HomeMy WebLinkAboutMN-PDB-2018-04-24Approved by the Planning and Development Board May 22, 2018
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Planning and Development Board
Minutes
April 24, 2018
Board Members
Attending:
Robert Aaron Lewis, Chair; Jack Elliott, Mitch Glass, Matthew
Johnston; McKenzie Lauren Jones; Emily Petrina
Board Members Absent: None
Board Vacancies: One
Staff Attending: JoAnn Cornish, Director, Division of Planning and Economic
Development
Lisa Nicholas, Deputy Director of Planning, Division of Planning
and Economic Development
Anya Harris, Administrative Assistant, Division of Planning and
Economic Development
Applicants Attending: City Centre
Scott Whitham, Whitham Planning and Design
Breck Hamm, Humphreys and Partners Architects
Gaelin Walsh, Whitham Planning and Design
John Nicolich, Newman Development Group
Jeff Smetana, Newman Development Group
Jeff Walseman, Purcell Construction
Hilton Canopy Hotel
Scott Whitham, Whitham Planning and Design
Yamila Fournier, Whitham Planning and Design
South Meadow Square Retail Expansion
Matt Oates, Benderson Development
Duplex – 207-209 First Street
David Barken, Barken Family Realty, LLC
Frederick Barken, Barken Family Realty, LLC
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GreenStar Cooperative Market
Noah Demarest, STREAM Collaborative
Linc Morse, Organic Waterfront, LLC
Brandon Kane, General Manager of GreenStar
Apartments – 232-236 Dryden Road
Noah Demarest, STREAM Collaborative
Chair Lewis called the meeting to order at 6:01 p.m. Board members and staff introduced
themselves.
1. Agenda Review
No changes were made to the agenda.
2. Privilege of the Floor
Bruce Lane, co-owner of Purity Ice Cream at 700 Cascadilla Street spoke about the proposed
relocation of GreenStar Cooperative Market to 770 Cascadilla Street. He said he is excited about
the proposed development, saying that he thinks it is well thought out and that it will enhance the
area and contribute to the health and growth of GreenStar. He did, however, cite several areas of
concern: safety, parking, and aesthetics. With respect to safety, he said that people currently
travel faster than they should along Cascadilla, and that there’s no speed limit posted. He said
that the SRF traffic study indicated that it is a 20 MPH zone through there, and that he would like
to see some signs posted to slow people down. He said that he is in mortal fear of children
jumping out of cars and getting hit. He observed that people will turn from Meadow onto
Cascadilla and accelerate as fast as they can to try to make the light on Fulton, and said that the
added traffic from GreenStar customers will only exacerbate the problem. He also said that the
intersection where GreenStar is proposed to be located is an odd one, and said he wonders how it
will operate with significantly more traffic. He asked the Board to look at an email he had sent to
consider the remainder of his concerns and thanked them for their time.
Tim Hayes of 211-213 First Street spoke about the duplex project proposed for 207-209 First
Street. He expressed concern for the trees in the area bordering the construction area, saying that
one of the trees is around 80 years old; the impact on parking in the neighborhood; and the
impact of additional light on the dark sky at night. He said that his bedroom is in the rear of the
house immediately facing the new construction, so he stands to be impacted by the project, as do
several neighbors in the vicinity. He suggested the applicant consider moving the house to the
other side of the lot where it would back up against neighbors’ garages instead of the rear of
neighboring houses with old walnut trees all around.
There being no further public comments, Chair Lewis closed privilege of the floor.
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3. Site Plan Review
A. City Centre, 301 E State / MLK Jr. St by Whitham Planning and Design on behalf
of NDG Capital Partners. Consideration of Project Changes and Conditions. The
applicant proposes changes to the project that was approved on January 24, 2017. The
changes primarily involve site layout, landscaping and building materials. 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), for which the Lead Agency issued a Negative
Declaration of Environmental Significance on December 20, 2016.
Gaelin Walsh reviewed a number of changes to the approved site plans, including relocation of
three bike racks per City Engineering requirements, the addition of a curb ramp at the
intersection of E. State and E. Green Streets, the addition of two outdoor kitchens next to the
pergola, addition of a centrally located pergola on the first floor, curb alignment adjusted and an
ADA ramp added in the courtyard drop-off area, bollards set back two feet from the face of the
curbs at the corners of E. State and S. Aurora Streets per the Traffic Engineering Study as
required by the City, parking and loading zones along State Street detailed, parking pay station
sited per City Engineering, 12 feet of sidewalk added to connect E. Green Street sidewalk with
yoga studio egress door, E. Green Street proposed sidewalk width changed from six feet to five
feet to minimize impervious surface and meet DOT storm water runoff requirements, sidewalk
extended to be within 20 feet of the easternmost transformer, per NYSEG requirements, and the
change of the Hanover paver color to a slightly darker grey.
Walsh also reviewed changes made after the PRC meeting including the addition of an 18-inch
strip of grass added between the sidewalk and E. Green Street, changing the foundation plantings
along State and Aurora Streets from pockets to a continuous bed, light fixture details, grading
and utility changes, planting plan and plant schedule changes.
Breck Hamm from Humphreys next described additional changes to the architectural plans,
including addition of a fire pump room and a storm vault for water retention, expansion of the
recycling room, a slight reconfiguration of the parking, and the addition of a vestibule by the
elevators (all on the basement level). On the ground level, the configuration of the club house
layout changed slightly, they added an egress door to the yoga room, and they relocated a second
egress door. On upper floors, they changed the mix of apartments to include fewer two-bedroom
apartments and more one-bedrooms.
When asked about the changes by Jones, Jeff Smetana spoke about the reasoning behind
changing the mix of apartments to include fewer studios and more one-bedrooms, saying they
think those will be more attractive to young professionals and professors than would a studio.
Hamm next discussed the addition of louvers to the exterior of the building, as required by a
passive ventilation system.
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John Nicholich explained the need for the vents relates to the NYSERDA Tier 3 requirements to
bring fresh air into the building. He said it’s a fresh air intake louver, not a mechanical system.
The grates will be 8” tall and 12” wide and painted to match the building.
Hamm next reviewed the materials changes, going from Nichiha panels to metal and the slight
changes to colors as a result.
Jones asked if the yoga room egress door would match the wall of windows. Hamm said it
would.
Jones also asked if the applicants could show the Board the planters they referenced. Applicants
agreed to provide a photo or a sample.
Elliott asked if they would consider moving the sidewalk along Green Street farther from the
road or including bollards to protect pedestrians from vehicles traveling over the curb.
Applicants said they would look into it with the DOT.
Approval of Project Changes & Conditions
On a motion by Jones, seconded by Glass:
WHEREAS: the City of Ithaca Planning and Development Board approved the City Centre Mixed
Use Project with conditions on 1-24-17 and approved subsequent project changes on 5-23-17, and
WHEREAS: the applicant is now requesting changes to the project including the following:
revised layout, landscaping and furnishings in the rear courtyard area: an additional exterior door
and connecting walkway on the east elevation facing Green Street; exterior metal vents at each
unit for air intake; minor site adjustments to curb alignment, off street parking, bike rack location
and bollard placement response to consultation with City Engineering; minor site layout changes
to the southwest corner of the site facing Green Street to accommodate the required exterior
transformers; a reduction in sidewalk width from 6’ to 5’ along Green Street in order to comply
with NYSDOT stormwater requirements; and a change in cladding material from Nichiha Panel
system to an Overlay metal panel system, and other minor changes, and
WHEREAS: the project 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 for
which the Planning Board, acting as Lead Agency. Made a negative determination of
environmental significance on December 20, 2016, and
WHEREAS: the Planning Board has determined that the proposed changes are consistent with the
above referenced environmental determination and no further environmental review is required,
and
WHEREAS: the Planning Board granted approval on 1-24-17 subject to the following conditions:
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i. Granting of the required area variance by the Board of Zoning Appeals before the
applicant can seek Final Site Plan Approval, and
ii. Approval specifically excludes all signage, which will be reviewed and approved at such
time as the applicant has prepared a full sign package, and
iii. Submission of a revised planting plan with removal of dotted line indicating
underground tree well,
iv. Submission to the Planning Board for review and approval of all site details including but
not limited to exterior furnishings, bollards, paving, railings, signage, lighting, etc., and
v. Submission of revised lighting plan showing all exterior lighting, and
vi. Submission of revised elevation showing façade facing Aurora St Bridge as shown in
drawing SK02 dated 1-11-17 showing 1) brick replacing gray panel on first floor and 2)
vertical ‘slot’ adjacent to tower as either all glass or a lighter gray panel, and
vii. Submission of revised elevations showing taller windows, row of transom windows,
upper glass block, or one differentiated upper cladding color on the eighth floor of the
dark towers facing E. State Street, and
viii. Submission of a plan showing addition of bollards at corner of Aurora and E State/MLK
St. such that bollards protect the pedestrian ramp, and
ix. Any work in the City Right of Way will require a Street Permit, and
x. Transformer, if needed, will be located such that it is not visible from the public right of
way, and
xi. Bike racks must be installed before a certificate of occupancy is granted.
xii. Submission of new northwest roof terrace plan to include more greenery that will be
clearly visible from the east end of the Commons, and
xiii. Submission of a revised roof pulling back rooftop utility screen from northwest corner of
building (so it will be unseen from the east end of the Commons), and
xiv. Submission of revised large-scale drawing refining the proposed streetscape (and
streetscape furniture) plan to better accommodate pedestrian traffic flows near building
entrances, and
xv. Submission of missing elevation showing the east side of the building’s Aurora Street
wing, and
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xvi. Submission of material sample board sheet, showing all currently proposed materials, and
demonstrating that the Nichiha panels will display clear shadow-lines at all edges, and
xvii. Submission of responses to all other issues raised at the January 17, 2017 Project Review
Committee meeting, and
xviii. Noise at producing construction shall be limited to the hours of 7:30 am and 7:30 pm,
Monday through Friday, and
xix. Staging Plan must be approved by the Building Division and Engineering before issuance
of a building permit, and
xx. This site plan approval does not preclude any other permit that is required by City Code,
such as sign permits, tree permits, street permits or in this case, a permit to occupy a
portion of city sidewalk for outdoor dining, and
WHEREAS: the BZA granted the required variance on February 7, 2017, and
WHEREAS: the Planning Board, did on May 23, 2017 review and accept as adequate the
following new, revised and retitled drawings: “Site Plan- Annotated (L000)”, “Site Layout L100)”,
“Site Plan Corner Detail (L101)”, “Erosion and Sediment Control Plan (C102)”, “Demolition Plan
(C103)”, “Grading Plan (C104)”, “Utility Plan (C105)”, “Landscape Plan-Key (L00)”,
“Landscape Plan-Plant List”, “Landscape Plan-Roof Terrace (L01)”, “Landscape Details-Green
Roof Details”, “Landscape Details- Typ Planting, Planters”, “Landscape Details-Site Fixtures”,
“Landscape Details-Site Furnishing Green Roof”, “Photometric Study-Site (DD-E1)”,
“Photometric Study-Roof Terrace”, “Landscape Lighting”, “Building Materials and Elevations
01”, “Building Materials and Elevations 02”, “Building Materials and Elevations 03”, “Building
Materials and Elevations 04”, “Building Materials and Elevations 05”, “Building Materials and
Elevations 06”, “Views- Fence, Stair, Generator”, “Roof Plan”, and “Views of Rooftop” all dated
Revised 05-09-17 and all prepared by Humphreys & Partners Architects L.P. et al; and other
application materials, and
WHEREAS: the Planning Board determined that the following conditions had been met: i, iii, iv,
v, vi, vii, x, xii, xiii, xiv, xv, xvi, xvii, and
WHEREAS: the Planning Board, has on April 24, 2018 reviewed and accepted as adequate the
following new, revised and retitled drawings: “Site Plan from SPA Conditions Submission”,
“Changes to Site Plan”, “Details for Site Plan Changes”, “Grading and Utility Changes”, “Current
Landscape Plan” “Plant Schedule Changes”, “SPA Conditions Submission”, “Current Lighting
Plan and Fixtures”, “Changes made to Basement Level”, “Changes made to 1st Floor Level”, “Unit
Mix Changes”, “Changes to Elevations”, “”Current Building Materials” and “Sample Images of
Proposed Cladding” all dated 4/4/18, and “Post PRC meeting Site Plan Changes (3.1 & 8.1) and
“Photo of metal panel mock-up (17.1)” dated 4/24/18 and all prepared by Humphreys & Partners
Architects L.P. et al; and other application materials, and
Approved by the Planning and Development Board May 22, 2018
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WHEREAS: the Planning Board has determined that the following conditions had been met: viii
and xix, now, therefore, be it
RESOLVED: that the Planning Board does hereby approve proposed changes as detailed in the
latest drawings referenced above subject to the following conditions:
i. Submission to the Planning Board of details of the proposed bollards at the corner of E
State/MLK Jr and Aurora Streets, and
ii. Submission to the Planning Board of renderings and other details for the proposed pergola
and outdoor kitchens, and
iii. Submission to the Planning Board of details for the proposed planters, and
iv. The applicant will investigate and present to the Planning Board methods to add additional
protection to pedestrians from vehicular traffic on Green Street, and
v. Submission to staff of a revised sheet 8.1 dated 4/24/18 to show plantings keyed to the
plant schedule, and
vi. Approval specifically excludes all signage, which will be reviewed and approved at such
time as the applicant has prepared a full sign package, and be it further
RESOLVED: that the following conditions will either be met during construction or before a
Certificate of occupancy is issued:
ix. Any work in the City Right of Way will require a Street Permit, and
xi. Bike racks must be installed before a certificate of occupancy is granted, and
xviii Noise at producing construction shall be limited to the hours of 7:30 am and 7:30 pm,
Monday through Friday, and
xx. This site plan approval does not preclude any other permit that is required by City Code,
such as sign permits, tree permits, street permits or in this case, a permit to occupy a
portion of city sidewalk for outdoor dining.
Moved by: Jones
Seconded by: Glass
In Favor: Elliott, Glass, Johnston, Jones, Lewis, Petrina
Against: None
Abstain: None
Absent: None
Vacancies: One
Approved by the Planning and Development Board May 22, 2018
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B. Hilton Canopy Hotel, 115 Seneca Way by Whitham Planning and Design on behalf
of Baywood Hotels. Consideration of Exterior Materials Color Change. The
applicant is requesting to change materials colors for the project that was approved on
February 23, 2016.
Applicant Yamila Fournier reviewed the changes to the colors being proposed due to switching
to a new manufacturer of panels and a new paint company. She explained that Hilton determined
that they did not want to use the “Applesauce cake” yellow accent color and were proposing
using a dark grey instead.
Board members were not enthusiastic about the dark grey and suggested applicant return to
Hilton and seek alternate color options. They asked for samples to be submitted and agreed to try
to expedite the approval process by using email, etc.
C. South Meadow Square Retail Expansion at 744 S Meadow Street by James Boglioli
for Benderson Development Corp. Declaration of Lead Agency & Public Hearing.
The applicant is proposing to build a 3,200 SF addition to the western end of the existing
17,546 retail space. The project will require the removal of an existing dumpster
enclosure – which will be relocated to an expanded dumpster area behind the building to
the south. The project includes the addition of two parking spaces to the existing lot.
This is an Unlisted Action under the City of Ithaca Environmental Quality Review
Ordinance and the State Environmental Quality Review Act and requires environmental
review.
Declaration of Lead Agency:
WHEREAS: 6 NYCRR, Part 617, of the State Environmental Quality Review Law and Chapter
176.6 of the City Code, Environmental Quality Review, require that a Lead Agency be established
for conducting Environmental Review of projects in accordance with local and state environmental
law, and
WHEREAS: State Law specifies that, for actions governed by local environmental review, the
Lead Agency shall be that local agency which has primary responsibility for approving and
funding or carrying out the action, and
WHEREAS: an application has been submitted for review and approval by the City of Ithaca
Planning and Development Board for a 3,200 SF retail expansion to be located at 744 S Meadow
Street, and
WHEREAS: The applicant is proposing to build a 3,200 SF addition to the western end of the
existing 17,546 SF retail space. The project will require the removal of an existing dumpster
enclosure – which will be relocated to an expanded dumpster area behind the building to the south.
The project includes the addition of two parking spaces to the existing lot, and
Approved by the Planning and Development Board May 22, 2018
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WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review
Ordinance and the State Environmental Quality Review Act and requires environmental review,
now, therefore, be it
RESOLVED: that the Planning Board, being the local agency which has primary responsibility
for approving and funding or carrying out the action, is by way of this resolution declaring itself
Lead Agency in Environmental Review for the proposed project.
Moved by: Johnston
Seconded by: Petrina
In favor: Elliott, Glass, Johnston, Jones, Lewis, Petrina
Against: None
Abstain: None
Absent: None
Vacancies: One
Matt Oates of Benderson Development provided a brief description of the proposed project to
build an addition at South Meadow Square.
Public Hearing
On a motion by Elliott, seconded by Petrina, and approved unanimously, Chair Lewis opened the
Public Hearing.
There being no public comments, Chair Lewis closed the Public Hearing on a motion by Elliott,
seconded by Jones, and approved unanimously.
Johnston asked about the relocation of the dumpster.
Oates said it would be moved across the lot to the existing enclosure.
Jones asked if there would be any changes to parking.
Oates said that they would add three spaces in front of the building addition.
Deputy Director Nicholas asked the applicant to refer to the tree planting guidelines (provided)
and be sure to use an adequate volume of structural soil for the trees. She also commented that
the existing dumpster enclosure is too short to shield the dumpsters within and asked them to
correct that.
Jones observed that the detailing on the front and side of the addition does not continue around to
the north (driveway facing side), and that it shouldn’t be treated as the back of the building, as
it’s highly visible. Other Board members agreed that they would like to see additional detailing
back there to make it more appealing.
Approved by the Planning and Development Board May 22, 2018
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D. Duplex – 207-209 First Street by David Barken for Barken Family Realty LLC.
Declaration of Lead Agency. The applicant is proposing to build a duplex and install
associated site improvements on the 12,609 SF (.3 acre) project site which comprises two tax
parcels each containing one duplex. The project contains communal outdoor spaces including
raised garden beds, exterior trash enclosures and walkways. Site development requires the
removal of 5 mature trees. The current large parking area at the rear of 207 First St. will be
converted to greenspace. The project requires two area variances: one for an existing side
yard setback deficiency and the other to reduce parking by one space. This has been
determined to be a Type II Action under the City of Ithaca Environmental Quality Review
Ordinance (“CEQRO”) and the State Environmental Quality Review Act (“SEQRA”).
However, because this action has been determined to have potential impacts to the
surrounding neighborhood, it is being reviewed as an Unlisted Action.
Declaration of Lead Agency:
On a motion by Johnston, seconded by Jones:
WHEREAS: 6 NYCRR, Part 617, of the State Environmental Quality Review Law and Chapter
176.6 of the City Code, Environmental Quality Review, require that a Lead Agency be established
for conducting Environmental Review of projects in accordance with local and state environmental
law, and
WHEREAS: State Law specifies that, for actions governed by local environmental review, the
Lead Agency shall be that local agency which has primary responsibility for approving and
funding or carrying out the action, and
WHEREAS: an application has been submitted for review and approval by the City of Ithaca
Planning and Development Board for a duplex to be located at 207-209 First St., and
WHEREAS: the applicant is proposing to build a duplex and install associated site improvements
on the 12,609 SF (.3 acre) project site which comprises two tax parcels each containing one duplex
(tax parcels to be consolidated). The project contains communal outdoor spaces including raised
garden beds, exterior trash enclosures, and walkways. Site development requires the removal of 5
mature trees. The current large parking area at the rear of 207 First St. will be converted to
greenspace. The project is in the R2-b Zoning District and requires two area variances: one for an
existing side yard setback deficiency and the other to reduce parking by one space, and
WHEREAS: this has been determined to be a Type II Action under the City of Ithaca
Environmental Quality Review Ordinance (“CEQRO”) and the State Environmental Quality
Review Act (“SEQRA”). However, because this action has been determined to have potential
impacts to the surrounding neighborhood, it is being reviewed as an Unlisted Action, now,
therefore, be it
RESOLVED: that the Planning Board, being the local agency which has primary responsibility
for approving and funding or carrying out the action, is by way of this resolution declaring itself
Lead Agency in Environmental Review for the proposed project.
Approved by the Planning and Development Board May 22, 2018
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Moved by: Johnston
Seconded by: Jones
In favor: Elliott, Glass, Johnston, Jones, Lewis, Petrina
Against: None
Abstain: None
Absent: None
Vacancies: One
Applicant David Barken reviewed the project changes geared to reflect suggestions made by the
Board, including modifying the roofline of the duplex to mimic the existing homes, and adjusting
orientation of the building to face the street.
After a few questions and comments, Board members suggested moving the house about 5 feet
to the south/south-east to make the sidewalk align more with the center of the building.
Applicant agreed.
Board and Director Cornish expressed a positive view of the changes made to the project to date.
E. GreenStar Cooperative Market at 750-770 Cascadilla St. by Noah Demarest for the
Guthrie Clinic. Declaration of Lead Agency & Review of FEAF Parts 2 & 3. The
applicant proposes to relocate GreenStar Cooperative Market from its current location at
701 West Buffalo Street to an existing 29,978 SF building on a 2.8 acre project site
comprising two tax parcels at 750 & 770 Cascadilla Street. The site is currently occupied
by two one-story concrete block structures, covering 37,615 SF and 29,978 SF. There is
17,543 SF of greenspace, and the remainder of the site is paved. The larger of the two
buildings will be demolished to make way for a 160+/- car parking area, which will
feature new landscaping and stormwater treatment systems. New greenspaces, entry and
an outdoor café will be developed around the perimeter of the building. The building will
be connected to Cascadilla Street by a new sidewalk along the east edge of the lot, and
new sidewalks will be installed along the Cascadilla Street frontage to connect the site
with the City sidewalk network. A timber structure along the street edge will incorporate
signage and parking lot screening and create a defined street edge. The project in the
waterfront Market District (MD). This has been determined to be a Type I Action under
the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B.(1)(d)
and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (b)(10) and
requires environmental review.
Declaration of Lead Agency:
On a motion by Johnston seconded by Jones:
WHEREAS: 6 NYCRR, Part 617, of the State Environmental Quality Review Law and Chapter
176.6 of the City Code, Environmental Quality Review, require that a Lead Agency be established
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for conducting Environmental Review of projects in accordance with local and state environmental
law, and
WHEREAS: State Law specifies that, for actions governed by local environmental review, the
Lead Agency shall be that local agency which has primary responsibility for approving and
funding or carrying out the action, and
WHEREAS: an application has been submitted for review and approval by the City of Ithaca
Planning and Development Board for a building remodel and site improvements for GreenStar
Cooperative Market, and
WHEREAS: the applicant proposes to relocate GreenStar Cooperative Market from its current
location at 701 West Buffalo Street to an existing 29,978 SF building on a 2.8 acre project site
comprising two tax parcels at 750 & 770 Cascadilla Street. The site is currently occupied by two
one-story concrete block structures, covering 37,615 SF and 29,978 SF. There is 17,543 SF of
greenspace, and the remainder of the site is paved. The larger of the two buildings will be
demolished to make way for a 160+/- car parking area, which will feature new landscaping and
stormwater treatment systems. New greenspaces, entry and an outdoor café will be developed
around the perimeter of the building. The building will be connected to Cascadilla Street by a new
sidewalk along the east edge of the lot, and new sidewalks will be installed along the Cascadilla
Street frontage to connect the site with the City sidewalk network. A timber structure along the
street edge will incorporate signage and parking lot screening and create a defined street edge. The
project in the waterfront Market District (MD), and
WHEREAS: this has been determined to be a Type I Action under the City of Ithaca
Environmental Quality Review Ordinance (“CEQRO”) §176 -4 B.(1)(d) and the State
Environmental Quality Review Act (“SEQRA”) § 617.4 (b)(10) and requires environmental
review.
WHEREAS: it has been requested that the Ithaca Industrial Development Agency (IDA), a
potentially involved agency, consent to the City of Ithaca Planning and Development Board being
Lead Agency for this project, and
WHEREAS: the IDA concurred in writing that the City of Ithaca Planning and Development
Board be Lead Agency for this project, now, therefore, be it
RESOLVED: that the Planning Board, being the local agency which has primary responsibility
for approving and funding or carrying out the action, is by way of this resolution declaring itself
Lead Agency in Environmental Review for the proposed project.
Moved by: Johnston
Seconded by: Jones
In favor: Elliott, Glass, Johnston, Jones, Lewis, Petrina
Against: None
Abstain: None
Absent: None
Approved by the Planning and Development Board May 22, 2018
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Vacancies: One
Noah Demarest, STREAM Collaborative, Linc Morse, Organic Waterfront, and Brandon Kane,
General Manager of GreenStar presented an updated project proposal.
Demarest presented the proposed site plan, showing its location on an aerial photograph and the
map, and the inclusion of a sidewalk and adjustments to the location of accessible parking
spaces. He said the entire parking lot would be “barrier free” with no curbing.
Demarest said he had met with Eric Hathaway and Tim Logue from City Engineering and said
that a particular concern was to widen the sidewalk to make it as pedestrian and bicycle friendly
as possible, something they support, but he said, their concern is the dimension of the property as
a limiting factor. He said that the current designs show two 60’ wide parking areas with parking
on either side of the central lanes, and a third (exit lane) with parking along only one side (5 rows
of parking total). He said that their concern is to make the parking as functional as possible, but
that it might be possible to reduce the parking areas to 58’ in width and add 4-6 feet to the
sidewalk area, going from a 5’ to a 9’ walkway. He said it would be a tradeoff between favoring
bikes and pedestrian access and having a parking lot that’s really tight with shopping carts, kids,
and lots of traffic. He suggested a possible compromise would be to take 1’from each lane and
create a 7’ sidewalk, but noted that a shared bike-pedestrian walk would typically be 10’, which
he said is not possible.
Jones said she doesn’t think one wide sidewalk in a sea of pavement is favoring pedestrians. She
also said that while pedestrians might be able to traverse the (barrier free) parking lot easily, so
could vehicles, and pull through spots, for example.
Demarest said that bollards would prevent cars from overhanging the sidewalk or crossing the lot
through spaces outside of the lanes.
Jones she’s saddened by the site design. She said this is an opportunity to build an urban gateway
to the city and that ending at the waterfront with a parking lot is missing an opportunity. She said
that she feels like they wouldn’t have to worry about a 10’ sidewalk or some of the other issues if
the building were facing the street.
Morse said that one of the most dangerous aspects of the site is the north-west corner of the
building at 750 Cascadilla. One of the main reasons they are proposing to demolish that building
is the blind corner that would be made un-navigable by tractor trailers making deliveries.
Demarest said there are a number of reasons why that building would not work, which is why
that’s not on the table.
Kane concurred, citing ingress-egress issues, and said that if they were to try to use the other
building they would essentially have to have a parking lot fronting Route 13, which he
Approved by the Planning and Development Board May 22, 2018
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understands is something the Board would not want. He also said that GreenStar’s pro forma
would not allow them to expand to 40,000 SF with parking two-thirds of what they have now,
and that fundamentally, they couldn’t get the other building to work with customers and
deliveries.
Jones said that it wasn’t explained as not possible before, just that the other building was
preferable, but she said that the proposed design will still result in a parking lot very visible from
Route 13. She said she thinks the building design is great, but the orientation is disappointing.
Director Cornish asked how wide the planting strip will be.
Demarest answered 3’ planting strip of porous pavement, with 8’ of structural soil below in a
continuous strip. The pitch of the pavement will drain into the planting strip.
Cornish asked if they will protect the tree trunks.
Demarest said they can look into adding tree protections, and that though it’s not currently
shown, every parking space will have a light pole, a tree, or a bollard, so you will be physically
unable to drive across.
Cornish said she thinks they will have to add tree protections or else the trees will be gone after
the first season.
Deputy Director Nicholas said she still doesn’t understand why they will need that much
parking.
Kane said it is based on a mathematical function of their capacity. He said that their industry uses
a lot of ratios and standards, and several market studies have indicated that they will need at least
150 spaces to handle their level of capacity.
Morse noted that the new facility will be duel use – for both the Space and the store – which is
presently served by two lots. He also said that some of the studies indicate the proposed lot is
actually deficient in parking.
Kane explained that they are increasing parking from 112 presently to 168 (18 shared with
neighboring properties), increasing their retail square footage from 5,600 to 7,500, and reducing
capacity of the Space from 225 to 150.
Demarest then reviewed several easements on the property, “paper streets,” NYSEG easements,
and other proposed changes to easements for access with neighboring properties. He also
discussed plans for plantings to screen the building and lot along Cascadilla and the border with
the Mirabito next door.
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Glass expressed support for reducing the parking areas from 60’ to 58’, provided that it meets
code, saying that it might slow traffic in the lot (a good thing), and that improving the main
pedestrian-bike access from Cascadilla is a desirable goal. He also said that tree protections
would be important, and that he would like to see more greenspace and a connection to the
Waterfront Trail, if possible.
Morse said he’s working with the Waterfront Working Group to try to open a connection but that
Norfolk Southern is a barrier, though the other stakeholders are in support.
Jones asked about putting a fence along the border with Mirabito.
Demarest said they are in favor, but that there’s a new granite curb along the property line,
adding that they are in talks with the owner.
Elliott asked about creating a gateway feature at the entrance to the parking lot.
Discussion about the farm stand and rain garden at the entrance followed. Demarest explained
the NYSEG easement prevents them from building right at the corner.
Nicholas asked if the sidewalk has to run along the eastern property line, or if it could be moved
towards the middle of the lot.
Demarest said that they selected that location because the tendency for a pedestrian to come
down Cascadilla, hit the corner of the parking lot, and turn right, rather than overshooting the
building and then turn right. He said it could also create traffic conflicts to move the sidewalk.
Elliott asked if they considered planting trees along the rear façade that faces Route 13.
Demarest said no, because in the short-term there is a good opportunity for signage there, and in
the long-term, a new building will be build there. (CMC has indicated they have plans for that
site.)
Jones asked about foot traffic around the rain garden and farm stand.
After some additional discussion, the Board reviewed the FEAF parts 2 and 3. Questions arose
about drainage, and applicants said TG Miller still completing the SWIP. Demarest indicated
there would be a net decrease in impermeable surfaces.
Director Cornish asked applicants to submit a TDMP and/or plans to mitigate increase in traffic
in that area.
At the end of the review, Jones disclosed she is a member-owner of GreenStar.
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F. Apartments (60 Units) at 232-236 Dryden Road by STREAM Collaborative for
Visum Development Group. Request to omit rooftop mechanical screen. This project
was approved on 6/27/18 for two four-story apartment buildings that will contain 60
dwelling units with 191 bedrooms 6/27/17. The applicant is requesting to omit the roof
top mechanical screen on the 236 building.
Noah Demarest showed some diagrams showing areas where it is or is not possible to see the
rooftop mechanicals (and said the mechanicals are not visible from any nearby public rights of
way), and explained that they are proposing to omit the screens on the top of the 236 building to
limit the number of intrusions on the roof.
Director Cornish said that while the mechanicals might not be visible from the roads, they will
be visible from neighboring buildings.
Board members asked questions about visibility of the mechanicals from various locations in the
neighborhood.
Director Cornish expressed skepticism that you would not be able to see the mechanicals from
all nearby locations, especially given possibility of development of even taller buildings in the
future.
Demarest presented some images of examples of a grill-like screen being attached to
mechanicals using a cage structure that would not require additional intrusions on the roof, but
said that he and his team only learned of this alternate solution earlier that day. He offered to
look into such an option and return with more details.
Jones said that allowing them to proceed with no mechanical screening would be a dangerous
precedent to set.
Lewis asked if everyone was okay with the applicant to looking into options for a refined
screening strategy and returning with details.
Board members agreed.
4. Old/New Business
A. Chainworks District FGEIS – Special Meeting in May
Nicholas said that the final EIS should be ready within a few weeks and suggested a special
meeting on the fifth Tuesday of May to review it.
Board members agreed.
B. Planning Board comments on the proposal to allow the Planning Board to grant
Special Permits
Director Cornish explained that the plan was to shift the responsibility for granting special
permits from the BZA (which currently handles them) to the Planning Board. She reported that
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BZA members had expressed concern that the Planning Board might attempt to approve
variances in the event that a special permit required such. She said that she had clarified to them
that no, Planning Boards in New York State cannot grant variances, and that in the event a
special permit required one, the Planning Board would make recommendation to the BZA but
that the granting of such a special permit would be contingent upon receiving the variance from
the BZA. She said that the issue would go on to the PEDC in May and then on to Common
Council for approval.
Johnston asked how many special permits the City issues.
Cornish said she wasn’t sure exactly, but that it wasn’t many – maybe seven – last year.
5. Reports
A. Planning Board Chair
Chair Lewis said that he does not have an official report, but that he is excited about the new
role. He said his goals are to ensure that everyone gets heard and to keep on schedule as much as
possible.
B. Director of Planning & Development
Director Cornish said that they have also in the past elected a vice chair, so in the event that the
chair can’t attend, another board member is prepared to take on the responsibility of leading the
meeting.
Chair Lewis said he heard good things about Jones’ service as acting chair and nominated her for
vice chair, and he asked members if there were any other nominations.
There being no other nominations, the Board unanimously elected Jones to the position of vice
chair.
Nicholas also raised the question of attendance at the Project Review Committee, if they wanted
to have a standing committee or rotating membership.
Jones said she was happy to attend some, but could not attend all.
Petrina said she would attend all for at least a few months.
Lewis said that he was planning on attending all at present.
Cornish said any of them could come, but that they just wanted to ensure at least two or three
would be in attendance.
Johnston asked if someone could coordinate via email to ensure sufficient attendance, noting that
he would be willing to attend some now that he’s starting a new job whose schedule should
allow for it.
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It was agreed that Planning staff would send out monthly attendance inquiry/reminders for PRC
meetings.
C. Board of Public Works Liaison – no report, position vacant.
6. Approval of Minutes:
On a motion by Jones, seconded by Petrina, the March 27, 2018 minutes were unanimously
approved with no modifications at 8:44 p.m.
7. Adjournment:
On a motion by Elliott, seconded by Johnston, the meeting was adjourned at 8:45 p.m.