HomeMy WebLinkAboutMN-PDB-2016-12-20Approved by the Planning Board on 2/28/17
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Planning & Development Board
Minutes
December 20, 2016
Board Members Attending: Garrick Blalock, Chair; Mark Darling (Board of Public Works
Liaison); Matthew Johnston; Robert Aaron Lewis; McKenzie
Jones-Rounds; John Schroeder
Board Members Absent: Jack Elliott
Board Vacancies: None.
Staff Attending: JoAnn Cornish, Director, Division of Planning & Economic
Development;
Lisa Nicholas, Senior Planner, Division of Planning & Economic
Development;
Applicants Attending: Maplewood Redevelopment Project
Scott Whitham, Whitham Planning & Design, PLLC
Kathryn Chesebrough, Whitham Planning & Design, PLLC
City Centre at Trebloc Building Site
Scott Whitham, Whitham Planning & Design, LLC;
Yamila Fournier, Whitham Planning & Design, LLC;
John Nicolich, Newman Development Group;
Sean Bell, Humphreys & Partners Architects, L.P.
College Townhouse Project at 119, 121, & 125 College
Avenue
Kathryn Wolf, Trowbridge Wolf Michaels Landscape Architects, LLP;
Alan Chimacoff, ikon.5 architects;
Phil Proujansky, Owner;
John Novarr, Owner
Apartments (5 Units) 126 College Ave.
Noah Demarest, STREAM Collaborative
Apartments (9 Units) 210 Linden Ave.
Noah Demarest, STREAM Collaborative
323 Taughannock – Apartment (Redesign) – Sketch Plan
Noah Demarest, STREAM Collaborative
Ithaca Reuse Center – Sketch Plan
Noah Demarest, STREAM Collaborative
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Chair Blalock called the meeting to order at 6:05 p.m.
1. Agenda Review
The BZA recommendation for 301 E State/MLK Street was removed from the agenda
2. Privilege of the Floor
Joel Harlan, 307 Ward Heights South, Town of Newfield Spoke in favor of the Maguire project at
Carpenter Business Park
Nancy Brcak, spoke against the City Centre project. She stated that it does not relate to the building
around it and could create too much shading on E State Street.
Julie Schroeder, 314 E. State Street, Homespun Boutique, spoke against the City Centre project. She
stated that it should be pushed back farther from the street edge.
3. Site Plan Review
A. Maplewood Redevelopment Project, Veteran’s Avenue (Between Maple Avenue &
Mitchell Street), Scott Whitham, Whitham Planning & Design, LLC for Cornell
University, Adoption of Findings Statement, Public Hearing and Potential
Consideration of Preliminary & Final Approval. The applicant proposes to redevelop the
existing 170-unit and 372-bedroom Maplewood housing complex into a new project with 500-
600 units and up to 975 bedrooms. The units are to be a mixture of townhomes, stacked flats,
and multi-family apartment buildings. The project will include a community center, some
neighborhood-scaled retail, and internal circulation network, including connections to
adjacent East Hill Recreation Way, landscaping, lighting, and other amenities. The project
site is approximately 17 acres — 0.75 of which is in the City of Ithaca and is proposed to
contain a road, landscaping, and a plaza with a covered TCAT bus stop. The applicant
intends to develop the Town portion of the site as a Planned Development Zone (PDZ), while
the City portion will comply with current R-3b Zoning District regulations. This is a Type 1
Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), §176-
4 B. (1) (k) & (i), and the State Environmental Quality Review Act (“SEQRA”), §617.4 (b)
(11), and is subject to Environmental Review. The Town of Ithaca, acting as Lead Agency for
Environmental Review of the project, issued a Positive Declaration of Environmental
Significance at its May 2016 meeting and accepted as adequate Draft Environmental Impact
Statement (DEIS) on September 20, 2016. The Town Planning Board filed a Notice of
Completion on November 30th, 2016, which can be viewed here:
http://www.town.ithaca.ny.us/major-projects/maplewood. The Town Board will consider
adoption of a Findings Statement on December 20, 2016.
Scott Whitham, Whitham Planning & Design, LLC updated the Board on the project.
It was decided that, at its January meeting, the Board would consider a resolut ion to the Board
of Public Works urging that sidewalks be constructed on both sides of Worth Street as a key
element in providing future adequate pedestrian connections between the Maplewood project
and the Belle Sherman School.
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Adopted Findings Statement:
On a motion by Lewis, seconded by Jones Rounds:
STATE ENVIRONMENTAL QUALITY REVIEW FINDINGS STATEMENT
Maplewood Graduate and Professional Student Housing Redevelopment Project
City of Ithaca Planning Board
_______________________________________________________________________
Pursuant to Article 8 (State Environmental Quality Review Act – SEQR) of the Environmental
Conservation Law and 6 NYCRR Part 617, the City of Ithaca Planning Board, as an Involved
Agency, makes the following findings:
Name of Action: Maplewood Graduate and Professional Student Housing Redevelopment
Project.
Description of Action: The project involves demolishing the existing Maplewood Apartments
housing complex, located between Maple Avenue and Mitchell Street, Town of Ithaca Tax Parcel
No.’s 63.-2-1, 63.-2-2, 63.-2-3, 63.-2-10.2, and 63.-2-14, and redeveloping the +/- 17 acre site with
474 residential units (studios and 1-4 bedroom units) in a mix of townhomes, stacked flats, and
multi-family apartment buildings. The project will also include some small retail, new interior
streets, parking areas, pedestrian facilities, open spaces, storm water facilities, and a community
center. The .75 acre city portion involves City of Ithaca Tax Parcel No.’s 66.-3-10.2 and 66.-3-30
and includes an access road, landscaping, a plaza with covered TCAT bu s stop and a connection to
the East Hill Recreation Way.
Agency Jurisdiction: City of Ithaca – Involved Agency for Environmental Review and Site Plan
Review for the City Portion of the Project. Town of Ithaca Planning Board - Lead Agency for the
environmental review, Site Plan Approval & Special Permit.
FEIS Accepted: November 22, 2016 by the Lead Agency
FEIS Filed: November 30, 2016 by the Lead Agency
Findings Statement Adopted: December 20, 2016 by the Lead Agency & the City of Ithaca as
Involved Agency
I. INTRODUCTION
Compliance with State Environmental Quality Review (SEQR)
This document is a Findings Statement that pertains to the proposed Maplewood Graduate and
Professional Student Housing Redevelopment project. It is prepared pursuant t o, and as required
by, 6 NYCRR Part 617.11. The Town of Ithaca Planning Board is the Lead Agency and is
responsible for considering Site Plan Approval and Special Permit. The City of Ithaca is an
Involved Agency and is also responsible for Site Plan Review for the .75 acre City- portion of the
project. This Findings Statement is based upon the facts and conclusions in (1) the Draft
Environmental Impact Statement (DEIS) for the project, received on August 2, 2016, revised on
September 13, 2016 and accepted by the Town of Ithaca Planning Board on September 20, 2016,
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and (2) the Final Environmental Impact Statement (FEIS), received on November 8, 2016, revised
on November 17, 2016 and November 22, 2016, and accepted by the Planning Board on November
22, 2016.
This Findings Statement demonstrates that the City of Ithaca, as an Involved Agency, has complied
with all of the applicable procedural requirements of Part 617 in reviewing this matter, and that this
Involved Agency has given due consideration to the above-referenced documents prepared in
conjunction with this action. Further, this Findings Statement contains the facts and conclusions in
the DEIS and FEIS relied upon by both the City and Town of Ithaca Planning Boards to support
future decisions related to these documents.
Potential Environmental Impacts Leading to Preparation of an Environmental Impact
Statement
Potential impacts were identified in the Final Scoping Document related to the proposed
Maplewood Graduate and Professional Student Housi ng Redevelopment project, which was
accepted by the Town of Ithaca Planning Board on July 19, 2016. The identified impacts include
the following:
A. Land Use and Zoning: increased density, increased allowable building height, change in
zoning from High Density residential (HDR) to Planned Development Zone (PDZ) to allow
increased density, compatibility with surrounding land uses and with the Town of Ithaca
Comprehensive Plan.
B. Soils and Topography: construction on slopes greater than 15%, increase in impervi ous
cover, tree and vegetation removal, soil erosion and sedimentation control, excavation and
removal of materials (truck routing discussed in “Construction and Demolition Activities”),
construction on land with possible shallow depth to water table.
C. Water Resources: increased runoff and potential flooding, soil erosion and sedimentation
control (related to stormwater impacts), changes in drainage patterns, degradation of water
quality from urban pollutants.
D. Transportation and Circulation: increased traffic on existing street network, increased
population utilizing public transit, pedestrian and bicycle networks, increased number of
parking spaces on site, impacts to existing fire, ambulance and police access to the area.
E. Utilities: increased water service demands/usage where there is insufficient water service
capacity, increased sewer service demands/usage, increased demand/usage on telephone,
cable television, telecommunications and high-speed internet accessibility, impact of light
spillage onto adjacent parcels.
F. Aesthetic Resources and Neighborhood Character: compatibility with and relationship to
existing development adjacent to and in the vicinity of the proposal (in terms of
architectural style, scale, density, building heights), visual impact of the proposed
development on the surrounding neighborhood and the community at large.
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G. Community Services: greater demand on emergency services, solid waste management,
educational services, health care services, recreation facilities.
H. Greenhouse Gas (GHG) Emissions/Effect of Project on The Use and Conservation of
Energy: analysis of project GHG emissions as they relate to increased energy usage, energy
efficiency in buildings and in project design, energy conservation measures, use of
renewable energy sources.
I. Construction and Demolition Activities: generation of noise, dust and vibration during
construction, impacts on neighborhood related to hours of construction and construction on
weekends, impacts related to contractor parking, construction traffic on existing street
network (truck routing plan).
II. ENVIRONMENTAL IMPACTS
A. Land Use and Zoning
Impacts and Proposed Mitigation
The Maplewood Graduate and Professional Student Housing Redevelopment project involves a
significant increase in density, from the 170 unit/372 bed development that exists on the site to a
474 unit/887 bed development that will exist after completion of the project. The existing one -story
structures will be replaced with a mix of 4–story apartment buildings and 2½ to 3-story townhomes
and stacked flats. There will be no change in the residential land use characteristic or the
graduate/professional-student population demographic that will live in the Maplewood
development. The .75 acre city portion of the project consists of an access road, landscaping, a
plaza with covered TCAT bus stop and a connection to the East Hill Recreation Way.
The Town of Ithaca Comprehensive Plan recommends focusing new residential development in
areas near major employment centers and the City of Ithaca boundary. The Maplewood project
meets the Plan’s recommendation, as it is located on an infill site within both the Town and City of
Ithaca. The project is also next to the Cornell University campus, about 1.2 miles east of downtown
Ithaca, and within a 10 to 20 minute walk of East Hill Plaza and the center of Ithaca’s Collegetown
area.
The Town’s Comprehensive Plan also recommends denser, mixed-use development in the Mitchell
Street/Maple Avenue/Pine Tree Road area, which includes the Maplewood site. The Plan has
designated the Maplewood project site as an area where traditional neighborhood development
(TND) would be appropriate. The project involves a change in the town’s zoning from the current
“High Density Residential” zoning designation to a “Planned Development Zone” (PDZ).
The PDZ language for Maplewood utilizes a form-based code, TND zoning approach that includes
design standards for many elements of the development. The height and density of buildings within
the project will be mitigated through design that is sensitive to the surrounding area, particularly the
residential neighborhoods along Mitchell Street on the south side of the project and along the East
Hill Recreation Way on the west side of the project. Specific mitigations rel ated to aesthetics and
building design are described below in Section F. Aesthetic Resources and Neighborhood Character.
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The .75 acre city portion of the project is within the City is in the R -3 b zoning district, which
allows multi-family use. The proposed development in this portion of the site: an access road,
landscaping, a plaza with covered TCAT bus stop and a connection to the East Hill Recreation Way,
are allowable in this zone. The City’s Comprehensive Plan, adopted in September 2015, anticipates
that the low- density residential use in the contiguous neighborhood will not change. The PDZ
adopted by the Town Planning Board dictates building types, architectural styles and massing that
interface well with the existing neighborhood fabric.
Discussion and Findings
The City of Ithaca Planning Board as an Involved Agency finds that:
The form-based zoning approach and PDZ language will provide clarity in guiding site planning for
the redevelopment and will minimize adverse environmental impacts, par ticularly impacts to the
contiguous low density residential area in the City, to the maximum extent practicable.
B. Soils and Topography
Impacts and Proposed Mitigation
Construction of this project will take place in several phases over the course of 1 8 months. Phases
1-4 will include the demolition of the existing Maplewood structures, followed by site preparation,
which will include clearing vegetation, establishing access roadways and construction staging areas,
and installing temporary erosion control measures, –foundation drains and permanent stormwater
basins. Temporary erosion control measures will include the placement of silt fence, curb inlet
protections, stabilized stone construction entrances, soil cover and temporary seeding, check dams,
and dust control measures. All details of the Erosion and Sediment Control Plan will be
incorporated into a Stormwater Pollution Prevention Plan (SWPPP) that meets the requirements of
the NYS Department of Environmental Conservation (NYSDEC), under the Stat e Pollutant
Discharge Elimination System (SPDES) and the Town of Ithaca requirements for stormwater
management. The SWPPP will be reviewed and approved by the Town of Ithaca Public Works
Department and the NYSDEC as part of the site plan review process. Per NYSDEC requirements,
development areas within each of the phases will generally be delineated to limit disturbance to five
acres at any given time.
The site largely consists of man-made fill from previous development, along with a few areas with
steep slopes. There are also some areas where the depth to water table is shallow. As proposed, the
steepest portions of the property (slopes of 15% or more) will remain undisturbed. Soil stabilization
will be accomplished by using soil covers and temporary seeding, with mulching and/or hydro-
seeding to be applied to areas with low slopes that have been stripped of natural vegetation, and rip -
rapping, matting and/or sodding for permanent soil stabilization. The project also wi ll include the
installation of foundation drains, which will mitigate impacts to areas with shallow depth to water
table.
The project will preserve some of the existing vegetation on the site, but there will be tree and
vegetation loss and an overall increase in impervious surface (appr ox. 1.3 acres). The project will
include significant re-landscaping of the site, which will mitigate the impacts of vegetation loss as
well as provide screening between the development and the surrounding neighborhoods. The
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SWPPP for the project will also include measures to mitigate the increase of impervious surface as a
result of the project (discussed in greater detail below, C. Water Resources).
Please see below Section I. Construction and Demolition Activities for findings related specifically
to construction and demolition activities, including excavation and removal of materials,
construction staging, contractor parking, impacts related to dust, noise and vibration during
construction, construction hours, etc.
Discussion and Findings
The City of Ithaca Planning Board as an Involved Agency finds that:
Although the project will disturb a significant portion of the existing site, the proposed plans appear
to be sensitive to the site and the surrounding area, and will involve the least amount of di sturbance
that is necessary for the project. The proposed mitigations noted above will minimize adverse
environmental impacts to the maximum extent practicable, and will be incorporated as conditions of
Town Planning Board site plan approval.
C. Water Resources
Impacts and Proposed Mitigation
The proposed development will result in an increase of 1.3 acres of impervious surface, increasing
the potential for flooding, erosion, and increased pollutant export if not mitigated. Changes to the
existing drainage patterns of the site will also occur as the land is re -graded to construct buildings,
parking areas, and roads. In the absence of stormwater controls, both runoff volume and peak
discharge rate will increase as a result of the proposed project.
Water quality treatment for the project will be achieved through the construction of rain gardens,
bio retention filters, vegetated swales and other green infrastructure practices. Treatment will also
involve the incorporation of on-site stormwater storage basins that will serve as sediment basins
during construction and as permanent stormwater facilities after construction. All erosion control
measures and post-construction related permanent stormwater management practices will meet
NYSDEC design and implementation guidelines. As noted in the Soils and Topography section
above, all details of the Erosion and Sediment Control Plan will be incorporated into a Stormwater
Pollution Prevention Plan (SWPPP) that meets the requirements of the NYSDEC, under the State
Pollutant Discharge Elimination System (SPDES) and the Town of Ithaca requirements for
stormwater management. The SWPPP will be reviewed and approved by the Town of Ithaca Public
Works Department and the NYSDEC as part of the site plan review process.
The on-site stormwater storage basins, combined with underground detention basins, will control
rates of runoff from the site during the 1, 2, 10, 25 and 100-year design storms. Both the stormwater
practices and the stormwater infrastructure within the si te will require ongoing maintenance to
ensure proper functioning and long-term pollutant removal performance. A formal Operation,
Maintenance, and Reporting Agreement will be developed between the Applicant and the Town.
The Agreement will list the requirements for long-term operational and maintenance responsibilities
for all applicable stormwater facilities related to the project. The Agreement will also give the Town
the ultimate authority, at the expense of the Applicant, to implement any action neede d to maintain
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the functions of the stormwater infrastructure in the event that the Applicant does not undertake
such actions themselves. The Operations, Maintenance, and Reporting Agreement will be a required
condition of the site plan approval.
Discussion and Findings
The City of Ithaca Planning Board as an Involved Agency finds that:
While the project will result in an increase in stormwater runoff and impacts to water quality, the
EIS has adequately addressed these impacts with proposals for implementing necessary mitigation
measures. The mitigation measures will be developed further in the required SWPPP and in the site
plan materials, and will need to be reviewed and approved by the Town of Ithaca Public Works
Department and the NYSDEC. The proposal calls for construction-related erosion control
measures, which, if properly installed and maintained, should adequately control sediment laden
runoff from leaving the site. The proposed design and proper installation of permanent stormwater
facilities that address water quality and runoff impacts, along with continuous and long-term
maintenance of these facilities, will minimize adverse environmental impacts related to water
resources to the maximum extent practicable.
D. Transportation and Circulation
Impacts and Proposed Mitigation
The traffic evaluation in the EIS studied traffic volumes projected from the full build -out of the
Maplewood re-development project and the resulting impacts on Mitchell Street, Maple Avenue and
nearby intersections. The study included an analysis of existing conditions, along with no-build and
build scenarios. The 327 Eddy Street Mixed Use Apartment Building, Dryden South Mixed Use
Project, Collegetown Crossing, Collegetown Terrace Apartments and 209 -215 Dryden Road
projects (all located in the City of Ithaca) were taken into account in the calculations, as these
nearby projects had either been recently approved, were under construction or were under review by
the City of Ithaca Planning Board at the time of the Maplewood EIS Scoping process. In addition,
the study examined the cumulative impacts of the Maplewood project combined with approved and
recently completed projects within an approximate 2/3 mile radius of the project.
According to the traffic study, the Maplewood project will generate approximately 78 entering/68
exiting vehicle trips during the weekday AM peak hour and 55 entering/68 exiting vehicle trips
during the PM peak hour. These increases and the differences between 2016 Existing Conditions,
2018 No Action Conditions and Maplewood Full Development are reflected in the study results
shown in Tables 3.4-2, 3.4-4 and 3.4-5 of the DEIS and the revised traffic study results on pages 103
and 104 of the FEIS. The tables show that nearly all study intersection s currently operate and will
continue to operate at level of service (LOS) C or better, with the exception of the Pine Tree
Road/Maple Ave intersection (in the eastbound left movement) which currently operates at LOS D.
That intersection will remain at LOS D after full buildout of the Maplewood project, so the project
will not have a significant impact on that intersection. The only intersection in the traffic study that
showed a change in LOS from the 2018 No Action Conditions to Full Development was the Maple
Avenue/Veteran’s Place, where the AM and PM peak Northbound-Veteran’s Place movement both
fell from a LOS A to a LOS B.
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Although the project does not significantly affect the LOS efficiency at the study intersections,
traffic generated by the project will exacerbate existing problems with speeding on Mitchell Street
and Maple Avenue. To mitigate this, the FEIS notes a number of streetscape improvements that
contain perceptual traffic calming measures, such as curbing and landscaping. These improve ments,
coupled with raised crosswalks and other mitigations, will frame the roadway and narrow the field
of vision, thereby influencing driver behavior. The improvements include:
Installation of curbing and associated drainage, asphalt milling and repaving, landscaping and
street trees on Mitchell Street and Maple Avenue along the project frontage
Installation of street trees and other landscaping in front of Cornell’s High Voltage Lab on
Mitchell Street
Installation of raised crosswalks at the intersections of the East Ithaca Recreation Way at
Mitchell Street and Maple Avenue
Additionally, the applicant proposes to contribute $30,000 toward the installation of traffic calming
measures located outside of the project area, along Mitchell Street and Maple Avenue, including:
Speed humps on the 700 block of Mitchell Street and other areas determined by the
town/city
Signage on Mitchell Street to alert motorists of the need for reduced speed entering the
project area
Regarding the existing and proposed pedestrian and bicycle network, the project’s internal elements
will include a system of sidewalks and connections throughout the site. Along the frontage, the
project will include a new sidewalk along Maple Avenue that will connect to the existing sidewalk
on that road in the City of Ithaca, and a redeveloped sidewalk along Mitchell Street. The East Ithaca
Recreation Way traverses through the project site and will be enhanced with landscaping as part of
the project. The proposed cross walks noted above will impr ove the connections to the East Ithaca
Recreation Way. At the request of the City of Ithaca Planning Board, the applicant has submitted
drawings titled “Mews Garden Layout Plan Connection to Belle Sherman” and “Connection
between Project and Worth Street Circulation Diagram” dated December 14th and prepared by
Whitham Planning and Design showing a future pedestrian connection through the contiguous
residential neighborhood. The City Board urges all involved parties to work to ensure that there is a
future pedestrian connection from the project to the neighborhood and Belle Sherman School as
shown in these drawings.
As there will be an increase in the population at Maplewood, the project also includes an increase in
the number of parking spaces on the site. The EIS indicates that the 887-bed project will generate a
need for up to 424 parking spaces, given the historic parking needs and trends of the Maplewood
graduate/professional student population, and the presence and heavy use of existing public transit
and other alternative modes of transportation readily accessible in the area. The project includes the
implementation of a “Traffic Demand Management” plan (TDM) to mitigate any potential impacts
related to the lack of on-site parking for the project. TDMs will also help alleviate the demand on
the road network. As part of the site plan review, the Planning Board will require that the applicant
commit to implementing the list of TDM strategies that are recommended on pages 3-42 and 3-43 of
the DEIS.
Regarding public transit service and access, the area currently contains many designated transit
stops for the Tompkins Consolidated Area Transit (TCAT) bus service along Maple Avenue,
including at least two that are located within ¼ mile of the project. The northern portion of the
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project is well served by TCAT routes 82 and 92. There is no TCAT bus service along Mitchell
Street, so residents living along the south end of the Maplewood development will need to walk
approximately 1,000 feet (less than ¼ mile) to the Maple Avenue stops to catch the bus to Cornell,
East Hill Plaza, and downtown Ithaca. The northern portion of the Maplewood project that is
located within the City of Ithaca municipal boundary includes the installation of a new bus shelter
and bus turnaround area to serve the residents of the development.
Discussion and Findings
The City of Ithaca Planning Board as an Involved Agency finds that:
Except for the Mitchell Street/Ithaca Road intersection, the levels of service (LOS) for the study
intersections do not fall below LOS C. However, at many intersections, additional seconds of delay
will occur as a result of the project. The additional delays will add to the existing traffic issues and
frustrations noted by many residents who have commented orally and in writing through the EIS
process.
The EIS includes a number of strategies that will mitigate the impacts of the projected increase in
traffic related to the project and also slow traffic down as it enters the larger Belle Sherman and
Bryant Park neighborhoods. The EIS also includes several solutions to offset the reduced parking
that will be supplied for the project.
The Town Planning Board will require the relevant mitigation measures noted above and in the EIS
to be incorporated into the project as part of the site plan review, as the proposed measures will
minimize adverse environmental impacts related to transportation to the maximum extent
practicable.
In addition, the City of Ithaca Planning Board finds that it will be important that all involved parties
work to ensure that there is a future pedestrian connection from the project to Belle Sherman
School, specifically through the connection of the project to the contiguous residential
neighborhood as shown in the drawings titled “ “Mews Garden Layout Plan Connection to Belle
Sherman”, and “Connection between Project and Worth Street Circulation Diagram” dated
December 14th and prepared by Whitham Planning And Design. Such connection should include the
installation of sidewalks on both sides of Worth Street.
E. Utilities
Impacts and Proposed Mitigation
Water: The project site lies within the Town of Ithaca Water Improvement Areas, with water being
supplied by the Southern Cayuga Lake Intermunicipal Water Commission (Bolto n Point) for
domestic use and firefighting purposes. The Pine Tree Road water storage tank services this area.
The Town hired GHD, Inc. as a consultant to study the water demands of the East Hill service area.
GHD, Inc. evaluated existing and future conditions, including future demands from the Maplewood
project (draft report entitled Town of Ithaca's East Hill Water Study). The study indicates that there
is adequate pressure and flow to service the new Maplewood Project and surrounding service area,
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however, the required 3-day water storage capacity cannot be met because the 200,000 gallon Pine
Tree water storage tank is undersized.
The GHD, Inc. study indicates that the Town requires a 400,000 gallon tank to meet the current 3 -
day storage capacity demand. The Maplewood development will add an additional daily demand of
45,900 gallons per day (x 3-day storage capacity = approx. 140,000 gallons per day). The overall
combined demand will necessitate a 600,000 gallon tank in order to accommodate the Maplewood
development, additional small-scale development on Park Lane, Strawberry Hill Road and
Slaterville Road, and other infrastructure upgrades.
Discussions have commenced with the Project Sponsor and representatives of Cornell University to
ensure that the East Hill Water System be upgraded with an approximately 600,000 gallon water
storage tank. Cornell University will be donating and transferring land to the Town to provide a site
on which the new water storage tank will be located. The parties are working cooperatively
towards a solution to the water storage capacity inadequacy issue. To assure that demands for the
new water service can be met, no occupancy of the Maplewood development should be allowed
until the new 600,000 gallon tank is installed and operational.
The water system for the existing Maplewood Apartments will be replaced with 1,700+/- feet of
new 8-inch ductile iron water main, a new fire meter to improve flow rates during fire events, new
hydrants and other system improvements. The sequencing of removing the old infrastructure and
replacing it with new infrastructure needs to be carefully planned so that fire protection is
maintained throughout the site during project demolition and construction phases. Existing
hydrants must remain active during demolition and foundation installation, and wood framing must
not be permitted until the new hydrants on the new distribution system are installed and active.
Sewer: The proposed development will require new sewer infrastruct ure. The plan includes
2,000+/- feet of 8-inch PVC sewer main with each apartment building and townhome having a
separate sewer lateral. The existing connection to the sanitary sewer line, located along the East
Ithaca Recreation Way, will be maintained. The DEIS analyzed the capacity of the sewer system to
handle the additional sanitary sewer load from the development. The analysis determined that there
is sufficient capacity in the Town of Ithaca sewer pipe mains to convey the additional flows from
the project site to the jointly-owned Town and City of Ithaca Mitchell Street interceptors. Based on
communications with the City of Ithaca, it was also determined that there is sufficient capacity in
the existing jointly owned sewer interceptor (the main containing City and Town combined flows)
to convey the additional flows to the Ithaca Area Wastewater Treatment Plant (IAWWTP).
Analysis of cumulative flows for approved, but yet to be developed projects in the City, with the
Maplewood project, confirmed City of Ithaca staff’s determination that there is available capacity in
the interceptor sewer lines of the existing mains from the City/Town line to the IAWWTP for these
future flows. Based on these determinations, no significant impacts to the sewer s upply or
connections are anticipated.
Telephone, Cable TV, Internet: The DEIS indicates that updated telecommunications facilities will
provide service to the development and that they will be served by an independent
telecommunications provider. Given the availability of these services to the site, no deficiency in
the provision of telecommunications facilities is anticipated.
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Lighting: Outdoor lighting will include lighting for sidewalks, drive lanes, and parking areas. With
proper planning and design, light spillage onto neighboring property can be minimized while still
providing adequate lighting for public safety. Proposed outdoor light fixture details (cut sheets) will
need to be submitted as part of the site plan submission to ensure compl iance with the Town’s
Outdoor Lighting Law and a photometric plan will also need to be reviewed by the Planning Board
to insure light trespass to neighboring properties is minimized.
Discussion and Findings
The City of Ithaca Planning Board as an Involved Agency finds that:
No adverse impacts related to utility services are anticipated if the above described mitigation
elements and site plan requirements are implemented. The proposed mitigations will serve to
minimize adverse environmental impacts related to utilities to the maximum extent practicable, and
will be incorporated as conditions of Town Planning Board site plan approval.
F. Aesthetic Resources and Neighborhood Character
Impacts and Proposed Mitigation
The character of the neighborhood surrounding the project is a mix of single-family homes,
apartment complexes, and industrial/institutional structures of varying heights, architectural styles
and building massing. The DEIS states that there is no predominant architectural style in the
neighborhood around the Maplewood project, when in fact the Craftsman, Farmhouse and
Bungalow styles are predominant architectural housing styles in the overall neighborhood,
accounting for 35% of all structures that make up the neighborhood (or more than 40%, if including
the “vinyl” craftsman styles in the adjacent Belle Sherman cottages project – designs that were
specifically chosen to blend in with the surrounding neighborhood).
The applicant originally chose the “Warehouse or Railroad Vernacular” style for the entire
Maplewood project. According to the neighborhood assessment in the DEIS, this style was among
the least dominant architectural styles found in the neighborhood, and was particularly out of
character with the residential buildings along the Mitchell Street frontage.
The FEIS, however, contains a modified architectural design for the Mitchell Street frontage that is
in character with the existing historic neighborhood along Mitchell Street. The new plan also
includes smaller townhomes and similar architectural features for two of the apartment buildings
along the East Ithaca Recreation Way that face Worth Street in the City of Ithaca.
In terms of visual impacts, there are no scenic resources identified in the Town of Ithaca Scenic
Resource Inventory that will be impacted by the proposed development. The development will be
very visible from Mitchell Street, Maple Avenue, the Belle Sherman Cottages development located
immediately west of the project, and also along some of the adjacent re sidential streets in the City of
Ithaca. However, the visual impacts of the project will be significantly mitigated by these measures
described in the DEIS and FEIS: (1) re-designing the architectural styles of the Mitchell Street
structures to better blend in with the existing Mitchell Street neighborhood, (2) setting the project
further back from the East Ithaca Recreation Way and having smaller town homes and buildings
with similarly re-designed features across from Worth Street and (3) adding significant and varied
landscaping throughout the project and along all sides of the property. These mitigation measures,
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along with other site elements such as signage and lighting, will be evaluated by the Planning Board
as part of site plan review.
Discussion and Findings
The City of Ithaca Planning Board as an Involved Agency finds that:
The project’s impact on views will be significantly mitigated by the architectural re -designs,
additional setbacks, smaller townhomes, and vegetative buffering noted above and further described
in the DEIS and FEIS for the project. The proposed mitigations will serve to minimize adverse
environmental impacts related to aesthetic resources and neighborhood character to the maximum
extent practicable.
G. Community Services
Impacts and Proposed Mitigation
The increase in the Maplewood resident population will increase demands on community services
such as police and fire protection, solid waste management, educational services, health care
services and recreation. The EIS adequately documents that full development of the Maplewood
development will not have a significant impact on these services.
The Ithaca Fire Department is responsible for fire and emergency medical service calls to East Hill
in the Town of Ithaca (Bangs ambulance also responds to emergency medical calls). The two
development entrances will be easily accessed by Ithaca Fire Department (IFD) apparatus. Final
project road designs will be evaluated by the IFD during site plan review.
In terms of police services, the EIS contains correspondence from Jamie Williamson of the Ithaca
Police Department (IPD), stating that IPD is more than capable of handling the added police
services anticipated from the Maplewood project. The Tompkins County Sheriff’s Departme nt and
NYS Police will respond to the portion of the site in the Town of Ithaca utilizing the “closest car”
concept.
Regarding solid waste management, the Tompkins County Recycling and Solid Waste Center has
indicated in the EIS that they have the capacity to handle the additional waste generated by the
project. The Center is currently operating at 18% of the facility’s solid waste capacity and 35% of
its recyclables capacity.
In terms of educational services, the EIS notes that the existing Maplewood project has had an
average of 4 elementary school-aged children over the last 5 years. The EIS anticipates that number
to increase to 10 total elementary school-aged children with the increase in Maplewood residents.
The Belle Sherman Elementary School can accommodate 360 students and currently enrolls 334.
The increase in elementary school-age children will not have a significant impact on the Ithaca City
School District capacity or operations.
Related to health care services, all of the residents of Maplewood will be connected to Cornell
University, with access to Gannett Health Services and health insurance through Cornell. The
project is not increasing the number of graduate and professional students that are attending Cornell.
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Gannett Health Services has sufficient capacity to accommodate all of the graduate and
professional students, whether they all live in Maplewood or in other areas.
Finally, with regard to recreational facilities, the existing East Ithaca Recreation Way will be
enhanced with new landscaping, fencing and other amenities, which will be a positive impact for
users of the trail. The overall re-development of the Maplewood site will allow for several new
recreational paths throughout the development, along with landscaped seating areas, new
playgrounds, open areas for passive recreation and other features.
Discussion and Findings
The City of Ithaca Planning Board as an Involved Agency finds that:
The Maplewood project will provide adequate police and fire protection, solid waste management,
educational services and health care services. These services, along with the increase in recreational
amenities related to the development, will serve to minimize adverse environmental impacts on
community services to the maximum extent practicable.
H. Greenhouse Gas Emissions/Effect of Proposal on the Use and Conservation of Energy
Impacts and Proposed Mitigation
According to the DEIS, the existing Maplewood development generated 1,258,000 kg CO2 per year
in greenhouse gas (GHG) emissions, utilizing natural gas as the primary energy source. The
proposed development, with more than double the population and a significant increase in the
number of buildings and potential energy usage, will generate 1,388,000 kg CO2 per year. The
DEIS included an analysis of the amount of GHG emissions related to the construction of the
project, including the energy used to prepare the site and construct the buildings, and the number of
vehicular miles traveled by workers coming to and from the site from their residences.
The DEIS and FEIS state that the developer of the Maplewood project is committed to using only
electricity as the project’s energy source and that the project will further incorporate many of the
mitigation measures listed in the NYSDEC’s “Guide For Assessing Energy Use And Greenhouse
Gas Emissions In An Environmental Impact Statement.” Additionally, the project will incorporate
all of the energy conservation measures listed in Table 5.2 of the DEIS (Chapter 5, page 5-4).
The FEIS expands upon the energy commitment by stating that the developer will (1) obtain Energy
Star certification for the project, which includes third party testing and inspections, and (2) purchase
100% of the energy used for the project from renewable sources, with “renewable source” defined
as a source that is not depleted when it is used, such as solar, wind and hydro power.
Discussion and Findings
The City of Ithaca Planning Board as an Involved Agency finds that:
The proposal to commit to obtain Energy Star certification and purchase renewable energy for 100%
of the project, combined with constructing buildings to Zero Energy Building standards and
incorporating the majority of the NYSDEC’s mitigation measures listed in the guide noted above,
will serve to minimize adverse environmental impacts related to greenhouse gas emissions to the
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maximum extent practicable. These mitigation measures will be incorporated as conditions of
Planning Board site plan approval.
I. Construction and Demolition Activities
Impacts and Proposed Mitigation
Construction-related traffic to and from the project site will be generated by workers, material and
equipment delivery, and hauled-away site materials related to the demolition of the existing
Maplewood development. The number and type of vehicles will vary, depending on the phase of
construction. As mentioned in Section B-Soils and Topography (above), construction of this project
will take place in several phases over the course of 18 months. Phases 1 -4 will include the
demolition of the existing Maplewood structures, followed by site preparation, which will include
clearing vegetation, establishing access roadways and construction staging areas, and installing
temporary erosion control measures, foundation drains and permanent stormwater basins.
Construction of the project will generate noise, dust and vibration from equipment, construction
vehicles, worker traffic, and delivery vehicles. Noise levels caused by construction activities will
also vary depending on the phase of construction. To mitigate noise impacts to adjacent and nearby
residences, noise-producing construction-related activities on the site “at or above 85 decibels will
be limited to the hours of 8am to 6pm, Monday - Friday/Saturday” (Draft EIS, page 4-9).
The Final EIS (Response 29D, page 68 and Response73F, page 71) states that the developer
anticipates that there will be a need to work weekends. This means that there is a chance that the
project could potentially produce significant levels of noise b etween 8am and 6pm every day of the
week for an unspecified amount of time (as it depends upon on the phase of construction).
The project will employ various methods of control to minimize excessive dust associated with
earth moving, such as site grading, back filling, and excavation. These methods include the use of
soil compaction, water sprinkling, and the use of crushed stone or gravel along construction roads.
By controlling the sources of dust, no significant adverse impacts are expected to occur.
Construction staging can be accommodated on site, so there is no anticipated queuing of
construction related traffic on area roadways and no long-term street closures. In order to maintain
safe traffic conditions during construction, the project construction team will supply a person to
wave traffic with flags during any construction activities that could impact traffic or pedestrian
travel.
Contractor parking, on the other hand, cannot be accommodated on site. The proposal includes
parking for contractors and workers in the former Courtside Fitness Center parking lot located off of
Pine Tree Road (the lot behind and next to the existing Rite Aid pharmacy). The lot has been left
vacant since the fitness center was demolished in 2008. The location is not only large enough to
accommodate the vehicles while not impacting the nearby commercial businesses, but is within easy
walking distance to the project.
In order to haul materials and deliveries into and out of the site with the least impact to the adja cent
city neighborhoods, the project includes a truck routing plan that uses Mitchell Street as the primary
route east to either Ellis Hollow Road or to Pine Tree Road and out to NYS Route 79 East. The
secondary traffic route includes using Maple Avenue to Pine Tree Road to Ellis Hollow Road and
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out to Game Farm Road. The variation of routes will disperse truck traffic so that no one street will
bear the full amount of construction traffic related to the project.
Discussion and Findings
The City of Ithaca Planning Board as an Involved Agency finds that:
The impacts related to construction traffic, dust, and noise will be temporary in nature and will
entail several mitigation measures. Nevertheless, the noise and vibrations from construction have
not been mitigated and they could occur every day of the week for an unspecified amount of time.
To adequately mitigate noise and vibration impacts to the adjacent residences around the project
during construction, construction should be prohibited all day on Sundays and Federal holidays and
work should not be routinely scheduled for Saturdays, but could be permitted if required by
extenuating circumstances, such as severe weather, subject to approval by the Director of Code
Enforcement.
The SWPPP that is submitted for the project will include mitigation for dust and debris related to
the project. The SWPPP will be reviewed and approved by the Town of Ithaca Public Works
Department and the NYSDEC as part of the site plan review process. The proposed truck r outing
plan will need to comply with the Town of Ithaca Road Preservation Law for any portions of the
plan that traverse Town of Ithaca roads.
The proposed contractor parking site is an ideal location, as it is close enough for workers to walk to
the job site without having to take a shuttle or park on city or town streets near the site. The
Planning Board can place conditions on any approvals related to contractor parking during site plan
review of the project. Such conditions of approval could require that the parking be temporary only,
with no time-extensions beyond completion of the Maplewood project, and site restoration once the
project is completed.
The proposed mitigations above will serve to minimize adverse environmental impacts related to
construction and demolition to the maximum extent practicable, and should be incorporated as
conditions of Planning Board site plan approval.
III. DISCUSSION OF ALTERNATIVES
Several alternative development plans were presented and evaluated in the EIS, including:
A. No Action Alternative, in which the project site remains undeveloped
B. As-of-Right/Development In Accordance With Existing Zoning Alternative
C. Reduced-Scale And Alternative Layout Development Scenarios
D. Reduction in Greenhouse Gas Emissions Alternative
Below is a discussion of each alternative:
A. No-Action Alternative: An evaluation of the No-Action Alternative is required under 6 NYCRR
617.9(b)(5) and involves the scenario where the Maplewood property remains undeveloped.
Under this scenario, none of the impacts identified in the EIS would occur. There would be no
impacts to soils and topography, water resources, vegetation, traffic, community facilities and
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utilities, or greenhouse gas emissions. The quality of the units in the existing development
would continue to degrade, as the development was built for a 25-year lifetime.
The Town’s Comprehensive Plan indicates that this property is appropriate for residential
development, particularly high density development, and it is currently zoned as suc h. Public water
and sewer, along with bicycle and pedestrian facilities and public transit, are all available to the site.
Additionally, the property is very close to the Cornell campus and other community services,
making it a walkable and easily accessible area for residential development. The No-Action
Alternative is not a reasonable alternative, given the viability of this site for development and the
current zoning and availability of public amenities that support it.
B. Development In Accordance with Existing Zoning Alternative: This Alternative includes
developing the entire Maplewood property to full build out in accordance with the current
density for the High Density Residential (HDR) Zone and not considering the topographic
constraints or any other environmental conditions of the site. Under the existing zoning, roughly
16.23+/- acres would remain in the HDR Zone, which permits single and two-family homes on
9,000 square foot lot sizes. The homes would be various styles, sizes and heights, with
maximum heights of 36-feet from the lowest exterior grade, and would contain individual
driveways along an internal roadway system. By following the existing zoning, there could be
up to 118 units in this Alternative. As there would be no provision for preserving the slopes, the
Mitchell family cemetery or any other environmentally sensitive characteristics of the property,
this Alternative would be an environmentally damaging one.
Additionally, the development of the Maplewood project in accordance with existing zoning would
not meet the goals of the recently adopted Town of Ithaca Comprehensive Plan, which has identified
the project site as appropriate for High Density “Traditional Neighborhood Development” (TND)
that would allow for significantly higher density than allowed by current zoning. Therefore, this
Alternative is not preferred.
C. Reduced-Scale and Alternative Layout Development Scenarios: As a result of continued review
of the plans during the EIS process, the project applicants revised their original plan, and the
revised plan became the proposed action that was evaluated in the Final EIS. The Draft and
Final EIS explored several scenarios involving either a reduction in scale or alternative layout
and design, including:
1. Shorter buildings along Mitchell Street (no more than 3 stories tall)
2. Residential style architecture for buildings along Mitchell Street (example photo with
gabled rooflines, front porches, residential windows-fewer windows, etc.)
3. Fewer units, along with fewer corresponding parking spaces
4. Building mass variation for any apartment buildings along Mitchell Street
5. Re-orientation of buildings to maximize solar access
A discussion of the scenarios is provided below:
1, 2, and 4 - Shorter buildings along Mitchell Street; Residential style architecture; Building mass
variation for any apartment buildings along Mitchell Street - The original plan for the project, found
in the Draft EIS, proposed 4-story apartment buildings along Mitchell Street, with modern designs,
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flat roofs and other non-residential features that made the project look institutional and out of
character with the Mitchell Street neighborhood.
The revised plan found in the Final EIS removed the 4-story apartment building along Mitchell
Street and replaced it with 2½ and 3 story townhomes containing pitched roofs, dormers, porches,
and other craftsman and bungalow residential style architectural features that make the project blend
in with the existing Mitchell Street neighborhood. As the revised plan eliminated the apartment
building, the need to vary the building massing along Mitchell Street (#4 above) was no longer
required. The revised plan similarly replaced the large apartment buildings that face Worth Street
on the west side of the project, located adjacent to the East Ithaca Recreation Way, with the same
2½ and 3-story townhomes as those planned for Mitchell Street.
For the Maple Ave portion of the project, the proposed apartment building in the revised plan
retained its modern look, but was broken into two shorter apartment buildings, thereby reducing
façade length and building massing. The building massing was further reduced through building
design elements, including base-middle-top articulation, projected masonry bays that create a look
of a predominantly 3-story building with an attic level, hyphens and building material variations.
Finally, the apartment buildings along Maple Avenue and throughout the remainder of the project
were modified to include balconies, porches and other residential features.
The revised plan found in the Final EIS is preferable to the original plan found in the Draft EIS
because the aesthetic and neighborhood impacts associated with the revised plan are significantly
reduced. The revised plan blends in architecturally a nd is more in scale with the residential
character of the Mitchell Street neighborhood and the residences located adjacent to East Ithaca
Recreation Way, thereby mitigating negative impacts to those areas. Thus, the revised plan has
become the proposed action.
3. Fewer units, along with fewer corresponding parking spaces – The Final EIS notes that, with the
introduction of the reduced-scale townhomes along the Mitchell Street frontage noted above, the
original 474-unit, 887-bed plan was reduced to 443 units and 873 beds, amounting to a 6.5%
reduction of units. The parking spaces related to the project were also reduced proportionally with
the reduced number of units, resulting in a reduction in overall impervious project area and a more
efficient site layout to accommodate the topography. This Alternative coincides with the revised
plan, which is the proposed action.
5. Re-orientation of buildings to maximize solar access – This Alternative explored the option of re-
orienting the site layout such that the buildings could maximize solar PV access. As noted in the
Draft EIS, the property is located on a diagonal grid to true north-south and the buildings follow
multiple orientations, depending on their location. The EIS found that re-orienting the buildings to
maximize solar access would be negligible in terms of energy savings but that the cost to install PV
on the site was found to significantly exceed the cost of purchasing renewable energy sources for
the project. The overall goal of renewable energy use and energy efficiency has been adequately
addressed in the Draft and Final EIS (as described in Section H of this Findings Statement) and has
been achieved with the developer’s commitment to obtaining Energy Star certification,
incorporating all of the energy conservation measures for a Zero Energy Building, and purchasing
100% of its energy from renewable sources. Therefore, this Alternative is not preferred.
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D. Reduction in Greenhouse Gas Emissions (GHG) Alternative: This Alternative discussed the
total annual GHG emissions for the proposed action (including proposed mitigation measures)
and included a quantitative comparison to the total GHG emissions of the alternatives listed
above, where practicable. The Draft EIS adequately explained which alternatives listed above
were rejected and the reasons for the rejection.
The revised project plan, described in the Final EIS and noted as the proposed action amongst the
Alternatives above, will incorporate many of the mitigation measures listed in the NYS DEC’s
“Guide for Assessing Energy Use and Greenhouse Gas Emissions in an Environmental Impact
Statement.” Additionally, the project will incorporate all of the energy conservation measures for a
Zero Energy Building listed in Table 5.2 of the DEIS (Chapter 5, page 5-4) and will obtain Energy
Star certification. These mitigations, coupled with the developer’s commitment to purchase 100%
of the energy used for the project from renewable sources, with “renewable source” defined as a
source that is not depleted when it is used, such as solar, wind and hydro power, will successfully
reduce the total annual GHG emissions for the project.
Based on an analysis of the Alternatives, the City of Ithaca Planning Board as an Involved
Agency finds that:
The revised plan proposed by the applicant in the Final EIS, combined with the mitigations
proposed by the applicant in the Draft and Final EIS or required by this Findings Statement,
minimizes or mitigates adverse environmental impacts to the greatest extent practica ble. The
project is consistent with the Town of Ithaca’s Comprehensive Plan.
The project will result in a denser development that will be walkable to the Cornell campus, the
Belle Sherman Elementary School, and the East Hill Plaza commercial area and Collegetown.
Residents of the development will have easy access to public transit and trails, and will live in a
development that blends in with the surrounding neighborhood, making the development part of
the existing community. In terms of traffic impacts, with one exception, the levels of service for
the study intersections are not currently below LOS C, and the levels of service are not
projected to fall below LOS C in the Build scenarios. The traffic mitigations listed in the Draft
and Final EIS and this Findings Statement will help to reduce the additional delays at
intersections and driveways the project would otherwise cause and will also help address
speeding that currently exists on Mitchell Street.
In favor: Blalock, Darling, Johnston, Lewis, Jones-Rounds and Schroeder
Opposed: None
Abstain: None
Absent: Elliott
Vacancies: None
Public Hearing
On a motion by Schroeder, seconded by Jones Rounds and unanimously approved, Chair Blalock
opened the Public Hearing.
Joel Harlan, 307 Ward Heights South, Town of Newfield, Spoke in favor of the project
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Nate Rogers, President of the Graduate and Professional Students Association spoke in favor of the
project.
On a motion by Lewis, seconded by Jones-Rounds and approved unanimously, Chair Blalock closed
the Public Hearing.
Adopted Resolution for Preliminary & Final Site Plan Approval:
On a motion by Schroeder, seconded by Johnston:
WHEREAS: the City of Ithaca Planning and Development Board has one pending application
for Site Plan Approval of the Maplewood Redevelopment Project (City portion) by Whitham
Planning and Design LLP agent for owner, Cornell University, and
WHEREAS: the applicant proposes to redevelop the existing 170-unit and 372-bedroom
Maplewood housing complex into a new project with 500-600 units and up to 975 bedrooms.
The units are to be a mixture of townhomes, stacked flats, and multi -family apartment
buildings. The project will include a community center, some neighborhood-scaled retail, and
internal circulation network, including connections to adjacent East Hill Recreation Way,
landscaping, lighting, and other amenities. The project site is approximately 17 acres — 0.75
of which is in the City of Ithaca and is proposed to contain a road, landscaping, and a plaza
with a covered TCAT bus stop. The applicant intends to develop the Town portion of the site
as a Planned Development Zone (PDZ), while the City portion will comply with current R -3b
Zoning District regulations, and
WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review
Ordinance (“CEQRO”), §176-4 B. (1) (k) & (i), and the State Environmental Quality Review
Act (“SEQRA”), §617.4 (b) (11), and is subject to Environmental Review, and
WHEREAS: the Planning Board did on April 26, 2016 consent to the Town of Ithaca
Planning Board, being the agency which has primary responsibility for approving and funding
or carrying out the action, acting as Lead Agency for the action, and
WHEREAS: the Town of Ithaca, acting as Lead Agency for Environmental Review of the
project, issued a Positive Declaration of Environmental Significance at its May 2016 meeting
and accepted as adequate a Draft Environmental Impact Statement (DEIS) o n September 20,
2016, and
WHEREAS: The Town Planning Board filed a FEIS Notice of Completion on November
30th, 2016, and
WHEREAS: on, December 20, 2016, the Planning Board has adopted a Findings Statement,
which was a “positive” findings statement, meaning that the proposed project was potentially
“approvable” (a relevant term used in the State’s “SEQR Handbook”) by the Planning Board,
as to its site plan, and
WHEREAS: legal notice was published and property posted in accordance with Chapters
276-6 B. (4) and 176-12 A. (2) (c) of the City of Ithaca Code, and
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WHEREAS: the Planning and Development Board held the required Public Hearing on
December 20, 2016, and
WHEREAS: the Planning Board, did on December 20, 2016 review and accept as adequate
the following drawings: “Cover Page/Site Plan (L000)”, Site Layout –North/ Final Layout
Plan (L101)”, “Planting Plan (L103)”, “Details (L501)”, “Schedules (L601)”, “Grading and
Drainage Plan North (C112)”, “Utility Plan North (C115)”, “Stormwater Management Key
Plan (C118)”, “Enlarged Stormwater Management Systems Plans (C120)”, all dated
December 7, 2016, and “Final Planting Plan- City”, “Final Planting Plan North- Full Sheet”,
“Site Materials Schedule –Planting Schedule”, “Site Furnishings”, “Final Grading and
Drainage Plan – City”, “Final Utility Plan”, “Final Layout Plan – City”, “Mews Garden
Layout Plan Connection to Belle Sherman”, “Mews Garden Landscape Plan Connection to
Belle Sherman”, “Connection Between Project and Worth Street Circulation Diagram”,
“Connection Between Project and Worth Street Section Diagram”, “Existing and Proposed
View from Worth Street”, and “Mews Townhomes Architectural Style”, all dated either
December 7, 2016 or December 14, 2016, and all prepared by Whitham Planning and Design
LLC ; and other application materials, and
WHEREAS: the 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, now, therefore, be it
RESOLVED: that the Planning Board hereby grants Preliminary and Final Site Plan Approval
to the project, subject to the following conditions:
i. Submission of building materials samples, and
ii. Submission of revised drawings showing two potential sidewalk connection options to
Belle Sherman Cottages and Worth Street, and
iii. Submission of drawings showing a raised crosswalk across Maplewood Avenue from
East Hill Recreation Way, and
iv. Removal of any City trees requires a Tree Permit, and
v. Bike racks to be installed before a Certificate of Occupancy is issued.
In favor: Blalock, Darling, Johnston, Lewis, Jones-Rounds and Schroeder
Opposed: None
Abstain: None
Absent: Elliott
Vacancies:
B. City Centre — Mixed Use Project (Housing & Retail), 301 E. Stat e/M.L.K., Jr. St., Jeff Smetana
for Newman Development Group, LLC. Determination of Environmental Significance. The
applicant proposes to redevelop the 0.759-acre site with an 8-story, 111’-tall, 187,536-GSF mixed-use
building, with approximately 10,800 SF of new ground-floor retail space and 10,700 SF of building
amenity and support space on the ground level. Upper floors will have a mix of unit types (studio, 1 -,
and 2-BR) for a total of 193 units. The ground level also includes a loading/delivery/tras h area with
vehicular access provided from N. Aurora Street to a circular drop -off area. The main vehicular
access to the site is off E. Green Street to a below-grade parking deck with 69 parking spaces and
Approved by the Planning Board on 2/28/17
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bicycle storage. The project is in the CBD-120 Zoning District and has received Design Review. It
requires a Zoning Variance for rear yard setback. This is a Type I Action under the City of Ithaca
Environmental Quality Review Ordinance (“CEQRO”), §176-4 B. (1) (h) [4], (i), (k), and (n), and the
State Environmental Quality Review Act (“SEQRA”), §617.4 (6.)(iv), and (11), and requires
Environmental Review.
Applicants Scott Whitham of Whitham Planning & Design, LLC; developers Jeffrey Smetana and
John Nicolich of Newman Development Group; and architect Sean Bell of Humphreys & Partners
Architects, L.P. presented a set of six renderings — listed specifically in the resolution below and
dated December 5, 2016 — that the applicant declared accurately depict the current state of the
project, as opposed to any submitted floorplans or elevations, which, at this time, are not completely
consistent with the aforementioned renderings.
Review of Full Environmental Assessment Form, Part 3
The Board reviewed, and made revisions to this document.
Adopted Resolution for City Environmental Quality Review.
On a motion by Johnston, seconded by Jones-Rounds
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan
Approval for an eight-story mixed-use building by Jeffrey Smetana for Newman Development Group, LLC,
and
WHEREAS: the applicant proposes to redevelop the 0.759-acre site with an 8-story, 111’-tall, 187,536-
GSF mixed-use building, with approximately 10,800 SF of new ground-floor retail space and 10,700 SF of
building amenity and support space on the ground level. Upper floors will have a mixture of unit types
(studio, 1-, and 2-BR) for a total of 193 units. The ground level also includes a loading/delivery/trash area
with vehicular access provided from N. Aurora Street to a circular drop-off area. The main vehicular
access to the site is off E. Green Street to a below-grade parking deck with 69 parking spaces and bicycle
storage. The project is in the CBD-120 Zoning District, and has received Design Review. It requires a
zoning variance for rear yard setback, and
WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance
(“CEQRO”), §176-4 B. (1) (h)[4], (k) and (n), and the State Environmental Quality Review Act
(“SEQRA”), §617.4 (6.)(iv) and (11), and is subject to Environmental Review, and
WHEREAS: NYS Department of Transportation and Tompkins County Department of Health provided
written consent and the Ithaca Development Authority did, by not responding to the request within 30 days,
consent to the City of Ithaca Planning and Development Board’s being Lead Agency for this project, and
WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving
and funding or carrying out the action, did, on October 25, 2016 declare itself Lead Agency for
environmental review of the project, and
WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on December 20,
2016 review and accept as adequate a Full Environmental Assessment Form (FEAF), Part 1, submitted by
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the applicant, and Parts 2 & 3, prepared by Planning staff and the following drawings: “Boundary &
Topographic Survey, No. 301 East State Street, City of Ithaca, Tompkins County, New York” dated
2/24/16 and prepared by T.G. Miller P.C., and “Demolition Plan”, “Grading Plan”, Erosion and Sediment
Control Plan”, “Construction Plan”, “Site Plan”, “Utilities Plan”, “Zoning Analysis”, “Layout Plan”,
“Paving Plan”, “Parking Plan”, “ Landscape Plan”, “Preliminary Planti ng List”, “ Floor Plans- Garage &
Ground”, “Elevations, E State Street”, “Elevations, Aurora Street”, “Elevations, Green Street”, “ Section
AA, East to West”, Section BB North to South”, Section Across Aurora Street”, “Section EE Across State
Street”, “Preliminary Building Materials”, “Rendering 1- From South”, “Rendering 2- From Bridge”,
“Rendering 3 –From East”, “Rendering 4-From North”, “Rendering 5 – From Above”, and Rendering 6-
Plaza Detail”, all dated 12/05/16 and prepared by Humphreys & Partners Architects L.P. et al; and other
application materials, 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 Lead Agency has determined that this project will not have significant impacts to
aesthetic resources and historic resources based on the set of six renderings listed above and dated 12 -05-
16, and not on any submitted floorplans or elevations, which, at this time, are not consistent with these
renderings, 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, Johnston, Lewis, Jones-Rounds and Schroeder
Opposed: None
Abstain: None
Absent: Elliott
Vacancies: None
C. College Townhouse Project, 119, 121 & 125 College Ave., Kathryn Wolf, Trowbridge Wolf
Michaels Landscape Architects, LLP. Public Hearing and Determination of Environmental
Significance. The applicant is proposing to construct three new apartment buildings with a total of 67
units (a mix of efficiencies, one-bedroom, and two-bedroom apartments) on the 0.476-acre (20,734
SF) project site. Two of the buildings, designed as row house apartments, are located along College
Avenue, while the third building, a garden apartment building, is located behind, in the rear portion of
the site. All buildings will be four stories and 45’ tall with habitable basements. Tenants are expected
to be short-term visiting Cornell faculty. Since no parking is proposed for the project, the applicant
will submit a Transportation Demand Management Plan (TDMP) for approval by the Planning Board.
The project site consist of 3 tax parcels (to be consolidated) in the CR-4 Collegetown Area Form
District (CAFD). It has received Design Review. This is a Type 1 Action under the City of Ithaca
Environmental Quality Review Ordinance (“CEQRO”), §176-4 B. (1.) (k.), and the State
Environmental Quality Review Act (“SEQRA”), §617.4 (b.) (11.), and is subject to Environmental
Review.
Approved by the Planning Board on 2/28/17
24
Applicant Kathryn Wolf of Trowbridge Wolf Michaels Landscape Architects, LLP; owners John
Novarr and Phil Proujansky; and architect Alan Chimacoff of ikon.5 architects updated the Board on
the project.
Public Hearing
On a motion by Schroeder, seconded by Darling and unanimously approved, Chair Blalock opened the
Public Hearing.
Joel Harlan, 307 Ward Heights South, Town of Newfield, spoke in support of the project.
On a motion by Jones-Rounds, seconded by Johnston, and approved unanimously, Chair Blalock
closed the Public Hearing.
Adopted Resolution for City Environmental Quality Review
On a motion by Jones-Rounds, seconded by Johnston:
WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning
and Development Board for townhouses and an apartment building by Kathryn Wolf, Trowbridge
Wolf Michaels Landscape Architects, LLP, for 119-125 CA Associates, LLC, and
WHEREAS: the applicant is proposing to construct three new apartment buildings with a total of 67
units (a mix of efficiencies, one-bedroom, and two-bedroom apartments) on the 0.476-acre (20,734 SF)
project site. Two of the buildings, designed as row house apartments, are located along College Avenue,
while the third building, a garden apartment building, is located behind, in the rear portion of the site.
All buildings will be four stories and 45’ tall with habitable basements. Tenants are expected to be short-
term visiting Cornell faculty. Since no parking is proposed for the project, the applicant will submit a
Transportation Demand Management Plan (TDMP) for approval by the Planning Board. The proje ct site
consists of 3 tax parcels (to be consolidated) in the CR-4 Collegetown Area Form Districts (CAFD). It
has received Design Review, and
WHEREAS: This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance
(“CEQRO”), §176-4 B. (1.) (k.), and the State Environmental Quality Review Act (“SEQRA”), §617.4
(b.) (11.), and is subject to Environmental Review, 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 Planning Board, being the local agency which has primary responsibility for approving
and funding or carrying out the action, did, on November 22, 2016 declare itself Lead Agency for
environmental review of the project, and
WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, has on December 20,
2016 reviewed and accepted as adequate a Full Environmental Assessment Fo rm (FEAF), Part 1,
submitted by the applicant, and Parts 2 & 3, prepared by Planning staff and the following drawings: a set
of undated drawings submitted with a cover memo dated 12-8-16 and a cover sheet dated 12-13-16, and
Approved by the Planning Board on 2/28/17
25
titled “Site Plan”, “Site Section”, “College Avenue”, “College Avenue Elevation (showing street view)”,
“College Avenue Elevation (showing below grade portions of the buildings in relation to the ground
plane)”, “Streetscape”, “End Elevations”, “Ramp at Center Passage - Building 1 South”, “Ramp at Center
Passage- Building 2 North”, “Building 3 Court Elevation”, “Building 1 & 2 Court Elevations”, “Building
3 Rear Elevation” and “Materials”, all prepared by ikon.5 architects, and “Site Surface Demolition Plan
(C105)” dated 12/09/16 and “Survey Map, No. 119-125 College Avenue, City of Ithaca, Tompkins
County, New York” dated 05/20/16, both prepared by TG Miller P.C., and “Existing Site Conditions
(C101)”, “Utility Demolition Plan (C102)”, “Site Utility Plan (C103)”, “Erosion and Sediment Cont rol
Plan (C104)”, “Details (C201)” and “Site Details (L5.00)” prepared by ikon.5 architects et al, and “Site
Plan Streetscape Option A (A1.00A)”, “Site Plan Streetscape Option B (A1.00B)” and “Street Elevation
& Site Section (A4.00)” and all dated 10/14/16 and prepared by ikon.5 architects, and other application
materials, 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, 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, Johnston, Lewis, Jones-Rounds and Schroeder
Opposed: None
Abstain: None
Absent: Elliott
Vacancies: None
D. Apartments at 126 College Avenue, Visum Development Group. Declaration of Lead Agency,
Determination of Environmental Significance. The applicant is proposing to construct a 4-story
(with occupied basement) apartment building with a total of 5 units (one on each floor) and 28
bedrooms on the .0908 acres (3,957 SF) project site. The project is expected to attract primarily
student tenants. Site improvements include walkways, landscaping and a retaining wa ll with an upper
terrace accessible from the basement apartment. All above -ground apartments will have a balcony
facing College Ave. Site development will require the removal of the existing house with its
associated retaining walls, driveway curbcut, walkways and one mature tree. Four mature trees in the
rear of the property will be preserved. The project site is in the CR-4 Collegetown Area Form District
(CAFD) and has received Design Review. As no parking is proposed for the project, the applicant will
submit a Transportation Demand Management Plan (TDMP) for approval by the Planning Board in
accordance with district regulations. This is an Unlisted Action under the City of Ithaca
Environmental Quality Review Ordinance (“CEQRO”), and the State Environment al Quality Review
Act (“SEQRA”), and is subject to Environmental Review.
Noah Demarest of STREAM Collaborative updated the Board on the proposed project
Adopted Resolution for Lead Agency:
Approved by the Planning Board on 2/28/17
26
On a motion by Darling, seconded by Schroeder:
WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning
and Development Board for a 5 unit apartment building by Visum Development Group, and
WHEREAS: the applicant is proposing to construct a 4-story (with occupied basement) apartment
building with a total of 5 units (one on each floor) and 28 bedrooms on the .0908 acres (3,957 SF)
project site. The project is expected to attract primarily student tenants. Site improvements include
walkways, landscaping and a retaining wall with an upper terrace accessible from the basement
apartment. All above-ground apartments will have a balcony facing College Ave. Site development
will require the removal of the existing house with its associated retaining walls, driveway curbcut,
walkways and one mature tree. Four mature trees in the rear of the property will be preserved. The
project site is in the CR-4 Collegetown Area Form District (CAFD) and has received Design Review.
As no parking is proposed for the project, the applicant will submit a Transportation Demand
Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations,
and
WHEREAS: This is a 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, 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, 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 proposed project, to be located at 126 College Ave. in
the City of Ithaca.
In Favor: Blalock, Darling, Johnston, Jones-Rounds, Lewis, Schroeder
Opposed: None
Absent: Elliott
Vacancies: None
Adopted Resolution for City Environmental Quality Review:
On a motion by Darling, seconded by Jones-Rounds:
WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning
and Development Board for a 5 unit apartment building by Visum Development Group, and
WHEREAS: the applicant is proposing to construct a 4-story (with occupied basement) apartment
building with a total of 5 units (one on each floor) and 28 bedrooms on the .0908 acres (3,957 SF)
project site. The project is expected to attract primarily student tenants. Site improvements include
walkways, landscaping and a retaining wall with an upper terrace accessible from the basement
apartment. All above-ground apartments will have a balcony facing College Ave. Site development
will require the removal of the existing house, with its associated retaining walls, dri veway curbcut,
walkways and one mature tree. Four mature trees in the rear of the property will be preserved. The
project site is in the CR-4 Collegetown Area Form District (CAFD) and has received Design Review.
Approved by the Planning Board on 2/28/17
27
As no parking is proposed for the project, the applicant will submit a Transportation Demand
Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations ,
and
WHEREAS: This is a 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, and
WHEREAS: The Planning Board, being the local agency which has primary responsibility for
approving and funding or carrying out the action, has, on December 20, 2016 declared itself Lead
Agency for the project, and
WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, has on December
20, 2016 reviewed and accepted as adequate a Full Environmental Assessment Form (FEAF), Part 1,
submitted by the applicant, and Parts 2 & 3, prepared by Planning staff and the following drawings:
“Existing Site Plan (L100)”, “Site Layout Plan (L101)”, “Grading Plans (L201)”, “Planting Plan
(L301)”, “Planting Details (L501)”, “Basement Plan (A100)”, and “First Floor (A101)” all dated
11/22/16 and “East Elevation (A2.1)”, “North Elevation (A2.2)”, “West Elevation (A2.3)”, “ South
Elevation (A2.4)” and “Street Perspective (A9.1)” all dated 12/7/16 and all prepared by Stream
Collaborative, and other application materials, 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, 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, Johnston, Jones-Rounds, Lewis, Schroeder
Opposed: None
Absent: Elliott
Vacancies: None
E. Apartments (9 Units) 210 Linden Avenue, Visum Development Group. Declaration of Lead
Agency, Determination of Environmental Significance. The applicant is proposing to construct a
4-story (with occupied basement) apartment building with a total of 9 units and 36 bedrooms on the
.1324 acres (5,769 SF) project site. The project is expected to attract primarily student tenants. Site
improvements include walkways, landscaping and a retaining wall with a lower terrace accessible
from the basement apartment. All above-ground apartments will have a balcony. Site development
will require the removal of the existing house, driveway, curbcut, and one mature tree. One mature
tree in the rear of the property will be preserved. The project site is in the CR -4 Collegetown Area
Form District (CAFD) and has received Design Review. As no parking is proposed for the project,
the applicant will submit a Transportation Demand Management Plan (TDMP) for approval by the
Planning Board in accordance with district regulati ons. 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.
Approved by the Planning Board on 2/28/17
28
Noah Demarest of STREAM Collaborative updated the Board on the proposed project.
Adopted Resolution for Lead Agency
On a motion by Darling, seconded by Johnston
WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning
and Development Board for a 9 unit apartment building by Visum Development Group, and
WHEREAS: the applicant is proposing to construct a 4-story (with occupied basement) apartment
building with a total of 9 units and 36 bedrooms on the .1324 acres (5,769 SF) project site. The project is
expected to attract primarily student tenants. Site improvements include walkways, landscaping and a
retaining wall with a lower terrace accessible from the basement apartment. All above -ground
apartments will have a balcony. Site development will require the removal of the existing house,
driveway, curbcut, and one mature tree. One mature tree in the rear of the property will be preserved.
The project site is in the CR-4 Collegetown Area Form District (CAFD) and has received Design
Review. As no parking is proposed for the project, the applicant will submit a Transportation Demand
Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations,
and
WHEREAS: This is a 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, 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, 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 proposed project, to be located at 210 Linden Ave. in the
City of Ithaca.
In favor: Blalock, Darling, Johnston, Lewis, Jones-Rounds and Schroeder
Opposed: None
Abstain: None
Absent: Elliott
Vacancies: None
Adopted Resolution for City Environmental Quality Review
On a motion by Darling, seconded by Lewis
WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning
and Development Board for a 9 unit apartment building by Visum Development Group, and
WHEREAS: the applicant is proposing to construct a 4-story (with occupied basement) apartment
building with a total of 9 units and 36 bedrooms on the .1324 acres (5,769 SF) project site. The project is
expected to attract primarily student tenants. Site improveme nts include walkways, landscaping and a
Approved by the Planning Board on 2/28/17
29
retaining wall with a lower terrace accessible from the basement apartment. All above -ground apartments
will have a balcony. Site development will require the removal of the existing house, driveway, curbcut,
and one mature tree. One mature tree in the rear of the property will be preserved. The project site is in
the CR-4 Collegetown Area Form District (CAFD) and has received Design Review. As no parking is
proposed for the project, the applicant will submit a Transportation Demand Management Plan (TDMP)
for approval by the Planning Board in accordance with district regulations. It has received Design
Review, and
WHEREAS: This is a Unlisted Action under the City of Ithaca Environmental Quality Review Ordinan ce
(“CEQRO”), and the State Environmental Quality Review Act (“SEQRA”), 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 December 20, 2016 declare itself Lead Agency for the
project, and
WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, has on December 20,
2016 reviewed and accepted as adequate a Full Environmental Assessment Form (FEAF), Part 1,
submitted by the applicant, and Parts 2 & 3, prepared by Planning staff and the following drawings:
“Existing Site Plan/Demo Plan (L100)”, “Proposed Site Plan (L101)”, “Grading Plans (L201)”, “Planting
Plan (L301)”, “Planting Details (L501)”, “Basement Plan (A100)”, and “First Floor (A101)” all dated
11/22/16 and “East Elevation (A2.1)”, “North Elevation (A2.2)”, “West Elevation (A2.3)”, “ South
Elevation (A2.4)” and “Street Perspective (A9.1)” all dated 12/7/16 and all prepared by Stream
Collaborative, and other application materials, 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 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
In favor: Blalock, Darling, Johnston, Lewis, Jones-Rounds and Schroeder
Opposed: None
Abstain: None
Absent: Elliott
Vacancies: None
F. 323 Taughannock – Apartment (Redesign) – Sketch Plan
Noah Demarest of STREAM Collaborative described the redesign of this project from the approved
apartment building with parking below to a proposed new townhouse format. He said the previous
design turned out to be prohibitively expensive, due to structural issues above the open ground-level
parking.
Approved by the Planning Board on 2/28/17
30
G. Ithaca Reuse Center – Sketch Plan
Noah Demarest of STREAM Collaborative explained this proposed project to the Board, which would
involve a campus-like assembly of new structures and parking lots on a site along Old Elmira Road.
The Board suggested modifications to the proposal to provide a more street -wall-like appearance
along the road.
4. Zoning Appeals
APPEAL #3053 310 Taughannock Boulevard
Area Variance
Appeal of HOLT Architects, PC on behalf of the owner J.O.C.H. and F., LLC for a sign variance from
Section 272-6B (2) number of signs permitted and size requirements of the Sign Ordinance. The
applicant proposes to install 11 new signs at the property located at 310 Taughannock Blvd. The
proposal includes adding 9 wall signs, 1 window sign, and 1 freestanding sign to help visitors locate
various tenants and re-brand the building with the new Cayuga Wellness Center logo.
There are seven tenants that occupy the building: Island Health & Fitness, Rasa Spa, Inlet Island Café,
Cayuga Center for Heathy Living, Cayuga Medical Center Physical Therapy, Cayuga Medical Center
Sports Medicine and Athletic Performance, and Cayuga Medical Associates Cardiac Care. In order to
direct visitors to the multiple tenants, the applicant proposes to install, 4 wayfinding wall signs located
at the N, S, E, W entrances and 1 freestanding parking lot directional sign. The remaining 6 signs will
include; 4 Cayuga Wellness Center logo signs located on the N, S, E, W of the building, 1 wall sign
for Cayuga Cardiology, and 1 window sign indicating a secondary entrance for the Physical Therapy
office.
A previous sign variance # 2724, was approved on May 8, 2007 for 3 freestanding signs and 5 wall
signs for the property. Only 1 freestanding and 3 wall signs were ever installed. The new proposal
includes removing 1 of the existing wall signs for Island Health & Fitness and updating 2 of the 3
remaining wall signs to the new design. The updated signs will not exceed the allowable area (SF)
permitted by the previous variance.
Section 272-6B (2) allows a business one freestanding sign or two wall signs and no individual sign
may exceed the maximum square footage of 50 SF. The applicant proposes to install an a dditional
eleven signs which exacerbates the previous variance approval. In addition, three of the eleven
proposed signs exceed the allowable square footage having 103.5 SF, 103.1 SF, and 83.5 SF of the
required 50 SF maximum. The property at 310 Taughannock Blvd. is in the FW-1 Zoning District
where business signs are allowed, however the Sign Ordinance, Section 272-18 requires that variances
be granted before a sign permit is issued.
The Board does not identify any long term planning impacts in regard to this appeal. The Board finds
that the request is reasonable due to the size of the building and its large number of tenants.
Approved by the Planning Board on 2/28/17
31
Appeal #3055 113 Farm Street
Area Variance
Appeal of Christine Lux and Michael Trotti, owners of 113 Farm Street for area var iances from
Section 325-8 Columns 4, 7, 11, 12, and 13, off- street parking, lot width, front yard, side yard and
other side yard, respectively, requirements of the Zoning Ordinance. The applicants’ propose to
rebuild the deteriorating front entrance porch on the northwest corner of their single family home at
113 Farm Street. Though the property at 113 Farm Street is a legal non-conforming structure, the
proposed reconstruction requires the property to comply with zoning regulations before a building
permit can be issued. The location of the porch does not comply with the required setbacks for front
and side yards. In addition, the property does not meet off-street parking, minimum lot width and the
minimum setback requirement for the other side yard.
Rebuilding the porch in its current location reestablishes a front yard setback deficiency and
exacerbates an existing side yard deficiency. The open space between front porch and the front lot
line, which determines the depth of front yard, is approximately 3 feet. The Zoning Ordinance requires
a 10 foot front yard setback. The west wall of the house is approximately 1.4 feet from its side yard lot
line. Though the 10 foot long porch lines up with this west wall of the home, the porch roof overhang
decreases the deficient side yard setback to .75 feet; required is a ten foot side yard setback.
Three other zoning deficiencies at 313 Farm Street will not be exacerbated by the rebuilding of the
front porch. The three bedroom single family home has no off street pa rking spaces. The Zoning
Ordinance requires this property to have one parking space. The property is deficient in lot width. The
lot width is 33 feet; the minimum lot width allowed is 35 feet. The other side yard between the east
facade of the house and east lot line has a depth of 1.5 feet; required is 5 feet.
The property at 113 Farm Street is in a R2-b zoning district where the single family dwelling is a
permitted use; however, Section 325-38 requires variances be granted before a building permit is
issued.
The Board does not identify any long term planning impacts in regard to this appeal. The proposal is
well designed and does not increase any existing deficiencies.
5. Old / New Business
A. Update – Chainworks DGEIS – Transportation Comments / Responses.
Nicholas explained that this discussion has once again been delayed by the applicant
B. Update – City / Town Joint Planning Board Meeting, January 31, 2017.
C. Update – Joint Planning Board / ILPC Meeting (DeWitt House).\
Nicholas said it is not clear when this meeting will be held.
6. Reports
A. Planning Board Chair
Approved by the Planning Board on 2/28/17
32
No report.
B. Director of Planning and Economic Development
Cornish updated the Board on recent Planning Division work.
C. Board of Public Works Liaison
Darling updated the Board on recent Board of Public Works meetings.
7. Approval of Minutes
On a motion by Schroeder, seconded by Darling, the revised draft August 30, 2016 and September 19,
2016 meeting minutes as edited by Schroeder were approved, with no modifications.
In Favor: Blalock, Darling, Johnston, Jones-Rounds, Lewis, Schroeder
Opposed: None
Absent: Elliott
Vacancies: None
8. Adjournment
On a motion by Darling, seconded by Jones-Rounds, and unanimously approved, the meeting was
adjourned at 10:07 p.m.