest replied that the parking spaces could perhaps be moved
further down (i.e., closer to E. State St.).
Schroeder asked the applicants to make the acoustical engineer available at a future
Planning Board meeting, which they agreed to do.
Jones-Rounds strongly encouraged the applicants to meet with the neighbors.
D. Hotel Ithaca Renovations, 222 S. Cayuga Street, David Hart, Hart Hotels, Inc.
Public Hearing and Consideration of Preliminary & Final Approval. A project on
this site was approved on 7/24/12. The applicant has since redesigned the project and
now seeks Site Plan Approval for a new proposal. The new proposal is for construction of
a five-story wing with first- and second-floor connections to the existing building. These
connections will create a new pre-function area on the north side of the existing ballroom,
new break-out rooms, and a new fitness center. Site improvements will include new
landscaping, walkways, and site furnishings. Vehicular circulation will remain the same,
but parking throughout the site will be reorganized, resulting in a reduction from 106 to
97 spaces. Site demolition will include removal of the north and west multi-story wings,
as well as paving and some landscaping. The project is in the CDB-100 Zoning District
and has received Design Review. This is a Type I Action under the City of Ithaca
Environmental Quality Review Ordinance (“CEQRO”), §176-4 B.(1) (h.)(4) and (l) and
the State Environmental Quality Review Act (“SEQRA”), §617.4 (11) for which the Lead
Agency amended the Negative Declaration, issued on 3/27/12. This project requires a
Stormwater Pollution Prevention Plan (SWPPP).
Applicants Norbert H. Hausner and Roger B. Langer, Jr., NH Architecture; and Cathleen
Hart-Frantz and Alan Incorvaia, Hart Hotels, Inc. updated the Board on the proposed
project.
Langer explained the prior 10-story version of the project would have required pile-
driving in poor soil, which ultimately made the project financially infeasible. The revised
5-story project (with the tallest portion of the new building now to the north, rather than
to the south, of the existing tower) will require demolition of most of the existing portion
of the building, he explained. The applicants would also like to improve the internal flow
and appearance of the building, as well as upgrade the guestrooms (which are
substandard by today’s standards). Once the addition has been built, a portion of the rear
of the building would also be demolished. The lower portion of the addition’s façade
would be clad in Llenroc stone, which would also be carried over to the lower portion of
the main building. The upper floors would feature metal panels and balconies.
Schroeder asked the applicants to eliminate the stone pier / fence at the comer corner of
Cayuga and Clinton Streets, to prevent sight-line obstructions there (as recommended by
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the City Transportation Engineer), but to retain these elements elsewhere on the site.
Langer agreed to do so.
Schroeder also suggested adding missing street trees along Clinton Street wherever doing
so would not interfere with vehicle sight lines. Staff agreed to check what had been done
in this regard in the original 2012 site plan.
Elliott asked to see a roof plan. Langer agreed to provide one, but stressed there will be
no rooftop mechanical units on the building.
Cornish asked if PTAC units would be installed on all windows. Langer replied, yes; they
would be concealed by grilles and would only project half an inch.
Public Hearing
On a motion by Darling, seconded by Jones-Rounds, and approved unanimously, Chair
Blalock opened the Public Hearing.
Mary Chapman, 221 S. Geneva Street, McGraw House, expressed her general concern
with over-densification of the downtown area and the extent to which that may have a
marginalizing impact on McGraw House residents.
Joel Harlan, 307 Ward Heights South, Town of Newfield, spoke in support of the
project.
There being no further public comments, on a motion by Darling, seconded by Schroeder,
and approved unanimously, Chair Blalock closed the Public Hearing.
Randall objected to the new building’s balconies: she said they need to appear more
consistent with the tower. Schroeder suggested simply giving the applicant the option of
making the balcony columns square, rather than round, which could be included in the
approval resolution as a condition.
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 Review for improvements to the Hotel Ithaca (formerly Holiday
Inn) located at 222 S. Cayuga Street by Hart Hotels, Inc., applicant and owner, and
WHEREAS: on 7/24/12, the Planning Board approved a project for this site consisting of
two new additions: a one-story banquet and meeting facility on the north side of the main
building and a new 10-story tower with 115 new guest rooms, and
WHEREAS: the applicant has since redesigned the project and now seeks Site Plan
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Approval for a new proposal. The new proposal is for construction of a five-story wing
with first- and second-floor connections to the existing building. These connections will
create a new pre-function area on the north side of the existing ballroom, new break-out
rooms, and a new fitness center. Site improvements will include new landscaping,
walkways, and site furnishings. Vehicular circulation will remain the same, but parking
throughout the site will be reorganized, resulting in a reduction from 106 to 97 spaces.
Site demolition will include removal of the north and west multi-story wings, as well as
paving and some landscaping. The project is in the CDB-100 Zoning District and has
received Design Review, and requires a Stormwater Pollution Prevention Plan (SWPPP),
and
WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality
Review Ordinance (“CEQRO”), §176-4 B. (1) (h.) (4) and (l), and the State
Environmental Quality Review Act (“SEQRA”), §617.4 (11), for which the Lead Agency
amended the Negative Declaration issued on 3/27/12, 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
October 27, 2015, and
WHEREAS: 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: on October 27, 2015, the Planning Board reviewed and accepted as
adequate: drawings entitled “Existing Site Plan (C1),” dated 8/11/15; and “Site Plan
(S1),” “Proposed Landscape Plan (L1),” “Partial First Floor Plan (A1),” “Second Floor
Plan (A2),” “3rd-5th Floor Plan (A3),” “Exterior Elevations (A4) showing east elevation,”
“Exterior Elevations (A5) showing north elevation,” “Exterior Elevations (A6) showing
south elevation,” and “Exterior Elevations (A7) showing west elevation,” all dated
10/21/15 and prepared by NH Architecture, as well as two undated unattributed
renderings; and other application materials, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board grants
Preliminary and Final Site Plan Approval for the proposed project, subject to the
following conditions:
i. Submission for approval by the Planning Board of building materials sample sheet,
keyed to the elevations, and
ii. Submission for approval by the Planning Board of a revised site plan showing
responses to the City Transportation Engineer’s concerns about bike rack location and
the hardscape on the corner of Cayuga and Clinton Streets, and
iii. Submission of roof plan, and
iv. Applicant may change the round balcony columns to square balcony columns; this
change would require no additional approval, and
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v. Written approval from the City Stormwater Management Officer, and
vi. Any work within the City Right of Way will require a Street Permit, and
vii. Any City tree removal will require a Tree Permit, and
viii. Before Certificate of Occupancy - any needed easements or license agreements shall be
in place for the portions of the property project on City Property property, and
ix. Bike racks to be installed before a Certificate of Occupancy is issued.
In Favor: Blalock, Darling, Elliott, Jones-Rounds, Schroeder
Opposed: Randall
Absent: Lewis
Vacancies: None
E. Herson Wagner Funeral Home Relocation, 327 Elmira Road, Gregory L. Myer,
Myer Funeral Services Corp. Declaration of Lead Agency & Public Hearing. The
applicant is proposing to relocate a funeral home business to this location. The L-shaped
project site is 1.24 acres and contains two existing buildings. The proposed project is to
renovate the existing buildings, add a 46-space parking area, a portion of which will be
porous paving, entrance drive and drop-off area, install internal pedestrian walkways, as
well as a connection to the public sidewalk, and add landscaping, lighting, and signage.
The project site is in two Zoning Districts: the portion of the site contiguous to Elmira
Road and containing the larger building is in the SW-2 District, while the larger portion
of the site containing the smaller building and proposed parking lot is in the R-2a District.
The rear portion of the site is currently used for outdoor storage of goods and
construction equipment. The project requires a Use Variance for uses proposed in the R-
2a District. This is an Unlisted Action under the City of Ithaca Environmental Quality
Review Ordinance (“CEQRO”) and the State Environmental Quality Review Act
(“SEQRA”), and is subject to environmental review.
Applicants Kim Michaels, Trowbridge Wolf Michaels, LLP; Steve Hugo, HOLT
Architects; and Gregory L. Myer, Myer Funeral Services Corp. updated introduced the
Board on to the proposed project.
Michaels explained the existing buildings would be repurposed and renovated, and new
and renovated landscaping would be installed.
Myer stated the purpose of the relocation is to accommodate people needing ADA
accessibility and to provide additional parking capacity, which would have been cost-
prohibitive at the current location.
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Michaels said the property has not yet been purchased; the purchase would only take
place after Site Plan Approval and Zoning Variance approval. The intent, she said, is to
improve the entire site, being sensitive to the adjacent residential zone. She noted that a
fence along the property line will be added to the plans extended to provide additional
screening, in response to a Project Review Committee request.
Adopted Resolution for City Environmental Quality Review:
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 the relocation of Herson Funeral Home to 327
Elmira Road•••.•••, by Greg Myer of Myer Funeral Services Corp., and
WHEREAS: the applicant is proposing to relocate a funeral home business to this
location. The L-shaped project site is 1.24 acres and contains two existing buildings. The
proposed project is to renovate the existing buildings, add a 46-space parking area, a
portion of which will be porous paving, entrance drive and drop-off area, install internal
pedestrian walkways, as well as a connection to the public sidewalk, and add
landscaping, lighting, and signage. The project site is in two Zoning Districts: the portion
of the site contiguous to Elmira Road and containing the larger building is in the SW-2
District, while the larger portion of the site containing the smaller building and proposed
parking lot is in the R-2a District. The rear portion of the site is currently used for
outdoor storage of goods and construction equipment. The project requires a Use
Variance for the proposed parking area in the R-2a 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 327 Elmira Road in the City of Ithaca.
In Favor: Blalock, Darling, Elliott, Jones-Rounds, Randall, Schroeder
Opposed: None
Absent: Lewis
Vacancies: None
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Schroeder remarked he is usually reluctant to support granting a Use Variance, but would
be willing to do so in this case, pending hearing of any potential issues from the
neighbors, since the project’s visual appearance would be a great improvement to the
neighborhood.
Jones-Rounds asked the applicants to add a bike rack near the public function building.
Michaels agreed to do so.
Blalock encouraged the applicants to meet with neighbors of the project as soon as
possible. Michaels responded that they will definitely do that, and added that they have
already mailed letters to every neighbor. She said neighbors seem to be most interested in
whether cremations would be conducted on-site; they will not be.
She remarked that, if the project moves forward, the applicants would also further
investigate the potential petroleum-based contamination, documented in the Phase 1
Environmental Site Assessment (ESA). As it may take some time to determine who
would cover the cost of that remediation, she asked if the Board would consider
completing the environmental review for this project up-front, thereby allowing the
variance to be considered by the BZA, with a mitigation that the remediation would be
addressed later.
Cornish replied she does not believe that should be a problem. Once any contamination is
identified, she explained, it becomes a New York State Department of Environmental
Conservation issue. She said the Board would simply need to review the Phase 2 ESA,
and — if any issues emerge at that time — the environmental review could then be re-
opened.
Public Hearing
On a motion by Darling, seconded by Jones-Rounds, and approved unanimously, Chair
Blalock opened the Public Hearing.
There being no public comments, on a motion by Darling, seconded by Jones-Rounds,
and approved unanimously, Chair Blalock closed the Public Hearing.
4. Zoning Appeals
Appeal #2994 — 215-221 W. Spencer Street: Area Variances
Appeal of Noah Demarest, for PPM Homes, owner of 215-221 W. Spencer Street, for an
Area Variance from Section 325-20 F. (a) [1], Rear Yard Parking Setbacks, requirements of
the Zoning Ordinance.
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The owner proposes to construct four 3-story residential buildings containing three units each
on a steeply sloped site between West Spencer and West Cayuga Streets. Because of the
site’s topography, the applicant proposes to locate the 12 required off-street parking spaces
for this project in the property’s rear yard, where there is access to Cayuga Street. However,
Section 325-20 F. (a) [1] does not allow parking in a property’s required rear yard setback.
The rear yard setback requirement is 31 feet and the applicant’s design requires parking in
77% of the required rear yard.
The property at 215-221 W. Spencer Street is located in an R-3b zone where the proposed
residential use is permitted. However, Section 325-38 requires that a variance be granted
before a Building Permit can be issued.
The Board feels that the unique attributes of the site (steeply sloped with street frontage at
both the front and back of the site) present a large barrier to locating the parking such that it
will not require a variance. The Board has worked with the applicant to mitigate concerns
about visual / aesthetic impact of the proposed parking location. The applicant has agreed to
install fencing (see Perspectives L001, dated 8/6/15) and landscaping to block views of the
parking lot from adjacent property owners on Cayuga Street.
The Board recommends granting this appeal.
Appeal #3006 — 707 Mitchell Street: Area Variance
Appeal of Nicole S. Roy, owner with Christopher J. Riley of 707 Mitchell Street, for Area
Variances from Section 325-8, Columns 6, 7, 11, 12, and 13, Lot Area, Lot Width, Front
Yard, Side Yard, and Other Side Yard, respectively, requirements of the Zoning Ordinance.
The property at 707 Mitchell Street is an existing single-family home with a 9’4” x 8’0”
attached deck on the building’s rear exterior wall and off-set approximately two feet west of
the house’s exterior east wall. The applicant proposes to demolish this deck and construct a
larger deck, measuring 11’4” x 11’0” and in line with the building’s east exterior wall.
However, the existing side yard, measured from this east wall to the east property line is only
7’2”. Zoning requires a 10-foot side yard for this property; the proposed deck will increase
the existing side yard deficiency between the east wall and property line an additional 11 feet.
The property at 707 Mitchell Street has other existing deficiencies, but these deficiencies will
not be exacerbated by the construction of a larger deck. The property has a lot area of 5,227
feet; required is a minimum lot area of 6,000 SF. The lot width is 45 feet; required is a lot
width of 50 feet. The front yard is 22’9”; required is a 25-foot front yard. Finally, the other
side yard is 3’10”; required is a 10-foot other side yard.
707 Mitchell Street is located in an R-1b Zoning District, where a single-family home is a
permitted use; however, Section 325-38 requires that variances be granted before a Building
Permit can be issued.
The Board recommends granting this appeal. There are no long term planning issues, the
proposed expansion is small and the appellant has discussed the plans with the most affected
neighbor.
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5. Old / New Business
A. December 2015 Planning Board Training
Nicholas noted she is still trying to schedule the “Facilitating Effective Participation in
the Heated Public Meeting” training session in December.
6. Reports
A. Planning Board Chair
No report.
B. Director of Planning and Economic Development
Cornish reported that, for feedback, she distributed a photograph to Planning Board
members of a proposed fence in Cascadilla Creek Gorge intended to deter the public from
areas with potential lead contamination. The Environmental Protection Agency will be
erecting this fence near the base of the gorge wall in order to prevent lead falling from the
upper gorge wall. It would prevent people from approaching the base the gorge wall.
There were no objections to the fence design.
Cornish noted the City has been talking with the project team for the 209-215 Dryden
Road project (Cornell Johnson School of Management Executive Education Program)
about realignment of the curb along Dryden Road, stemming from NYSEG’s proposed
burial of the utilities. City Engineering Director Tom West drafted three different
proposals and one preferred option was selected. It would maintain a loading zone on the
north side of Dryden Road and extend the sidewalk on the south side — allowing for
electrical vaults to be buried under this sidewalk, while allowing room for tree pits. She
said the Planning Board will have a future opportunity to provide more input on the
proposal.
C. Board of Public Works Liaison
Darling reported that the Water Treatment Plant project continues to make progress and
the first phase of the project should be completed by November 20.
Darling reported that engineers are currently evaluating the projected lifecycle of the
Green Street Parking Garage. Also, the Hancock Street Bridge was recently inspected and
some structural problems were identified.
7. Approval of Minutes
On a motion by Schroeder, seconded by Jones-Rounds, the draft August 25, 2015 meeting
minutes as edited by Schroeder were approved, with no modifications.
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In Favor: Blalock, Darling, Elliott, Jones-Rounds, Lewis, Randall, Schroeder
Opposed: None
Absent: Lewis
Vacancies: None
8. Adjournment
On a motion by Jones-Rounds, seconded by Darling, and unanimously approved, the meeting
was adjourned at 9:09 p.m.