HomeMy WebLinkAboutMN-PDB-2018-07-24 Approved by the Planning and Development Board September 25, 2018
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Planning and Development Board
Minutes
July 24, 2018
Board Members
Attending:
Robert Aaron Lewis, Chair; Garrick Blalock; Jack Elliott; Mitch
Glass; McKenzie Lauren Jones; Emily Petrina
Board Members Absent: Matthew Johnston
Board Vacancies: None
Staff Attending: Lisa Nicholas, Deputy Director of Planning, Division of Planning
and Economic Development
Anya Harris, Administrative Assistant, Division of Planning and
Economic Development
Applicants Attending: 508-512 Edgewood Place – Minor Subdivision
Christopher Anagnost , Christopher George Real Estate
Melanie Murphy, owner
Stewart Park Inclusive Playground – Project Changes
Rick Manning, Friends of Stewart Park
209 Hudson Street – Minor Subdivision and Duplex
Jagat Sharma, architect
Frank Santelli, T.G. Miller, P.C.
128 W. Falls Street – Major Subdivision, Two Duplexes and a
Single-Family Home
Larry Fabbroni, engineer and architect
Ron Ronsvale, owner
North Campus Residential Expansion
Kathryn Wolf, Trowbridge Wolf Michaels Landscape Architects
Kim Michaels, Trowbridge Wolf Michaels Landscape Architects
117-119 Coddington Road, Hudson Place Townhouses – Sketch
Plan
Roger Dennis, owner of Hudson Heights
John Snyder, John Snyder Architects
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121-125 Lake Street, Ithaca Gun Factory site – Sketch Plan
Kimberly Michaels, Trowbridge Wolf Michaels Landscape
Architects
Bob Keane, WDG Architecture
Frost Travis, developer
Chair Lewis called the meeting to order at 6:00 p.m.
1. Agenda Review
No changes were made to the agenda.
2. Privilege of the Floor
Chair Lewis opened Privilege of the Floor.
Joseph Wilson of 75 Hunt Hill Road spoke about the use of fossil fuels in the proposed North
Campus Residential Expansion at Cornell University. He identified three challenges that the
Planning Board is likely to encounter as lead agency:
1. Cornell’s plans to use natural gas in the new buildings,
2. Cornell’s plans to not build the new buildings to the highest standards of energy
efficiency (which would include the recommendations found in the City’s Green Building
Policy), and
3. No plans from Cornell to offset any of the natural gas being used with renewables.
Wilson made the following suggestions:
1. Cornell be required to demonstrate that burning more gas through its Co-Gen plant will
do more to reduce emissions than would using alternative heating and cooling techniques driven
by electricity (such as heat pumps),
2. Demonstrate the above for the 50-year projected lifespan of the buildings,
3. Demonstrate that its approach to building efficiency results in less energy use and
greenhouse gas emissions than implementing applicable energy and building efficiency measures
outlined in the Green Building Policy, and
4. (As the Town of Ithaca Planning Board required with the Maplewood grad student
housing project,) Cornell should be required to review, cost out, specify, and share publicly, all
the energy and emissions reductions that could be achieved by implementing the alternatives and
mitigation measures described in the DEC’s “Guide for Assessing Energy Use and Greenhouse
Gas Emissions in an Environmental Impact Statement.”
Steven Beer of 211 Hudson Street spoke against the subdivision and duplex proposed at 209
Hudson Street. He said that the South Hill Overlay District enacted in November of 2017
prevents the addition of a second dwelling unit on a single lot in the R2 zone. He said that 209
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Hudson Street already has one primary residence on it, so the applicant is seeking to subdivide
the property into two lots and will require an area variance from the BZA for an existing side
yard deficiency on the lot with the existing house. He said that the neighborhood is currently
occupied by a mix of families and students and that many residents want to preserve that quality
by limiting new infill development intended for student renters. He urged the Planning Board to
recommend the BZA not grant the area variance needed for this project to proceed.
Clare McMillan of 135 Hudson Street spoke against the subdivision and duplex proposed at
209 Hudson Street. She said that she and her husband think that they and their neighbors will
directly and adversely affected by the development. She said they think it will produce
undesirable change in the neighborhood and that it’s inconsistent with the character of the
neighborhood. She said that though the developer is describing the new building as a two-family
duplex, it is unlikely that families will ever live there, as it will most likely be rented to students.
She said that most neighbors are opposed to the project because of the negative effects on the
neighborhood, such as: noise and nuisance, parking and traffic problems, and destruction of
greenspace. She said she doesn’t think this proposal is a good example of desirable infill, and
that it will only benefit the landlord to the detriment of the long-term residents. She urged the
Planning Board to recommend the BZA deny the variance.
Sally Lockwood of 641 Hudson Street spoke about the proposed project at 209 Hudson Street.
She said that South Hill Elementary is located on Hudson Street, and given that they are within
walking distance of a good school, the neighborhood on first glance looks to be a highly
desirable place for a family to live. She said that due to an increased concentration of young
college students, they are seeing more behavior issues that are disruptive and could deter families
from wanting to buy homes and raise their children on South Hill. She said that the South Hill
Neighborhood Association has a history of working with landlords who share their vision of a
diverse neighborhood comprised of both students and families, but they haven’t seen evidence so
far that the property owner wants to work with the neighborhood association.
Verlaine Boyd of 315 Pleasant Street spoke about the proposed project at 209 Hudson Street.
She said she has lived on South Hill since 1970. She said she tried to develop a list of pros and
cons regarding this project but could not identify any positives. She said it will have a
detrimental effect on the grandeur of Hudson Street and its precious built heritage. She said that
the house at 209 Hudson is historic and has had historic owners. She also identified potential
quality of life issues that could arise as a result of the project including parking, pollution, noise,
and congestion. She was also critical of the designs, noting that the porch would help amplify
voices at night. She urged the Planning Board to make a negative recommendation to the BZA
and said that the project goes against the intent of the South Hill Overlay District, as the building
seems to be designed for students and not families.
John Graves of 319 Pleasant Street, former president of the South Hill Civic Association, also
urged the Board to recommend the BZA not grant the variance. He said that last fall
neighborhood residents vigorously opposed new dormitory-style infill projects. He also said that
in recent years, new projects, major renovations, and infill projects have created an undesirable
change in the character of the neighborhood and negatively affected environmental conditions on
South Hill. He said the Planning Department agreed with residents who said that the
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neighborhood had reached a “tipping point” for projects designed specifically to house students,
and developed the South Hill Overlay legislation in an attempt to mitigate the situation. South
Hill residents believed that this legislation would temporarily restrict dormitory-style projects on
South Hill until the Planning Department could develop a new zoning and land use plan in
accordance with the City’s Comprehensive Plan. He said the proposed subdivision would be a
flagrant end-run around the intent of the South Hill Overlay District. He urged the Planning
Board to not recommend a variance and give the Planning Department the time needed to
develop a neighborhood plan for South Hill.
George McGonigal, First Ward Alderperson, said he is not going to beat up on students or
speak against the design of the proposed project, noting that everybody needs a decent place to
live. He asked the Board to support Common Council’s creation of the South Hill Overlay
District and oppose the subdivision. He said 209 Hudson is a beautiful house and part of that
beauty comes from its beautiful big yard with plantings, and that to put up a duplex with a large
parking lot there would be a huge loss to the neighborhood. He then read several excerpts from
the SHOD legislation enacted by Common Council the previous fall, and he said that to
subdivide the lot would be premature, as more study of the area needs to be done and an area
plan developed first.
Kenn Young of 228 Columbia Street said that he was born on South Hill, he went to South Hill
school, and he has lived at his current address for 20 years. He spoke against the proposed
subdivision and duplex at 209 Hudson, saying that the project will require a variance to proceed
at a time when the South Hill Overlay District is in place, making a clear statement not to rush
into developments that may or may not be in the best interest of the community. He said that if
the project hit all the marks needed for approval, neighbors would have nothing to push back
against, but a variance is needed. He asked the Board not to ignore the Overlay as enacted by
Common Council and overwhelmingly supported by neighbors. He asked that they provide time
needed for the community to make educated decisions about the future of the neighborhood.
Pam Mackesey of 323 Pleasant Street said she’s lived on South Hill since the 1970s. She said
that because they are in a period of transition and the neighborhood plan is still being developed,
holding off on the development at 209 Hudson seems to be the right way to go. She said that
because it requires a variance, the Zoning Board has the option not to approve the project. She
said she hopes the Planning Board does not recommend approving the project.
Charleen Heidt from 107 W. Falls Street spoke about the project at 128 W. Falls Street saying
that it received the necessary approvals two years ago, but then unforeseen circumstances
delayed building it, and the approvals expired. She said it will add more rental properties to the
street. She said the street currently has 12 homes with 13 adults living there, and the project will
add 13 additional bedrooms -- shifting the balance towards renters in an area that is currently
predominately owner-occupied. She also said that could mean 13 (or more) cars that need to be
parked in the area, significantly increasing demand for parking, and noted that they already have
half-day only parking on the street. She also said that flooding has been an issue there for the last
few years and asked that they not approve the project until the applicant addresses these
concerns.
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There being no further comments from the public, Chair Lewis closed Privilege of the Floor.
3. Subdivision
A. Minor Subdivision of 508-512 Edgewood Place by Christopher Anagnost for
Randolph C & Melanie L Murphy. Determination of Environmental Significance,
and Consideration of Preliminary & Final Approval. The applicant is proposing to
subdivide the .718 acre (31,276 SF) property into two tax parcels: Parcel A measuring
.326 acres (14,205 SF) with a width of 83.42 feet on Edgewood Place and containing an
existing garage and driveway, and Parcel B measuring .279 acres (12,136 SF) with a width
of 61.30 feet on Edgewood Place and containing an existing single family home. The parcel
is in the R-3a Zoning District which requires a minimum lot size of 7,000 SF, width at-
street of 50 feet, front yard setback of 10 feet and side yard setbacks of 10 and 5 feet, and
a rear yard setback of 20%, or 50 feet. The site is in the East Hill Historic District; therefore,
any future structure would be subject to approval by the Ithaca Landmarks Preservation
Commission, as well as site plan review. This is an Unlisted Action under the City of Ithaca
Environmental Quality Review Ordinance (“CEQRO”), §176-4 B. (1) (h), and the State
Environmental Quality Review Act (“SEQRA”), and is subject to environmental review.
Applicant Chris Anagnost and homeowner Melanie Murphy appeared in front of the Board to
update them on the proposal and answer questions. Applicants had submitted the topographical
map, per the Board’s request at the last meeting.
Board members reviewed the SEAF.
Jones said that she had no issues with the proposal, especially as anything that would be built
there would be subject to approval by both the Planning Board and ILPC.
Elliott said he’s looking forward to see what will be proposed.
Glass said he thought that there had been a question about asking the applicants to define an area
for future development that would not impact the steep slope on the north part of the site.
Lewis noted that that had come up in Project Review Committee.
Anagnost said they were willing to do so. He referred the Board to 117 Dewitt Place on the map
(to the west side of the parcel), and said that Cornell owns approximately 61 feet from the bank
back, and that they would be willing to maintain the same distance from the bank on their lot.
Board members asked Nicholas how to incorporate such a restriction.
Nicholas said they could ask for a deed restriction, or they could defer the issue until it comes to
site plan review and discuss it as an environmental impact at that time.
After some additional discussion, applicants agreed to a deed restriction.
Approved by the Planning and Development Board September 25, 2018
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Adopted Resolution for City Environmental Quality Review:
On a motion by Jones, seconded by Elliott:
WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and
Development Board for a Minor Subdivision of City of Ithaca Tax Parcel #62.-2-4, by Christopher
Anagnost for owners Randolph C and Melanie L Murphy, and
WHEREAS: the applicant is proposing to subdivide the .718 acre (31,276 SF) property into two tax parcels:
Parcel A measuring .326 acres (14,205 SF) and containing an existing garage and driveway, and Parcel B
measuring .382 acres (16,622.68 SF) with a containing an existing single family home and a shared in
common asphalt driveway. The parcel is in the R-3a Zoning District which requires a minimum lot size of
7,000 SF, width at-street of 50 feet, front yard setback of 10 feet, side yard setbacks of 10 and 5 feet, and a
rear yard setback of 20%, or 50 feet. The applicant has submitted documentation demonstrating that,
consistent with the decision of a 1981 Article 78 Civil Case, the parcels are not subject to frontage
requirements. The site is in the East Hill Historic District; therefore, any future structure would be subject
to approval by the Ithaca Landmarks Preservation Commission as well as site plan review, and
WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance
and the State Environmental Quality Review Act, both of which require environmental review, and
WHEREAS: this is considered a Minor Subdivision in accordance with the City of Ithaca Code, Chapter
290, Article 1, §290-1, Minor Subdivision – Any subdivision of land resulting in creation of a maximum
of one additional buildable lot, and
WHEREAS: The Planning Board, being the local agency which has primary responsibility for approving
and funding or carrying out the action, did on May 22, 2018 declare itself Lead Agency for the project, and
WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on June 26, 2018
review and accept as adequate: a Short Environmental Assessment Form (SEAF), Part 1, submitted by the
applicant, and Part 2, prepared by Planning staff; a drawing titled “Survey Map No 508-512 Edgewood
Place City of Ithaca, Tompkins County, New York dated 12/10/12 with a latest revision date of 7/2/18 and
prepared by T.G. Miller P.C. with the and other application materials, and
WHEREAS: the City of Ithaca Parks Recreation and Natural Resources Commission, Tompkins County
Planning Department, and other interested parties have been given the opportunity to comment on the
proposed project and any received comments have been considered, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project
will result in no significant impact on the environment and a Negative Declaration for purposes of Article
8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State
Environmental Quality Review Act.
Moved by: Jones
Seconded by: Elliott
In favor: Blalock, Elliott, Glass, Jones, Lewis, Petrina
Against: None
Abstain: None
Absent: Johnston
Vacancies: None
Approved by the Planning and Development Board September 25, 2018
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Before adopting the resolution for final approval, Board and staff worked out specific language
defining the “No Build Area,” relating it to the 570’ elevation line.
Adopted Resolution for Preliminary and Final Approval:
On a motion by Jones, seconded by Petrina:
WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and
Development Board for a Minor Subdivision of City of Ithaca Tax Parcel #62.-2-4, by Christopher
Anagnost for owners Randolph C and Melanie L Murphy, and
WHEREAS: the applicant is proposing to subdivide the .718 acre (31,276 SF) property into two tax parcels:
Parcel A measuring .326 acres (14,205 SF) and containing an existing garage and driveway, and Parcel B
measuring .382 acres (16,622.68 SF) with a containing an existing single family home and a shared in
common asphalt driveway. The parcel is in the R-3a Zoning District which requires a minimum lot size of
7,000 SF, width at-street of 50 feet, front yard setback of 10 feet, side yard setbacks of 10 and 5 feet, and a
rear yard setback of 20%, or 50 feet. The applicant has submitted documentation demonstrating that,
consistent with the decision of a 1981 Article 78 Civil Case, the parcels are not subject to frontage
requirements. The site is in the East Hill Historic District; therefore, any future structure would be subject
to approval by the Ithaca Landmarks Preservation Commission as well as site plan review, and
WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance
and the State Environmental Quality Review Act, both of which require environmental review, and
WHEREAS: this is considered a Minor Subdivision in accordance with the City of Ithaca Code, Chapter
290, Article 1, §290-1, Minor Subdivision – Any subdivision of land resulting in creation of a maximum
of one additional buildable lot, and
WHEREAS: The Planning Board, being the local agency which has primary responsibility for approving
and funding or carrying out the action, did on May 22, 2018 declare itself Lead Agency for the project, and
WHEREAS: legal notice was published and property posted, and adjacent property owners notified in
accordance with Chapters 290-9 C. (1), (2), & (3) of the City of Ithaca Code, and
WHEREAS: the Planning and Development Board held the required Public Hearing on June 26, 2018,
and
WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on July 24, 2018
review and accept as adequate: a Short Environmental Assessment Form (SEAF), Part 1, submitted by the
applicant, and Part 2, prepared by Planning staff; a drawing titled “Survey Map No 508-512 Edgewood
Place City of Ithaca, Tompkins County, New York dated 12/10/12 with a latest revision date of 7/2/18 and
prepared by T.G. Miller P.C. with the and other application materials, and
WHEREAS: the City of Ithaca Planning and Development Board acting as lead Agency, did on June 26,
2018 determine the proposed project will result in no significant impact on the environment and issues a
Negative Declaration of Environmental Significance, now, therefore, be it
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RESOLVED: that the Planning Board does hereby grant Preliminary and Final Subdivision Approval to
the proposed Minor Subdivision of City of Ithaca Tax Parcel City of Ithaca Tax Parcel #62.-2-4, by
Christopher Anagnost for owners Randolph C and Melanie L Murphy subject to the following conditions
i. Submission of a revised subdivision plat showing a deed restricted ‘No Build Area” on Parcel A
corresponding to all land at or below the 570’ elevation line and
ii. Submission of three (3) paper copies of the final approved plat, all having a raised seal and signature
of a registered licensed surveyor.
Moved by: Jones
Seconded by: Petrina
In favor: Blalock, Elliott, Glass, Jones, Lewis, Petrina
Against: None
Abstain: None
Absent: Johnston
Vacancies: None
4. Site Plan Review
A. Stewart Park Inclusive Playground, Stewart Park by Rick Manning for the City of
Ithaca. Consideration of Project Changes. The project was approved by the Planning
Board on March 27, 2018. The applicant is now requesting project changes, including
relocation and redesign of the bathrooms and the parking area, and layout and programing
changes to the overall playground. The project is to construct a new accessible playground
with a splash pad, separate play structures for pre-school and school-aged children, an
accessible berm with a pathway and overlook, two play gardens, several freestanding
pieces of play equipment, a new structure with accessible bathrooms and storage/office
space, and accessible paths linking the playground to other areas of the park. The project
also includes installing a permanent structure to cover the carousel, reorganization of the
adjacent parking area to add 35 spaces, new plantings, signage, furnishings and other site
improvements. The project is in Stewart Park and the P-1 Zoning District. This has been
determined to be a Type I Action under the City of Ithaca Environmental Quality Review
Ordinance (“CEQRO”) §176-4 B.(1)(h)[2]and (5) and the State Environmental Quality
Review Act (“SEQRA”) § 617.4 (b)(10) for which the Lead Agency made a Negative
Determination of Environmental Significance on February 27, 2018. The proposed changes
are consistent with the Negative Declaration.
Rick Manning updated the Board on changes made since the project was approved. Notably, a
smaller, redesigned, relocated bathroom structure. Also, some relocation of some of the
playground elements.
After some questions and comments from the Board, the resolution was tabled to give Manning
an opportunity to revise plans per Board’s suggestions.
Approved by the Planning and Development Board September 25, 2018
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B. Minor Subdivision & Construction of a Duplex at 209 Hudson Street by Jagat
Sharma, architect, for Bia Stavropoulos, owner. Determination of Environmental
Significance. The applicant is proposing to subdivide the City of Ithaca Tax Parcel # 82.-
4-17 measuring 26,484 SF (.608 acres) into two lots and construct one duplex and
associated site improvements. Lot 1 will measure 6,088 SF (.140 acres) with 45 feet of
frontage on Hudson St and contains the existing house, and Lot 2 will measure 20,382 SF
(.47 acres) with 87 feet of frontage on Hudson St and will contain the new duplex. The
project is in the R-2a Zoning District, which has the following minimum area requirements:
5,000 SF lot size and 45 feet of street frontage for single- or two-family dwellings, 30% lot
coverage, 25 feet front-yard, 10-foot side-yard, and a rear-yard of 25% or 50 feet but not
less than 20 feet. The subdivision requires an area variance for an existing side-yard
deficiency on Lot 1. The project is in the South Hill Overlay District for which subdivision
is required, as district requirements allow no more than one primary use per tax parcel. The
project includes 4 parking spaces, retaining/stone walls, new paving, walkways and
landscaping. Site development will require the removal of an existing pool, wooden fence
and shed, three mature trees and associated paving and landscape elements. Access to both
sites will be from the existing driveway – which will require easements to ensure
permanent access. 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.
Jagat Sharma and Frank Santelli appeared in front of the Board to update them on changes to the
proposed project made since their last appearance. The primary change to the proposal is that
they are asking to subdivide the property into two lots, instead of three, and build only one
duplex instead of the two as had been proposed originally. All proposed new construction was
kept out of the ROW area in the back (which had been a point of contention with the neighboring
property owners for the original proposal). Sharma also reviewed some changes to the proposed
plantings coming from suggestions made at the Project Review Committee, and said that they
modified their floor plans some based on comments from Alderperson Cynthia Brock.
After some additional discussion, the Board reviewed the Environmental Assessment Forms,
Parts 2 and 3.
Adopted Resolution for City Environmental Quality Review:
On a motion by Jones, seconded by Glass:
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 subdivision, one duplex and site improvements to be located at 209 Hudson St,
WHEREAS: the applicant has revised the proposal from the original which was a major subdivis ion
(creating three lots) and the construction of two duplexes (one on each of the new lots), and
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WHEREAS: the applicant is now proposing to subdivide the City of Ithaca Tax Parcel 82.-4-17 measuring
26,484 SF (.608 acres) into two lots and construct one duplex and associated site improvements. Lot 1 will
measure 6,088 SF (.140 acres) with 45 feet of frontage on Hudson St and contains the existing house, and
Lot 2 will measure 20,382 SF (.47 acres) with 87 feet of frontage on Hudson St and will contain the new
duplex. The project is in the R-2a Zoning District which has the following minimum area requirements:
5,000 SF lot size and 45 feet of street frontage for single - or two-family dwellings, 30% lot coverage, 25
foot front-yard, 10 foot side-yard, and a rear-yard of 25% or 50 feet but not less than 20 feet. The subdivision
requires an area variance for an existing side-yard deficiency on Lot 1. The project is in the South Hill
Overlay District for which subdivision is required, as district requirements allow no more than one primary
use per tax parcel. The project includes 4 parking spaces, retaining/stone walls, new paving, walkways and
landscaping. Site development will require the removal of an existing pool, wooden fence and shed, three
mature trees and associated paving and landscape elements. Access to both sites will be from the existing
driveway – which will require easements to ensure permanent access, and
WHEREAS: this is considered a minor subdivision in accordance with the City of Ithaca Code, Chapter
290, Article 1, §290-1, Minor Subdivision ― Any subdivision of land resulting in creation of one additional
buildable lot, 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: that the Planning Board, being the local agency which has primary responsibility for
approving and funding or carrying out the action, did, on January 23, 2018 declare itself Lead Agency in
Environmental Review for the proposed project, and
WHEREAS: this Board, acting as Lead Agency in Environmental Review, did, on July 24, 2018 review
and accept as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant,
and Parts 2 and 3 prepared by Planning staff and revised by the Board; drawings titled “Subdivision Map
No. 209 Hudson Street, City of Ithaca, Tompkins County, New York”, “Demolition Plan (C102)”, “Site
Layout Plan (C103)”, “Site Utility and Grading Plan (C104)”, “Erosion and Sediment Control Plan (C105)”
and “Site Grading Plan (C108)”, dated 6/15/18 and prepared by TG Miller P.C.; and “Planting Plan (L.01)”,
“Plant List, Details & Species (L.02)”, “Proposed Site Plan (1.03)”, “Retaining Wall 1 Elevations Typical
Wall Section (1.04)”, “Bldg. B Floor Plans (2.01)”, and “Bldg. B Elevations (3.01)”, with a latest revision
date of 7/18/18 and prepared by Jagat P. Sharma, Architect and other application materials, , now, therefore,
be it
RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project
will result in no significant impact on the environment and 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.
Moved by: Jones
Seconded by: Glass
In favor: Blalock, Glass, Jones, Lewis
Against: Elliott, Petrina
Abstain: None
Absent: Johnston
Vacancies: None
Approved by the Planning and Development Board September 25, 2018
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The Board then took a brief recess before considering the next agenda item.
C. Major Subdivision (3 Lots), Two Duplexes, One Single Family Home & Site
Improvements at 128 W. Falls Street by Ron Ronsvale. Consideration of Preliminary
& Final Subdivision and Site Plan Approval. This project was approved by the Planning
Board on 2-24-15 and received the required variances on 2-3-15. The applicant did not
apply for a building permit or file the subdivision and the site plan and variances expired.
The applicant now wishes to pursue the project as previously approved. The applicant is
proposing to subdivide the parcel and construct one single-family home and two duplexes.
The proposal is to subdivide the 16,352-SF (0.375-acre) parcel into three: Parcel 1 will
measure 3,686.9 SF with 37.5 feet of frontage and will contain a new single-family home;
Parcel 2, measuring 4,389 SF and with 46 feet of street frontage, will contain the existing
single-story single-family home; and Parcel 3, measuring 8,276 SF with 98 feet of street
frontage, will contain two new duplexes. The property is in the R-2b Zoning District, which
has a minimum lot size of 3,000 SF for two-family dwellings, minimum width at-street of
35 feet, and minimum front-, side-, and rear-yard setbacks of 25 feet, 10 and 5 feet, and
25% or 50 feet, respectively. The project includes seven off-street parking spaces, one
driveway, sidewalks/walkways, and landscaping. This is an Unlisted Action under the City
of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality
Review Act, for which the Board, acting as Lead Agency made a Negative Determination
of Environmental Significance on 9-23-14.
Larry Fabbroni (engineer and architect) and owner Ron Ronsvale appeared in front of the Board.
Fabbroni said that the project, approved in 2015, has mostly remained unchanged, with the
exception of some slight floor plan changes, and associated changes to elevations, primarily
relating to window placements. He also addressed some of the concerns raised by neighbors
regarding parking and whether or not the new rentals would be occupied by families, saying that
the location is close to schools and within walking distance of downtown. He further addressed
some of the concerns related to flooding, relating his experiences laying sewer lines in the
neighborhood and other experience gained as a DPW employee.
Adopted Resolution for Final Subdivision Approval:
On a motion by Jones, seconded by Glass:
WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and
Development Board for a subdivision of City of Ithaca Tax Parcel #13.-2-20, located at 128 West Falls
Street, by Ron Ronsvale, applicant and owner, and
WHEREAS: this subdivision (as well as the proposed site plan) were approved by the Planning Board on
2-24-15 and received the required variances on 2-3-15. The applicant did not apply for a building permit or
file the subdivision and the site plan, subdivision and variances expired. The applicant now wishes to pursue
the project as previously approved with minor changes to the building elevations, and
WHEREAS: the applicant is proposing to subdivide the parcel and construct one single-family home and
two duplexes. The proposal is to subdivide the 16,352-SF (0.375-acre) parcel into three: Parcel I will
measure 3,686.9 SF with 37.5 feet of frontage and will contain a new single-family home; Parcel 2,
measuring 4,389 SF and with 46 feet of street frontage, will contain the existing single-story single-family
Approved by the Planning and Development Board September 25, 2018
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home; and Parcel 3, measuring 8,276 SF with 98 feet of street frontage, will contain two new duplexes.
The property is in the R-2b Zoning District, which has a minimum lot size of 3,000 SF for two-family
dwellings, minimum width at-street of 35 feet, and minimum front-, side-, and rear-yard setbacks of 25 feet,
10 and 5 feet, and 25% or 50 feet, respectively. The project includes seven off-street parking spaces, one
driveway, sidewalks/walkways, and landscaping, and
WHEREAS: the subdivision is considered a Major Subdivision in accordance with the City of Ithaca Code,
Chapter 290, Article 1, §290-1, Major Subdivision – Any subdivision of land resulting in creation of two
or more additional buildable lots, and
WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance
and the State Environmental Quality Review Act for which the Planning Board, acting as Lead Agency,
made a Negative Determination of Environmental Significance on 9/23/14, and
WHEREAS: as there are no significant changes to the originally approved project, nor new inf ormation
about the project, the project is consistent with the Negative Declaration of 9/23/14, and
WHEREAS: legal notice was published and property posted in accordance with Chapters 276-6 B. (4) and
176-12 A. (2) (c) of the City of Ithaca Code, and
WHEREAS: the Planning and Development Board held the required Public Hearing on June 26, 2018, and
WHEREAS: the City of Ithaca Parks Recreation and Natural Resources Commission, Tompkins County
Planning Department, and other interested parties have been given the opportunity to comment on the
proposed project and any comments received have been considered, and
WHEREAS: the Planning and Development Board, did, on June 26, 2018 reviewed and accepted as
adequate plans entitled “Subdivision Plat, 128 West Falls Street” dated 5/30/18 and prepared by Lawrence
P Fabbroni, and other application materials, and
WHEREAS: the Planning and Development Board, did, on June 26, grant preliminary subdivision approval
to the project, and
WHEREAS: the Board of Zoning Appeals granted the required area variances on July 3, 2018, now,
therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board grants final subdivision approval
to City of Ithaca Tax Parcel #13.-2-20, located at 128 West Falls Street subject to submission of three (3)
paper copies of the final approved plat, all having a raised seal and signature of a registered licensed
surveyor.
Moved by: Jones
Seconded by: Glass
In favor: Blalock, Elliott, Glass, Jones, Lewis, Petrina
Against: None
Abstain: None
Approved by the Planning and Development Board September 25, 2018
13
Absent: Johnston
Vacancies: None
Adopted Resolution for Preliminary and Final Approval:
On a motion by Elliott, seconded by Glass:
WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and
Development Board for a subdivision of City of Ithaca Tax Parcel #13.-2-20, located at 128 West Falls
Street, by Ron Ronsvale, applicant and owner, and
WHEREAS: this subdivision and site plan were approved by the Planning Board on 2-24-15 and received
the required variances on 2-3-15. The applicant did not apply for a building permit or file the subdivision
and the site plan, subdivision and variances expired. The applicant now wishes to pursue the project as
previously approved with minor changes to the building elevations, and
WHEREAS: the applicant is proposing to subdivide the parcel and construct one single-family home and
two duplexes. The proposal is to subdivide the 16,352-SF (0.375-acre) parcel into three: Parcel I will
measure 3,686.9 SF with 37.5 feet of frontage and will contain a new single -family home; Parcel 2,
measuring 4,389 SF and with 46 feet of street frontage, will contain the existing single-story single-family
home; and Parcel 3, measuring 8,276 SF with 98 feet of street frontage, will contain two new duplexes.
The property is in the R-2b Zoning District, which has a minimum lot size of 3,000 SF for two-family
dwellings, minimum width at-street of 35 feet, and minimum front-, side-, and rear-yard setbacks of 25 feet,
10 and 5 feet, and 25% or 50 feet, respectively. The project includes seven off -street parking spaces, one
driveway, sidewalks/walkways, and landscaping, and
WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance
and the State Environmental Quality Review Act for which the Planning Board, acting as Lead Agency,
made a Negative Determination of Environmental Significance on 9/23/14, and
WHEREAS: as there are no significant changes to the originally approved project, nor new information
about the project, the project is consistent with the Negative Declaration of 9/23/14, and
WHEREAS: legal notice was published and property posted in accordance with Chapters 276-6 B. (4) and
176-12 A. (2) (c) of the City of Ithaca Code, and
WHEREAS: the Planning and Development Board held the required Public Hearing on June 26, 2018, and
WHEREAS: Tompkins County Planning Department, and other interested parties have been given the
opportunity to comment on the proposed project and any comments received have been considered, and
WHEREAS: the Board of Zoning Appeals granted the required area variances on July 3, 2018, and
WHEREAS: the Planning and Development Board, did, on July 24, 2018 review and accept as adequate
revised elevations drawings and floor plans entitled “Building Elevations (S104.2, S104.3 & S104.4)” with
a latest revision date of 7-1-18, and “Floor Plans Rear 2-Family”, “Floor Plans 1-Family”, “Floor Plans –
2 Family East Apt” and “Floor Plans – 2 Family West Apt” with a latest revision date of 5-17-18 and all
unrevised drawings from the 2-24-15 site plan approval, all prepared by Lawrence P Fabbroni, and other
application materials, and
WHEREAS: the Board of Zoning Appeals granted the required area variances on July 3, 2018, and
Approved by the Planning and Development Board September 25, 2018
14
WHEREAS: Tompkins County Planning Department, and other interested parties have been given the
opportunity to comment on the proposed project and any comments received have been considered, and
WHEREAS: the City of Ithaca Planning and Development Board, did on November 25, 2014 grant
Preliminary and Final Site Plan Approval for the proposed project, subject to the following conditions:
i. Variance must be granted before Final Site Plan Approval, and
ii. Applicant to explore adding more windows to the rear façades of Buildings 1 and 2, and
iii. Submission of revised site and landscape plans, showing removal of planting areas along driveway,
and
iv. Submission of elevations with building materials labeled and keyed to materials sample sheet, and
v. Submission of project details (e.g., building materials samples, pavers, lighting, benches, raised
planters, bike racks, etc.), and
vi. Submission of project details (e.g., benches, location and design of bike racks), and
WHEREAS: the City of Ithaca Planning and Development Board has determined that all conditions have
been satisfied, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant Preliminary and
Final Site Plan Approval for the proposed project.
Moved by: Elliott
Seconded by: Glass
In Favor: Blalock, Elliott, Glass, Jones, Lewis, Petrina
Against: None
Abstain: None
Absent: Johnston
Vacancies: None
D. North Campus Residential Expansion (NCRE) at Cornell University Campus by
Trowbridge and Wolf LLC. Intent to Declare Lead Agency. The applicant proposes to
construct two residential complexes (one for sophomores and the other for freshmen) on
two sites on North Campus. The sophomore village will have four residential buildings
with 800 new beds and associated program space totaling 299,900 SF and a 1,200 seat,
66,300 SF dining facility. The sophomore village is mainly in the City of Ithaca with a
small portion in the Village of Cayuga Heights; however, all buildings are in the City. The
freshman village will have three new residential buildings (each spanning the City and
Town line) with a total of 401,200 SF and 1,200 new beds and associated program space –
223,400 of which is in the City and 177,800 and of which is in the Town. The buildings
will be between two and six stories using a modern aesthetic. The project is in three zoning
districts: the U-I zoning district in the City in which the proposed 5 stories and 55 feet are
allowed; the Low Density Residential District (LDR) in the Town which allows for the
proposed two story residence halls (with a special permit); and the Multiple Housing
District within Cayuga Heights in which no building are proposed. This has been
determined to be a Type I Action under the City of Ithaca Environmental Quality Review
Approved by the Planning and Development Board September 25, 2018
15
Ordinance (“CEQRO”) §176-4 B.(1)(b), (h) 4, (i) and (n) and the State Environmental
Quality Review Act (“SEQRA”) § 617.4 (b)(5)(iii).
Blalock said that (in the interest of full disclosure) he as a Cornell professor, had been a member
of the committee that studied housing issues on campus and recommended this project.
Kathryn Wolf of Trowbridge Wolf Michaels Landscape Architects appeared before the Board
and provided an overview of the proposed project. She walked the Board through some of the
project binders they had received, and she said that they had distributed all the same materials to
officials from the Town of Ithaca and the Village of Cayuga Heights as well (as the project site
straddles the Town, the City, and the Village). She also reviewed their anticipated project
timeline.
Adopted Resolution for Intent to Declare Lead Agency:
On a motion by Jones, seconded by Petrina:
WHEREAS: 6 NYCRR Part 617 of the State Environmental Quality Review Law and Chapter 176.6 of the
City Code, Environmental Quality Review, require that a lead agency be established for conducting
environmental review of projects in accordance with local and state environmental law, and
WHEREAS: State Law specifies that for actions governed by local environmental review, the lead agency
shall be that local agency which has primary responsibility for approving and funding or carrying out the
action, and
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site plan
approval for the North Campus Residential Expansion, located on Cornell University Campus by
Trowbridge Wolf Michaels LLP, applicant for Cornell University, owner, and
WHEREAS: the applicant is proposing to construct two residential complexes (one for sophomores and
the other for freshmen) on two sites on North Campus. The sophomore village will have four residential
buildings with 800 new beds and associated program space totaling 299,900 SF and a 1,200 seat, 66,300
SF dining facility. All buildings in the sophomore village are in the City of Ithaca, the small portion in the
Village of Cayuga Heights contains landscape improvements. The freshman village will have three new
residential buildings (each spanning the City and Town line) with a total of 401,200 SF and 1,200 new beds
and associated program space – 223,400 of which is in the City and 177,800 and of which is in the Town.
The buildings will be between two and six stories using a modern aesthetic. The project is in three zoning
districts: the U-I zoning district in the City in which the proposed 5 stories and 55 feet are allowed; the Low
Density Residential District (LDR) in the Town which allows for the proposed two story residence halls
(with a special permit); and the Multiple Housing District within Cayuga Heights in which no buildings are
proposed.
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)(b), (h) 4, (i) and (n) and the State Environmental
Quality Review Act (“SEQRA”) § 617.4 (b)(5)(iii), and
WHEREAS: the Town of Ithaca Planning Board, Village of Cayuga Heights Planning Board, the NYS
Dormitory Authority, NYS Department of Environmental Conservation, and the Tompkins County
Approved by the Planning and Development Board September 25, 2018
16
Department of Health have been identified as potentially involved agencies in this action, now, therefore
be it
RESOLVED: that the City of Ithaca Planning and Development Board is, by way of this resolution,
declaring its intent to act as Lead Agency in Environmental Review for the proposed project.
Moved by: Jones
Seconded by: Petrina
In Favor: Blalock, Elliott, Glass, Jones, Lewis, Petrina
Against: None
Abstain: None
Absent: Johnston
Vacancies: None
E. Hudson Place Townhomes – 117-119 Coddington Road – Sketch Plan
Roger Dennis, owner of Hudson Heights apartments, appeared and explained that they are
proposing to build some new townhouses to add to their rental offerings. Currently they have
studios and they want to be able to appeal to families as well as individuals.
John Snyder of John Snyder Architects said that the proposal is to subdivide an existing parking
lot, subdivide it into three lots, and build new townhomes there. They will have garages
underneath and are intended to appeal to families. He said the project would not require any
variances and that the site has adequate parking available to serve the existing buildings with the
removal of the parking that is there currently. Snyder next detailed the proposed project for the
Board.
A short comment and question period followed.
F. Falls Park Project – 121-125 Lake Street – Sketch Plan
Kimberly Michaels, Trowbridge Wolf Michaels Landscape Architects, Bob Keane, WDG
Architecture, and Frost Travis, developer appeared in front of the Board to provide an overview
of the proposed project.
Michaels explained that the original parcel has been subdivided and a portion of it set aside as
green space.
Travis and Michaels also said that they had originally hoped to preserve a bridge on the site as a
pedestrian bridge, but that during EPA remediation/cleanup they determined that the abutments
had to be removed in order to remove contaminated sediments. Michaels explained that the
current design contains a walkway out to where the bridge once stood, but does not currently
include a bridge.
Michaels next reviewed the proposed site plan for the building and surrounding hardscapes, and
explained that they are using the size of the original parcel (prior to the subdivision) to determine
the building setbacks and the square footage of the building footprint (lot coverage allowed by
Approved by the Planning and Development Board September 25, 2018
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zoning). She also noted that the deed specifies a height restriction at the elevation of 585 feet and
that the new building would have a max roof height at 584.42 feet. She also noted that zoning
specifies a four story, 40-foot maximum on the site but that they will probably need to work
something out with the Board and BZA because the steep slopes on the site might result in them
exceeding the 40 foot max.
Keane next reviewed the floor plans, features, and amenities of the proposed building. He also
reviewed proposed materials selections.
A short question and comment period with the Board followed.
5. Zoning Appeals
# 3102, 209 Hudson St, Area Variance
The Planning Board is unsure whether this variance and the subdivision it will allow is in the
spirit of the South Hill Overlay District. The Board is conflicted about this appeal because there
is not yet a South Hill neighborhood plan, and therefore no specific guidance on this issue.
# 3103, 216 University Ave, Area Variance
The Planning Board does not identify any long term planning impacts with this appeal. There
are no exterior changes to the building and because the occupancy will be lower-parking
demand should be lower as well.
# 3104, 737 Willow Ave, Area Variance
The Planning Board does not identify any long term planning impacts with this appeal. The
appellant needs this type of storage and the building will not be highly visible.
6. Old/New Business
Board members asked about guidelines for handling Special Permit Applications.
Nicholas said staff is developing guidelines, and they would see something soon.
7. Reports
A. Planning Board Chair
No report, but Chair Lewis welcomed Blalock back to the Board.
B. Board of Public Works Liaison
Blalock said that he attended his first BPW meeting the previous week. He said that they are in
early stages of applying for grants to restore the Cascadilla Boathouse and another for a
footbridge across the flood control channel to connect the Black Diamond trail. He also said that
the City would soon be undertaking two large parking studies.
He also said that the Board might soon be seeing a sketch plan related to a plan for expansion of
the Just BeCause Center.
Approved by the Planning and Development Board September 25, 2018
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C. Director of Planning & Development
No report, but Deputy Director Nicholas scheduled a special meeting of the Board for the fifth
Tuesday in October, the 30th.
8. Adjournment:
On a motion by Elliott, seconded by Blalock, the meeting was adjourned at 10:05 p.m.