HomeMy WebLinkAboutMN-PDB-2017-09-26 Approved by the Planning Board October 24, 2017
Planning &Development Board
Minutes
September 26,2017
Board Members Attending: Garrick Blalock, Chair; Matthew Johnston; McKenzie Jones-
Rounds; Robert Aaron Lewis; John Schroeder
Board Members Absent: Jack Elliott
Board Vacancies: One
Staff Attending: JoAnn Cornish,Director,
Division of Planning&Economic Development
Lisa Nicholas, Senior Planner,
Division of Planning&Economic Development
Megan Wilson, Senior Planner,
Division of Planning&Economic Development
Applicants Attending: Brindley St Bridge
Addisu Gebre, City Bridge Systems Engineer
David Kennicutt,Delta Engineering
Lakeview Health Services Apartments
at 709-713 W.Court Street
Mark Pandolf,Principal,Plan Architecture Studio;
Peter Trowbridge, Trowbridge Wolf Michaels, LLP;
James Fruechtl, Trowbridge Wolf Michaels, LLP;
Andrew Sciarabba,T.G.Miller;
Joe Bowes,Ithaca Neighborhood Housing Services;
Duplex at 217 Columbia Street
John Snyder,John Snyder Architects;
Adam Fishel,Marathon Engineering;
Charlie O'Connor, Owner
Apartments at 203-209 Elm Street
Eric Reynolds, SWBR Architects
Andrew Sciarabba, T.G.Miller;
Lynn Truame,Ithaca Neighborhood Housing Services;
Joe Bowes,Ithaca Neighborhood Housing Services
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Approved by the Planning Board October 24, 2017
Supportive Senior Housing at 105 Dearborn Street
Frank Santelli, TG Miller PC
Paula Horrigan, Landscape Architect
Betsy Magre,Project Consultant
Elizabeth Ambrose Classen, Project Sponsor
Mixed-Use Student Housing Building
at 311 College Avenue(The Nines)
Jagat Sharma, Jagat Sharma Architect;
Frank Santelli, TG Miller;
Todd Fox,Project Sponsor
Chair Blalock called the meeting to order at 6:07 p.m.
1. Agenda Review
Nicholas said that the Board's recommendation on the Design Guidelines can be moved to the October
meeting and that the Board should discuss the proposal to create a South Hill Overlay Zone
2. Special Order of Business
A. Draft Design Guidelines for Downtown& Collegetown—Megan Wilson
Wilson gave a slide presentation summarizing basic principles of the August,2017 draft versions of the
proposed Collegetown Design Guidelines and Downtown Design Guidelines.
Schroeder stated his view that the Collegetown guidelines should include mandatory building step
backs to address issues with maximum building height along the narrow College Avenue and Dryden
Road in MU-1 and MU-2 (especially because of the way the current grade plane average height
calculation technique distorts the intended maximum heights under zoning). He also stated that
consideration of needed changes to the Collegetown Area Form Districts should be done at the same
time as consideration of the guidelines,because each directly affects the other.
The Board agreed to consider formal recommendations at its regular October meeting.
B. Brindley Street Bridge Update—Addisu Gebre
City bridge engineer Addisu Gebre and David Kennicutt of Delta Engineering presented the project
and stated that there were no significant changes since environmental review was completed, except
that box beam railings instead of concrete arch railings had been selected due to the need to limit the
weight of the superstructure. Construction is planned for 2019.
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Approved by the Planning Board October 24, 2017
Schroeder asked that the box beams on the bridge itself be painted a dark green, with a special silver
top railing (like the Lake Street Bridge),with the approach railings being clearly distinguished visually
from the railings of the bridge itself. He also asked that the bridge have a clear visual entrance and exit
(such as would be provided by pillars with light fixtures at the four bridge corners). He also asked that
all trees be shade/canopy trees.
Gebre agreed to provide a more detailed plan for the old bridge (which will remain as a pedestrian and
bike facility), and other requested materials, in the site plan application.
3. Privilege of the Floor
Joel Harlan, 307 Ward Heights South, Town of Newfield, spoke in favor of development and chain
stores.
Mary Tomlan, City Historian, spoke in favor of historic designation of the Chacona Block. She
described the architectural heritage of the 400 block of College Avenue, citing it as a good example of an
urban landscape.
Kyle Karnes, 415 Hanshaw Road, CEO of Student Agencies (owner of 411-415 College Avenue), spoke
against designation of the Chacona Block. He cited life safety concerns and conflict with plans to
develop Collegetown, and added that it is not financially feasible to repair the existing fagade of the
building.
Lia Grady Sayvetz, 201 Elm Street, spoke in favor of projects providing housing for low-income
families. She stated that the proposed project on Elm Street does not do that because the project will only
replace some of the existing units.
4. Site Plan Review
A. Lakeview Health Services Apartments, 326 & 328 N Meadow St. and 709 — 713 W Court
Street, by Trowbridge Wolf Michaels LLP for Lakeview Health Services Inc. Consideration of
Preliminary & Final Approval The applicant proposes to construct a five-story L-shaped building
with footprint of 10,860 SF and GFA of 62,700 SF on the .81 acre project site comprising four tax
parcels (to be consolidated). The building will contain sixty (60) one-bedroom apartments plus
associated shared common space(community room,laundry facilities, lounges, and exterior courtyard),
support staff offices, program spaces, conference room, utility rooms, and storage. The siting of the
building allows for a small landscaped front yard, a south-facing exterior courtyard, and a 16 space
surface parking lot in the rear of the site. Site development will require the removal of five structures
and associated site elements. The project is in the WEDZ-1 Zoning District. This is a Type I Action
under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO") §176-4 (1) (k) and (n),
and the State Environmental Quality Review Act ("SEQRA") § 617.4 (11) for which the Lead Agency
made a Negative Declaration of Environmental Significance on August 22, 2017.
The project team presented materials samples and information about vibration monitoring during
foundation construction. An August 29, 2017 memo from David Elwyn of Elwyn&Palmer Consulting
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Approved by the Planning Board October 24, 2017
Engineers states that to "ensure that noise, vibration, and disruption from pile driving operations are
properly controlled, we will include in our bid specifications requirements similar to what was used for
the Hancock Street project."
Jones-Rounds asked about the south fence and screening of the parking area to the south on Meadow
Street. The applicant said that this parking area is outside the project limits.
Schroeder noted that the new elevations include grills for HVAC units —and asked that they be placed
such that they are more in harmony with the grid pattern of the panel system.
Adopted Resolution for Preliminary&Final Site Plan Approval:
On a motion by Schroeder, seconded by Jones-Rounds:
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site
Plan Review for a housing project at 326 & 328 N. Meadow St. and 709-713 W. Court St. by
Trowbridge Wolf Michaels for Lakeview Mental Health, and
WHEREAS: the applicant proposes to construct a five-story L-shaped building with footprint of 10,860
SF and GFA of 62,700 SF on the .81 acre project site comprising four tax parcels (to be consolidated).
The building will contain sixty (60) one-bedroom apartments plus associated shared common space
(community room, laundry facilities, lounges, and exterior courtyard), support staff offices, program
spaces, conference room, utility rooms, and storage. The siting of the building allows for a small
landscaped front yard, a south-facing exterior courtyard, and a 16 space surface parking lot in the rear of
the site. Site development will require the removal of five structures and associated site elements. The
project is in the WEDZ-1 Zoning District, and
WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance
("CEQRO") §176-4 (1) (k) and(n), and the State Environmental Quality Review Act("SEQRA") § 617.4
(11)and is subject to environmental review, and
WHEREAS: Tompkins County Planning Commissioner, Tompkins County Department of Health
(TCDOH), NYS Homes and Community Renewal (HCR), NYS Office of Temporary and Disability
Assistance (OTDA) and NYS Office of Mental Health Services, all potentially involved agencies, did
consent to the City of Ithaca Planning and Development Board's being Lead Agency for this project, and
WHEREAS: the City of Ithaca Planning and Development Board, being the local agency which has
primary responsibility for approving and/or funding or carrying out the action, did, on July 25, 2017,
declare itself Lead Agency for the environmental review of the project, and
WHEREAS: legal notice was published and property posted, and adjacent property owners notified in
accordance with Chapter 290-9 C. (1), (2), &(3) of the City of Ithaca Code, and
WHEREAS: the Planning and Development Board held the required Public Hearing on August 22, 2017,
and
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Approved by the Planning Board October 24, 2017
WHEREAS: this Board, acting as Lead Agency in Environmental Review, did on August 22, 2017,
review and accept as adequate: a Full Environmental Assessment Form(FEAF), Part 1, submitted by the
applicant, and Parts 2 & 3 prepared by Planning staff; drawings titled "Erosion and Sediment Control
Plan (C101)", "Utility Plan (C102)", "Details (C201)", "Demolition Plan (L101)" and "Grading Plan
(L301)" dated 6/30/17; and"First and Upper Building Floor Plans (Al)", "Building Roof Plans (A1.2)",
"North and East Building Elevations (A2.1)" and "South and West Building Elevations (A2.2) all dated
7/05/17 and "Court and Meadow Street Contextual Perspective from Northeast", "Court and Meadow
Street Architectural Perspective from Northeast" and "Court and Meadow Street Architectural
Perspective from Northwest" dated 7/19/17; and"Layout Plan(L201)", "Planting Plan(L401)"and"Site
Details (L501 & L502)" dated 8/15/17; and all prepared by Trowbridge Wolf Michaels LLP 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 Planning Board did on August 22, 2017 determine that the proposed project would
result in no significant impact and did make a Negative Determination of Environmental Significance,
and
WHEREAS: this Board has on September 26, 2017, reviewed and accepted as adequate new and revised
drawings titled: "Layout Plan (L201)", "Site Details (L502)", "North and West Building Elevations
(A2.1)", "South and East Building Elevations (A2.2)", "Contextual Perspective From the Northeast",
"Contextual Perspective From the Southeast", and "Shade Study (two Sheets)" dated 9/12/17; and all
prepared by Trowbridge Wolf Michaels LLP et al. and other application materials, and
WHEREAS: the applicant has submitted a memo and supporting information from David Elwyn of
Elwyn & Palmer Consulting Engineers PLLC to James Fruechtl of Trowbridge Wolf Michaels dated
August 29, 2017 that describes in detail the type and duration of foundation work as well as the
specifications for monitoring that will be included in bid specification requirements for the contractor,
now, therefore, be it
RESOLVED:that the City of Ithaca Planning and Development Board does hereby grant preliminary and
final site plan approval to the project subject to the following conditions:
i. Submission to the Planning Board of revised color elevations,keyed to building materials sample
sheet, showing better alignment of fagade grills with the overall Nichiha grid, and moving south
sienna(orange) accent to the south fagade closest to Meadow Street, and
ii. Submission to Planning Board of lighting(any LEDs to be of warm Kelvin numbers) and signage
details, and
iii. Submission to the Planning Board of a detail showing shadow-line producing spacing/seams
between the sections of the metal panel system, and
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Approved by the Planning Board October 24, 2017
iv. Noise producing construction shall take place only between the hours of 7:30 a.m. to 7:30 p.m.
Monday through Friday(or Saturday 9 a.m. to 7:30 p.m. with advance notification to and
approval by the Director of Planning and Development), and
V. Pile installation shall take place only between the hours of 8 a.m. to 4 p.m. Monday through
Friday, and
vi. Any work in the City Right of Way will require a Street Permit, and
vii. Bike racks must be installed before a certificate of occupancy is granted, and
viii. A MP&T plan must be approved by Engineering before issuance of a building permit, and
ix. This site plan approval does not preclude any other permit that is required by City Code, such as
sign permits,tree permits, street permits, etc.
In favor: Blalock,Johnston, Jones-Rounds,Lewis, Schroeder
Opposed:None
Absent: Elliott
Abstain:None
Vacancies: One
B. Elm Street Apartments, 203-211 Elm Street, by Lynn Truame for Ithaca Neighborhood
Housing Services Inc. (INHS). Public Hearing and Determination of Environmental
Significance. The proposed project consists of the demolition of one single family home and two
apartment buildings and the construction of a single 12,585 SF apartment building with 13 dwelling
units, parking for six vehicles, and other associated site improvements. Due to the slope of the site,
the building will have two stories facing Elm Street and three stories in the rear. The project requires
the consolidation of three tax parcels. The project is in the R-3a Zoning district and is seeking two
area variances for relief from rear yard setback and parking requirements. This is a Type I Action under
the City of Ithaca Environmental Quality Review Ordinance ("CEQRO") §176-4 (1)(h)[3], and the
State Environmental Quality Review Act ("SEQRA") § 617.4 (11) and is subject to environmental
review.
Andrew Sciarabba of T.G. Miller; Eric Reynolds of SWBR Architects; Lynn Truame of Ithaca
Neighborhood Housing Services; and Joe Bowes of Ithaca Neighborhood Housing Services described
the current state of the project.
Truame gave an overview, Sciarabba presented the civil drawings, and Reynolds described the
architecture. Reynolds stated that it was not possible to recess the windows as had been requested, and
that the design is relying on the overall building geometry to create interest.
Schroeder asked for assurance that the window trim would be of a hard, sharply-defined material and
noted that the window trim on the townhouses at 210 Hancock Street has blunt, rounded edges that
look pasted on,rather than of high quality.
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Approved by the Planning Board October 24, 2017
Public Hearing
On a motion by Jones-Rounds, seconded by Johnson, and approved unanimously, Chair Blalock opened
the Public Hearing.
Joel Harlan, 307 Ward Heights South, Town of Newfield spoke in favor of the project.
Paul Sayvetz,201 Elm Street, spoke in favor of repairing one building,rather than replacing it.
There being no further public comments,on a motion by Jones-Rounds, seconded by Lewis, and
approved unanimously, Chair Blalock closed the Public Hearing.
Truame responded that INNS is only losing one unit(down from 14 in the three existing buildings to 13
in the proposed structure) and had added 3 two-bedroom units based on community input. She said
deconstruction of the existing building described by Sayvetz will be considered.
Adopted Resolution for City Environmental Quality Review:
On a motion by Johnston, seconded by Schroeder:
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site
Plan Review for construction of an apartment building at 203-209 Elm St. by Lynn Truame for Ithaca
Neighborhood Housing Services(INNS), and
WHEREAS: the proposed project consists of the demolition of one single family home and two
apartment buildings and the construction of a single 12,585 SF apartment building with 13 dwelling
units, parking for six vehicles, and other associated site improvements. Due to the slope of the site, the
building will have 2 stories facing Elm Street and three stories in the rear. The project requires the
consolidation of three tax parcels. The project is in the R-3a Zoning district and is seeking two area
variances for relief from rear yard setback and parking requirements, and
WHEREAS: This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance
("CEQRO") §176-4 (1)(h)[3], and the State Environmental Quality Review Act("SEQRA") § 617.4 (11)
and is subject to environmental review, and
WHEREAS: it was requested that the Tompkins County Planning Commissioner, Tompkins County
Department of Health,NYS Homes and Community Renewal, and the Ithaca Urban Renewal Agency, all
potentially involved agencies, consent to the City of Ithaca Planning Board being Lead Agency for the
environmental review of the project, and
WHEREAS: all above agencies either provided written consent to the Planning Board or did not
respond within the required 30 day period, and
WHEREAS: the City of Ithaca Planning and Development Board, being the local agency which has
primary responsibility for approving and funding or carrying out the action, did, on July 25,2017, declare
itself Lead Agency for the environmental review of the project, and
Approved by the Planning Board October 24, 2017
WHEREAS. this Board, acting as Lead Agency in Environmental Review, has on September 26, 2017,
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; drawings titled: "Topographic and Survey Map
No. 203,207,209 Elm Street, City of Ithaca, Tompkins County, New York" dated 3/25/15 and prepared
by TG Miller; "Existing Conditions Plan (C-101)" "Demolition, Erosion and Sediment Control Plan (C-
102)", "Layout Plan (C-103)", "Grading and Utility Plan (C-104)" , "Details (C-201)", "Overall
Landscape Plan (L-101)", "Overall Context Aerial (L-102)", "Lower Level Plan (A-101)", "First Floor
Plan (A-102)", "Second Floor Plan(A-103)", "Roof Plan(A-104)", "First Floor Plan(A-102)", "Exterior
Elevations (A-200)", "Conceptual Building Sections (A-301)" and "Sections (A301)" with a revision
date of 8/16/17 and prepared by SWBR Architects et al. and"Overall Site Plan"undated and prepared by
SWBR 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 that a Negative Declaration for purposes of
Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617
of the State Environmental Quality Review Act.
In favor: Blalock,Johnston, Jones-Rounds,Lewis, Schroeder
Opposed: None
Absent: Elliott
Abstain:None
Vacancies: One
C. Duplex, 217 Columbia Street by Charlie O'Connor for 985 Danby Rd LLC. Declaration of Lead
Agency, Determination of Environmental Significance and Consideration of Preliminary and Final Site
Pan Approval. The applicant is proposing to install a duplex with one 3- bedroom apartment on each floor.
The new structure is proposed to be sited directly behind the existing duplex on the property. As the project
will increase the off-street parking required from two to four spaces, the applicant is proposing to shift the
existing curb cut to the east and install an expanded parking area and drive aisle along the eastern property line.
The project also includes removing a 30"dbh oak and moving or replacing one street tree, closing the existing
curb cut, installing a fence, landscaping and walkways. The project is in the R-2a Zoning District. This is an
Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO") and the State
Environmental Quality Review Act("SEQRA") and is subject to environmental review.
Fishel stated that a drainage inlet has been added to the base of the driveway to prevent winter icing. (This was
requested by the Project Review Committee.) Snyder presented the architectural drawings and stated that the
applicant preferred the lighter gray color. O'Connor agreed that the fence would be white-painted wood, 5 feet
tall and set back somewhat from the front lot line.
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Approved by the Planning Board October 24, 2017
Adopted Resolution for Lead Agency:
On a motion by Lewis, seconded by Jones-Rounds:
WHEREAS: 6 NYCRR, Part 617, of the State Environmental Quality Review Law and Chapter 176.6 of
the City Code, Environmental Quality Review, require a Lead Agency be established for conducting
Environmental Review of projects, in accordance with local and state environmental law, and
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site
Plan Review for a housing project at 217 Columbia Street by Charlie O'Connor, and
WHEREAS: the applicant is proposing to install a duplex with one 3-bedroom apartment on each floor.
The new structure is proposed to be sited directly behind the existing duplex on the property. As the
project will increase the off-street parking required from two to four spaces, the applicant is proposing to
shift the existing curb cut to the east and install an expanded parking area and drive aisle along the
eastern property line. The project also includes removing a 30"dbh oak, moving or replacing one street
tree, closing the existing curb cut, and installing a fence, landscaping and walkways. The project is in the
R-2a Zoning District, and
WHEREAS: 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, 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, being the local agency which has
primary responsibility for approving and funding or carrying out the action, does hereby declare itself
Lead Agency for the environmental review of the project.
In favor: Blalock,Johnston, Jones-Rounds,Lewis, Schroeder
Opposed:None
Absent: Elliott
Abstain:None
Vacancies: One
Adopted Resolution for City Environmental Quality Review:
On a motion by Johnston, seconded by Lewis:
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site
Plan Review for a housing project at 217 Columbia Street by Charlie O'Connor, and
WHEREAS: The applicant is proposing to install a duplex with one 3-bedroom apartment on each floor.
The new structure is proposed to be sited directly behind the existing duplex on the property. As the
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Approved by the Planning Board October 24, 2017
project will increase the off-street parking required from two to four spaces, the applicant is proposing to
shift the existing curb cut to the east and install an expanded parking area and drive aisle along the
eastern property line. The project also includes removing a 30"dbh oak, and moving or replacing one
street tree, closing the existing curb cut, and installing a fence, landscaping and walkways. The project is
in the R-2a Zoning District, and
WHEREAS: 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, and
WHEREAS: the City of Ithaca Planning and Development Board, being the local agency which has
primary responsibility for approving and/or funding or carrying out the action, did, on September 26,
2017, declare itself Lead Agency for the environmental review of the project, and
WHEREAS: this Board, acting as Lead Agency in Environmental Review, has on September 26, 2017,
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; drawings titled `Boundary and Topographic
Map,No. 217 Columbia Street, City of Ithaca, Tompkins County,New York" dated 6/5/17 and prepared
by TG Miller PC, "Site Plan (CLO)", "Grading, Drainage and Erosion Control Plan (C2.0 & C2.1)",
"Utility Plan (C3.0)" and "Landscaping Plan (Alternate) (C4.OA)", "Detail Sheet (C5.0)" all dated
8/30/17 and prepared by Marathon Engineering, and "Floor Plans & 3D Views (A101)", "Elevations
(A200- two sheets showing different color schemes)'and "Fence Details (A500)", dated 9/26/17 and
prepared by John Snyder Architects and other application materials, and
WHEREAS: in response to Lead Agency concerns about drainage and winter icing of the sidewalk, the
applicant has proposed to install a drainage inlet to collect runoff at the base of the driveway, as well as
other drainage improvements, 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 that a Negative Declaration for purposes of
Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617
of the State Environmental Quality Review Act.
In favor: Blalock,Johnston, Jones-Rounds,Lewis, Schroeder
Opposed: None
Absent: Elliott
Abstain: None
Vacancies: One
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Approved by the Planning Board October 24, 2017
Adopted Resolution for Preliminary and Final Site Plan Approval:
On a motion by Jones-Rounds, seconded by Lewis:
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site
Plan Review for a housing project at 217 Columbia Street by Charlie O'Connor, and
WHEREAS: The applicant is proposing to install a duplex with one 3-bedroom apartment on each floor.
The new structure is proposed to be sited directly behind the existing duplex on the property. As the
project will increase the off-street parking required from two to four spaces, the applicant is proposing to
shift the existing curb cut to the east and install an expanded parking area and drive aisle along the
eastern property line. The project also includes removing a 30"dbh oak, and moving or replacing one
street tree, closing the existing curb cut, and installing a fence, landscaping and walkways. The project is
in the R-2a Zoning District, and
WHEREAS: 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, and
WHEREAS: : the City of Ithaca Planning and Development Board, being the local agency which has
primary responsibility for approving and/or funding or carrying out the action, did, on September 26,
2017, declare itself Lead Agency for the environmental review of the project, and
WHEREAS: legal notice was published and property posted, and adjacent property owners notified in
accordance with Chapter 290-9 C. (1), (2), &(3) of the City of Ithaca Code, and
WHEREAS:the Planning and Development Board held the required Public Hearing on August 22, 2017,
and
WHEREAS: this Board, acting as Lead Agency in Environmental Review, has on September 26, 2017,
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, drawings titled "Boundary and Topographic
Map,No. 217 Columbia Street, City of Ithaca, Tompkins County,New York" dated 6/5/17 and prepared
by TG Miller PC, "Site Plan (C1.0)", "Grading, Drainage and Erosion Control Plan (C2.0 & C2.1)",
"Utility Plan (C3.0)" and "Landscaping Plan (Alternate) (C4.OA)", "Detail Sheet (C5.0)" all dated
8/30/17 and prepared by Marathon Engineering, and "Floor Plans & 3D Views (A101)", "Elevations
(A200- two sheets showing different color schemes)'and "Fence Details (A500)", dated 9/26/17 and
prepared by John Snyder Architects and other application materials,and
WHEREAS: in response to Lead Agency concerns about drainage and winter icing of the sidewalk, the
applicant has proposed to install a drainage inlet to collect runoff at the base of the driveway, as well as
other drainage improvements, and
WHEREAS:the Planning Board urges the Sidewalk Coordinator to allow the applicant to retain the steps
from the street to the sidewalk, and
Approved by the Planning Board October 24, 2017
WHEREAS.the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department,
and other interested parties have been given the opportunity to comment on the proposed project and any
received comments have been considered, and
WHEREAS. the Planning Board did on September 26, 2017 determine that the proposed project would
result in no significant impact and did make a Negative Determination of Environmental Significance,
now, therefore, be it
RESOLVED:that the City of Ithaca Planning and Development Board does hereby grant preliminary and
final site plan approval to the project subject to the following conditions:
i. Submission to the Planning Board of a revised fence detail specifying wood construction and
showing a design more compatible with the residential neighborhood(e.g. farther from the street
and/or shorter overall)and details of shed and block wall, and
ii. Submission to the Planning Board of a revised utility plan showing a drain at the base of the
driveway,that diverts water from flowing over the sidewalk, and
iii. Any work in the City Right of Way will require a Street Permit, and
iv. Bike racks must be installed before a certificate of occupancy is granted, and
v. A staging plan must be approved by the Building Division and Engineering before issuance of a
building permit, and
vi. Noise producing construction shall be limited to the hours of 7:30 a.m. to 7:30 p.m. Monday
through Friday(and Saturday 9:00 a.m. to 7:30 p.m. with advance notification to and approval by
the Director of Planning and Development), and
vii. This site plan approval does not preclude any other permit that is required by City Code, such as
sign permits,tree permits, street permits, etc.
In favor: Blalock,Johnston, Jones-Rounds, Lewis, Schroeder
Opposed:None
Absent: Elliott
Abstain:None
Vacancies: One
D. Apartments, 311 College Ave (The Nines) by Jagat Sharma for Todd Fox. Declaration of
Lead Agency, Public Hearing and Review of FEAF Parts 2 & 3. The applicant is proposing to
construct a six story, 80' high building plus basement. The first floor will have an approximately 825
SF commercial space and five studio apartments,upper floors will have a combination of 21 studio and
24 loft apartments for a total of 45 dwelling units. The applicant's intended market is students. Project
development will require the removal/ demolition of the existing structure and all associated site
features. The existing building incorporates the original Number Nine Fire Station and was identified
as a structure worthy of further research in a 2009 study titled Collegetown Historic Resources Worthy
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Approved by the Planning Board October 24, 2017
of Detailed Research: Icons of Collegetown, Individual Buildings, Architectural Ensembles and
Landscape Features. The project is in the MU-2 Collegetown Area Form District (CAFD) and
requires Design Review. This is a Type I Action under the City of Ithaca Environmental Quality
Review Ordinance ("CEQRO") §176-4 13.(1)(k) and the State Environmental Quality Review Act
("SEQRA") § 617.4 (b)(11) and is subject to environmental review.
Jagat Sharma of Jagat Sharma Architect; Frank Santelli of T.G. Miller; and project sponsor Todd Fox
presented the proposed project.
Sharma said that, in response to Planning Board comments,the east and west ends of the proposed
building have been reduced from about 85 feet in height(including parapets)to just under 74 feet,by
angling the roof down towards those end fagades from the central portion of the building,which retains
its original height. He said this became possible by making the top floor one of the loft floors.
Sharma suggested carrying brick partially around the long north and south fagades (the two end fagades
are already brick),but stated that the project would need permission from adjacent property owners in
order to do so. Permission,he said,has not yet been granted.
Schroeder suggested some design revisions for the windowless south elevation, including moving the
two courtyards from the north to the south side,where they would be more visible and help break up
that fagade's massing, and also coloring the entire top floor to make it appear like a"roof'floor
(including the sloped ends).
Approved Resolution for Lead Agency:
On a motion by Schroeder, seconded by Jones-Rounds:
WHEREAS: 6 NYCRR, Part 617, of the State Environmental Quality Review Law and Chapter 176.6 of
the City Code, Environmental Quality Review, require a Lead Agency be established for conducting
Environmental Review of projects, in accordance with local and state environmental law, and
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site
Plan Review for student apartments at 311 College Avenue by Jagat Sharma for Todd Fox, and
WHEREAS: the applicant is proposing to construct a six story, 80' high building plus basement. The
first floor will have an approximately 825 SF commercial space and five studio apartments,upper floors
will have a combination of 21 studio and 24 loft apartments for a total of 45 dwelling units. The
applicant's intended market is students. Project development will require the removal/ demolition of the
existing structure and all associated site features. The existing building incorporates the original Number
Nine Fire Station and was identified as a structure worthy of further research in a 2009 study titled
Collegetown Historic Resources Worthy of Detailed Research: Icons of Collegetown, Individual
Buildings, Architectural Ensembles and Landscape Features. The project is in the MU-2 Collegetown
Area Form District(CAFD)and requires Design Review, and
WHEREAS: this is a Type I 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
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Approved by the Planning Board October 24, 2017
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 carryout
the action,now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board, being the local agency which has
primary responsibility for approving and funding or carrying out the action, does hereby declare itself
Lead Agency for the environmental review of the project.
In favor: Blalock, Johnston,Jones-Rounds,Lewis, Schroeder
Opposed:None
Absent: Elliott
Abstain:None
Vacancies: One
Public Hearing
On a motion by Jones-Rounds, seconded by Lewis, and unanimously approved,the Public Hearing was
opened:
Mary Tomlan, City Historian, spoke about the importance of the two combined old fire station
buildings on the site and advocated for moving the original fire station building to another location in
Collegetown,if it cannot be preserved.
Robert Lynch, Gray Road, Town of Enfield, spoke in favor of saving (designating)the existing Nines
building as a landmark. He objected to the design of the proposed building and questioned its fire
safety.
Christine O'Malley, Historic Ithaca, agreed with Tomlan's comments, and is concerned that the
proposed Design Guidelines might be out of step with ongoing Collegetown changes because the
defined Character Areas the guidelines describe are changing.
Graham Kerslick, Fourth Ward Alderperson and Orchard Place resident, stated that the proposed
building falls short of the goal for "exceptional urban design" set forth in the Collegetown Area Form
Districts and urged the Board to work with the developer to meet that goal. He said the existing site is
important to the community as a gathering place, and this needs to be recognized in the design.
There being no further public comments, on a motion by Lewis, seconded by Jones-Rounds, and
approved unanimously, Chair Blalock closed the Public Hearing.
Schroeder noted that of the four significant commercial and institutional historic resources on the east
side of College Avenue, all four are currently at risk. The proposed Larkin Building historic
designation barely made it out of the Planning and Economic Development Committee; the proposed
Chacona Block designation appears to have even less Common Council support; and this project would
raze both the original 1894-95 Collegetown fire station (back of property) and its 1907-08 addition
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Approved by the Planning Board October 24, 2017
(front of property). The owners all four buildings, he noted, have long- or short-range development
plans in the works.
He proposed the relocation and preservation of both historic fire stations, as had been recommended
if these buildings could not remain in situ — in an August 15, 2017 letter from the Ithaca Landmarks
Preservation Commission to the Planning Board.
Jones-Rounds stated if an historic resource is removed, what replaces should be worth the loss, and this
project is not.
Johnston stated that the cost of replacement and cost of preservation should be balanced.
Garrick summarized the following options the Planning Board had just discussed:
•Relocate one or both historic fire stations to another Collegetown location;
• Incorporate a new building into the existing historic fire station fabric; or
•Redesign the proposed new building to better reflect the site's historic character and qualities.
Fox responded that it is not financially feasible to move the buildings and suggested that more could be
accomplished to address concerns if the contiguous City-owned fire station site were part of the
project.
Cornish stated that the latter is not for sale, and therefore cannot be part of the discussion.
Fox agreed to look into improving the design of the building.
E. Bridges Cornell Heights Residence (Senior Housing), 105 Dearborn Place by Elizabeth
Classen. Declaration of Lead Agency, Public Hearing and Review of FEAF Parts 2 & 3. The
applicant is proposing to construct a two story single family residence with 12 bedrooms to house up to
16 people on the .446 acre lot. The building will have a footprint of approximately 4,150 SF, including
porches. Site improvements include a porte cochere, a driveway and parking area for nine cars, three
patios,walkways and landscaping plantings. The site is currently vacant. Site development will require
the removal of approximately 25 trees of various sizes. The applicant is proposing to use the
Landscape Compliance method, which requires Planning Board approval for placement of the parking
area. The project is in the R-2a Zoning District and the Cornell Heights Local Historic District and has
received a Certificate of Appropriateness from the Ithaca Landmarks Preservation Commission(ILPC).
This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance
("CEQRO") §176-4 (1)(h)(4) and the State Environmental Quality Review Act ("SEQRA") § 617.4
(b)(11) and is subject to environmental review.
Horrigan presented the changes to the project – which included reducing the area size of the parking
area by making the spaces slightly smaller.
Horrigan said that the initial site survey had misidentified some trees; therefore, she will be providing
revised drawings reflecting these corrections and showing additional existing trees to be preserved.
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Approved by the Planning Board October 24, 2017
Adopted Resolution for Lead Agency:
On a motion by Schroeder, seconded by Johnston:
WHEREAS: 6 NYCRR, Part 617, of the State Environmental Quality Review Law and Chapter 176.6 of
the City Code, Environmental Quality Review, require a Lead Agency be established for conducting
Environmental Review of projects, in accordance with local and state environmental law, and
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site
Plan Review for a senior housing project at 105 Dearborn Place by Elizabeth Classen Ambrose, and
WHEREAS: the applicant is proposing to construct a two story single family residence with 12
bedrooms to house up to 16 people on the .446 acre lot. The building will have a footprint of
approximately 4,150 SF, including porches. Site improvements include a porte cochere, a driveway and
parking area for nine cars, three patios,walkways and landscaping plantings. The site is currently vacant.
Site development will require the removal of approximately 25 trees of various sizes. The applicant is
proposing to use the Landscape Compliance method, which requires Planning Board approval for
placement of the parking area. The project is in the R-2a Zoning District and the Cornell Heights Local
Historic District and has received a Certificate of Appropriateness from the Ithaca Landmarks
Preservation Commission(ILPC), and
WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance
("CEQRO") §176-4 (1)(h)(4) 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 carryout
the action,now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board, being the local agency which has
primary responsibility for approving and funding or carrying out the action, does hereby declare itself
Lead Agency for the environmental review of the project.
In favor: Blalock,Johnston, Jones-Rounds,Lewis, Schroeder
Opposed:None
Absent: Elliott
Abstain:None
Vacancies: One
Public Hearing
On a motion by Jones-Rounds, seconded by Johnson, and approved unanimously, Chair
Blalock opened the Public Hearing.
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Approved by the Planning Board October 24, 2017
Mike Decatur, 125 Heights Court, spoke against the project. He stated that the project site should be
retained as a community park. He also said the all the Bridges projects should be looked at collectively
for impacts to the neighborhood.
Mitch Glass,208 Wait Avenue, is an immediately adjacent property owner who is concerned about the
loss of trees and would like to see the planting schedule.
Erica Fowler Decatur, 125 Heights Court, said that project impacts should be considered
cumulatively with other Bridges projects for traffic(delivery trucks), environmental impacts and
impact on community. She thinks that the project is too big and that the footprint should be staked out
on the site to help visualize the size.
George Gull of Newfield spoke in favor of the project, and of the residents and staff of Bridges.
Nancy Potter,44 Tupper Road,West Danby spoke in favor of the project.
There being no further public comments, on a motion by Lewis, seconded by Jones-Rounds, and
approved unanimously, Chair Blalock closed the Public Hearing.
4. Zoning Appeals
The Board discussed the following Zoning Appeals and agreed to forward the following
recommendations to the BZA:
On September 26, 2017 members of the Planning and Development Board discussed the above-listed
Zoning Appeals and agreed to forward the following recommendation:
APPEAL#3081 203-211 ELM STREET
Area Variance
Appeal of Ithaca Neighborhood Housing Services, Inc. for an area variance from Section 325-8, Column
4, Off-Street Parking and Column 14/15, Rear Yard requirements of the Zoning Ordinance. The applicant
proposes to demolish three buildings and construct a 13 unit apartment building at the property located at
203-211 Elm Street. The project site currently consists of four parcels that will be consolidated to
accommodate the new three story apartment building. As part of the project, the applicant proposes to
install a parking area on the southwest portion of the parcel. The parking area will accommodate 6
parking spaces and a 24' wide two way driveway aisle for safe ingress and egress. The applicant
contends that the historical data for INHS properties suggests that 6 parking spaces will be sufficient for
the project. The ordinance requires one parking space be provided for each of the 13 units within the
apartment building.
In order to construct the parking area, a retaining wall must be constructed in the rear yard due to the
steep grade at the rear portion of the lot. The applicant proposes to install a three tier retaining wall,
consisting of 7' high sections, to make up this supporting structure. The retaining wall will encroach into
the required rear yard by 7.3', leaving 17.7' of the 25' required by the ordinance.
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Approved by the Planning Board October 24, 2017
The property at 203-211 Elm Street is located in an R-3a zoning district where the proposed use is
permitted. However, Section 325-38 requires that a variance be granted before a building permit may be
issued.
The Board identified only positive long term planning impacts with this appeal and fully supports its
approval. The project has many merits: it replaces the existing aging affordable units with new,
attractive, energy-efficient affordable units; many efforts were taken to minimize or avoid impact to the
Unique Natural Area including limiting the area of disturbance and preserving existing trees; the
reduced number of parking spaces further limits disturbance of the sensitive site; the unavoidable
retaining walls on the site will be heavily planted to make them more attractive and less visible; and
finally, the applicant has demonstrated, based on current parking demand at this site and similar
projects, that the reduced number of spaces meets the needs of the project and its residents.
APPEAL#3082 228 SOUTH GENEVA STREET
Area Variance
Appeal of Neha Khanna and Eric Rosario for area variance from Section 325-8, Column 4, Off-Street
Parking, Column 6, Lot Area, Column 7, Lot Width, Column 10, Percentage of Lot Coverage, Column
11, Front Yard, Column 12, Side Yard and Column 13, Other Side Yard requirements of the Zoning
Ordinance. The applicant proposes to convert an existing first floor porch to a full bathroom and add a
new porch to the property located at 228 S. Geneva Street. Currently, the single family home has only
one bathroom which located on the second floor. The applicant would like to add the second bathroom
for convenient access for visiting family members and for their use as they age in place. The new porch
will be constructed in the character style of the home which is located within the Henry St. John Historic
District. The new 80 square foot porch will increase the existing lot coverage deficiency from 35.6 % to
37.5% lot coverage. The zoning ordinance allows a maximum of 35% lot coverage by building for the
zone district. The property has existing deficiencies in parking, lot area, lot width, front yard, and both
side yards that will not be exacerbated by the proposal.
The property at 228 South Geneva Street is located in an R-3aa zoning district where the proposed use is
permitted. However, Section 325-38 requires that a variance be granted before a building permit may be
issued.
The Planning Board does not identify any long term planning impacts with this appeal and supports its
approval.
APPEAL#3083 105 HUDSON STREET
Area Variance
Appeal of PPM Homes on behalf of the owner Ed Cope, for an area variance from Section 325-8,
Column 4, Off-Street Parking, Column 11, Front Yard, and Column 13, Side Yard requirements of the
zoning ordinance. The property at 105 Hudson Street is classified as a legal non-conforming use in an R-
2a zone with grandfathered rights as a multiple dwelling. On October 1, 2012, the applicant submitted a
building permit for the proposed conversion of a three family dwelling into two apartments. The three
family dwelling contained; 1-3 bedroom unit, 1-2 bedroom unit, and 1-1 bedroom unit for a total
occupancy of 8 unrelated individuals residing in the building. The applicant proposed to convert the
building into two-4 bedroom apartments in order to provide private bedrooms for each of the 8 renters.
Subsequently, the building permit was issued on April 30, 2013 for the conversion of the building into
two apartments.
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Approved by the Planning Board October 24, 2017
At a recent housing inspection, it was discovered that the building conversion increased the total number
of required parking spaces, from 3 spaces for the three units, to 4 spaces for the two-four bedroom units.
The property had an existing deficiency in parking, having 2 on-site parking spaces of the 4 spaces
required by the zoning ordinance. Unfortunately, this property is located in an R-2a zone district where
leasing the required parking spaces from neighboring properties is not permitted. The zoning ordinance
requires off-site parking to be located in a zone district in which the use is permitted by right. Multiple
dwellings are not permitted in the R-2a zone district. Not until the housing inspection was the applicant
informed that the conversion would increase the need for more parking. The applicant is requesting a
variance from the Board of Zoning Appeals to maintain the legal status of the two unit multiple dwelling.
The property has existing front and side yard deficiencies that will not be exacerbated by the proposal.
The property is located in an R-2a residential use district in which the property is a grandfathered non-
conforming use. However, Section 325-39 requires that a variance be granted before a Certificate of
Occupancy is issued.
The Planning Board does not identify any long term planning impacts with this appeal and supports its
approval. This appeal is essentially a correction of an inadvertent mistake.
5. Old/New Business
A. Planning Board Report Regarding the Proposed Local Historic Landmark Designation of
411-415 College Avenue.—The Chacona Block
Adopted Report Regarding Proposed Local Historic Designation Of 411-415 College Avenue(the
Chacona Block):
On a motion by Schroeder, seconded by Jones-Rounds:
RESOLVED:that the Planning Board shall file the attached report with respect to the issues stipulated in
the Municipal Code.
Proposed Local Designation: 403 College Avenue(The Chacona Block)
At the regular monthly meeting on August 8, 2017 the Ithaca Landmarks Preservation Commission
recommended designation of the Chacona Block at 411-415 College Avenue as a local landmark. A map
showing the location of the building and a summary of its historic and architectural significance are
attached to this report.
As set forth in Section 228-3 of the Municipal Code,Landmarks Preservation,
"The Planning Board shall file a report with the Council with respect to the relation of such
designation to the comprehensive plan,the zoning laws,projected public improvements, and any
plans for the renewal of the site or area involved."
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Approved by the Planning Board October 24, 2017
The following report has been prepared to address these considerations.
1. Relation to the Comprehensive Plan
The 2009 Collegetown Urban Plan and Conceptual Design Guidelines (Collegetown Plan)
contains the following recommendations pertaining to historic resources:
5.M. Historically significant resources within the entire Collegetown Planning Area which
merit designation as local historic landmarks, but which currently have no such protection,
should be identified by the Ithaca Landmarks Preservation Commission and designated by
Common Council. Ideally, this process would take place concurrently with consideration
and adoption of the proposed form-based Collegetown zoning amendments.
S.N. Collegetown's cultural, architectural and natural history should be highlighted and
interpreted for both residents and visitors through such elements as markers, signs or
decorative sidewalk panels, in accordance with a thematically and aesthetically coordinated
program.
6.A. As a resource to be used when applying the new design standards, exemplary existing
Collegetown buildings, both new and historic, should be identified which can serve as
sources of inspiration for designers. Suitable newer buildings might include 401, 407 and
409 College Avenue, and suitable older buildings might include not only those structures
selected for historic designation (see item S.M. above), but other non-designated older
structures displaying attractive proportions or physical design elements that could spark
ideas suitable for inclusion in projects under design.
The Collegetown Plan states the following with respect to the east side of the 400 block of
College Avenue,which includes the Chacona Block:
The exemplary row of buildings currently defining the east side of College Avenue between
Oak Avenue and Dryden Road is praised in the Collegetown Vision Statement as being "a
striking example of excellence in architectural design within an existing urban context,"
and this opinion is broadly shared by the Ithaca community...
The aesthetic harmony of this facade row is even more striking because two component
structures are roughly a century old while the other three were built more recently. Each
of these buildings has a well-designed facade in its own right, but here—unlike other areas
of Collegetown—the interplay of old and new creates a unified streetscape whose aesthetic
power is much greater than the sum of its (already attractive)parts.
Numerous design elements visually relate the individual buildings in this row to each other
and to the streetscape as a whole: (1) All five buildings present roughly the same height
when viewed from College Avenue; (2) the four northernmost buildings are linked by a
ground floor horizontal "base" of consistent height and red-brick color, which is then
carried up vertically by the red-brick Ciaschi Building at the Dryden Road corner; (3) the
upper-story portion of each of the four northernmost buildings has a harmonious light
earthtone color, and is separated from the other three (above the linked ground floor
"base') by narrow slots which provide a visual rhythm to the series of facades; (4) the
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Approved by the Planning Board October 24, 2017
newer buildings, while contemporary in expression, display deliberate design references to
the older buildings, so that horizontal elements (though varying in detail) are carried
across all five buildings at the same height, basic rhythms of facade organization are
found on all five buildings, and even decorative features of the older buildings are echoed
by design elements of the newer buildings.
The east side of the 400 block of College Avenue is a major urban planning success,
notable not only within its Collegetown context, but within the context of the City as a
whole, and no incentive (such as substantially increasing the maximum permitted building
height) should be enacted that would provide an economic incentive to demolish any of the
buildings, old or new, that together create this exceptional urban ensemble.
After the adoption of the Collegetown Plan, a Collegetown survey was completed, titled
"Collegetown Historic Resources Worthy of Detailed Research: Icons of Collegetown, Individual
Buildings, Architectural Ensembles and Landscape Features," by Mary Tomlan and John
Schroeder, dated June 14, 2009. This study identified structures worthy of further research. The
Larkin Building and the Chacona Block were identified as key elements of an architectural
ensemble on the east side of the 400 block of College Avenue.
Local designation is consistent with the Collegetown Plan and the 2009 Collegetown historic
resources survey.
2. Relation to Zoning Laws
The property is located in the Mixed Use-2 (MU-2)zoning district,the purpose and intent of
which are as follows:
The Mixed Use districts accommodate retail, office, service, hotel, and residential uses, and
in most cases, multiple uses will be combined within the same building. The purpose is to
create a dynamic urban environment in which uses reinforce each other and promote an
attractive, walkable neighborhood.
Located in central Collegetown, the Mixed Use districts allow the highest density within the
Collegetown Area Form Districts. Redevelopment is anticipated and encouraged (with the
exception of designated local landmarks), and the intent is to concentrate the majority of
additional development within these districts.
Local designation will not affect building uses permitted under the Zoning Ordinance. Building
height in the district is limited to a maximum of 6 stories and 80' and a minimum of 4 stories and
45'. The existing building is four stories. Local designation may restrict the future addition of
stories. Any proposed exterior alterations or additions would be subject to the area requirements
in the MU-2 Zoning district and would require ILPC review to assess the visual and historic
compatibility.
3. Relation to Projected Public Improvements
Streetscape improvements are planned for the length of College Avenue, including the 400 block,
where this property is located. Improvements, which are currently in the planning process, will
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Approved by the Planning Board October 24, 2017
likely take place in 2020 and include realignment of the curb line and improvements to
pedestrian and bike amenities. Historic designation would not affect this proposed work.
4. Relation to Plans for Renewal of the Site or the Area
There are no plans in the City's Community Development Block Grant program or by the Ithaca
Urban Renewal Agency for renewal of this site or the nearby area. Local landmark designation
requires that any private proposal for material change of the exterior of the building or site
undergo review and approval by the Ithaca Landmarks Preservation Commission before work
commences.
B. Upcoming Planning Board Recommendation to Approve Draft Design Guidelines for
Collegetown&Downtown—Discussion
Due to the lateness of the hour,no discussion took place.
6. Reports
Due to the lateness of the hour,there were no reports.
7. Approval of Minutes:
On a motion by Schroeder, seconded by Lewis, the July 25, 2017 and August 22, 2017 meeting minutes,
as edited by Schroeder,were unanimously approved with no modifications.
In favor: Blalock,Johnston, Jones-Rounds,Lewis, Schroeder
Opposed: None
Absent: Elliott
Abstain: None
Vacancies: One
8. Adjournment
The meeting was adjourned at 10:50 p.m.
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