HomeMy WebLinkAboutMN-PDB-2019-06-25 Approved by the Planning and Development Board July 23, 2019
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Planning and Development Board
Minutes
June 25, 2019
Board Members
Attending:
Robert Aaron Lewis, Chair; McKenzie Lauren Jones, Vice Chair;
Garrick Blalock, BPW Liaison; Jack Elliott; Mitch Glass; Matthew
Johnston; Emily Petrina
Board Members Absent:
None
Board Vacancies: None
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: 243 Cliff Street -- Subdivision
Laurie Hart, property owner
David Nutter, property owner
NCRE Cornell University – Presentation & Public Hearing
Kathryn Wolf, Trowbridge, Wolf, Michaels, Landscape Architects
Arvind Tikku, iKon.5 Architects
Student Housing – 815 S. Aurora Street
Noah Demarest, Stream Collaborative
Charlie O’Connor, Modern Living Rentals
Todd Fox, Visum Development
Adam Fishel, Marathon Engineering
John Mancuso, legal counsel to the property owner
Visions Federal Credit Union – 410 Elmira Road
Mitch Leech, PW Campbell Contracting
Lisa Darling, Visions Federal Credit Union
Joe Liguori, Visions Federal Credit Union
Mike Ritchie, Costich Engineering
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Immaculate Conception Redevelopment (Mixed-Use Housing) –
320 W. Buffalo Street
Noah Demarest, Stream Collaborative
Brandon Ebel, Stream Collaborative
Lynn Truame, INHS
Carpenter Circle Project
Yamila Fournier, Whitham Planning and Design
Tim Curley, Park Grove Realty
Tom LaVigne, Park Grove Realty
Tony Votaw, Cayuga Medical Center
Chair Lewis called the meeting to order at 6:02 p.m.
1. Agenda Review
Deputy Director Nicholas said that a revised agenda had been sent out. The Arthaus project at
130 Cherry Street was removed from the agenda in order to give them time to get results of air
quality testing being performed at the site.
2. Privilege of the Floor
Chair Lewis opened Privilege of the Floor.
Sue Dennis, owner of the Hudson Heights Apartments, spoke in opposition to the student
apartments project at 815 S. Aurora. Her comments were submitted in writing and are included
as an addendum to these minutes.
Roger Dennis, owner of the Hudson Heights Apartments, spoke in opposition to the student
apartments project at 815 S. Aurora. His comments were submitted in writing and are included
as an addendum to these minutes.
Brian Grout of 809 S. Aurora Street spoke in opposition to the student apartments project at
815 S. Aurora. He said that he and his wife are both small business owners and are heavily
invested in the City. He said that the solar study recently completed by the developers shows that
their property will be completely deprived of natural light at certain times of the year due to the
height of the proposed building A. He suggested a step back as a transition between the R-3 zone
and his home (R-2a) and that they limit the total building height to three stories. He asked the
Board members to come up to his house and look at the proposed project site from his driveway
and imagine a four-story building just 10 feet from his property line. He said that the project is
too far out of scale with the neighborhood and that it is solely for profit maximization, with
smaller square footage units offering substandard housing. He said there will be 150 students at
this apartment complex with no onsite management and not a lot of common space. He said kids
love to throw footballs and Frisbees, to congregate, to hang out, but there’s very little space for
them to do that. He said the project will add negative value to the community. He urged the
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Board to require the developers to produce a second, independent solar study showing buildings
that progress from one story along the property line up to three stories farther south to see if it
would result in him getting more natural light at his home. He also asked that the developers do a
study of the safety of being in close proximity of the radio frequencies generated by the tower.
Russell Maines of 221 Prospect Street spoke in opposition to the student apartments at 815 S.
Aurora. He said he was speaking both as a South Hill resident and as an attorney representing
Brian Grout. He asked the Board to consider the aggregate impacts of this project on the
neighborhood as a whole, such as life safety and quality of life. He said the lack of greenspace
onsite will drive more students out into surrounding areas. He said that he is concerned about the
cell tower and the parking lot becoming a congregation area. He said that traffic impacts are
another concern, particularly northbound traffic in the morning and the southbound in the
afternoon during school hours. He said that though the trip generation study said that the project
will only generate around 20 ins and outs per hour, the aggregate impact is still significant. He
said that considering declining enrollments at IC, he thinks the project is too much too fast, and
he asked the Board to consider asking for a reduction in size of the project.
Lisa Strayer of 361 Floral Avenue spoke in opposition to the proposed Arthaus on Cherry
Street. She said it will block off all views of the hillside for people across the Inlet. She said the
apartment sizes look abysmal. She said that the project seems very poorly thought out.
There being no more members of the public appearing to speak, Chair Lewis closed Privilege of
the Floor.
3. Approval of Minutes
On a motion by Petrina, seconded by Jones, the May 28, 2019 minutes were approved
unanimously with no modifications.
4. Subdivision
A. Minor Subdivision and Construction of a Single Family Home, 243 Cliff Street,
Laurel Hart & Dave Nutter. Declaration of Lead Agency, Public Hearing &
Determination of Environmental Significance. The applicant proposes to subdivide the
.36 acre site into two parcels and build one single-family home. The subdivision will result
in Parcel A measuring .152 acres (6,638 SF) with 66 feet of frontage on Cliff Street and
containing an existing single family home and garage, and Parcel B measuring .218 acres
(9,484 SF) with 97 feet of frontage on Park Road. The property is in the R-3a Zoning
District, which has the following minimum requirements: 5,000 SF lot size and 40 feet of
street frontage for single-family homes, 10-foot front yard, and 10- and five foot side yards
and a rear yard of 20% or 50 feet, but not less than 20 feet. Access to the proposed home
on Parcel B will be via a new access drive connecting to Park Road. This has been
determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review
Ordinance §176-4(B)(2), and the State Environmental Quality Review Act (“SEQRA”)
§617.4(b)(11).
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Applicants Laurie Hart and David Nutter appeared in front of the Board to present their proposal
to subdivide their lot and build a new single-family home that would allow them to live primarily
on one floor (for aging in place). They are proposing to sell their current home on Cliff Street
once the new home is built.
Adopted Resolution for Declaration of Lead Agency
On a motion by Glass, 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 subdivision, the construction of one single family home and associated site
improvements to be located at 243 Cliff Street, and
WHEREAS: the applicant proposes to subdivide the .36 acre site into two parcels and build one single
family home. The subdivision will result in Parcel A measuring .152 acres (6,638 SF) with 66 feet of
frontage on Cliff Street and containing an existing single family home and garage, and Parcel B measuring
.218 acres (9,484 SF) with 97 feet of frontage on Park Road. The property is in the R-3a Zoning District,
which has the following minimum requirements: 5,000 SF lot size and 40 feet of street frontage for single
family homes, 10-foot front yard, and 10- and five-foot side yards and a rear yard of 20% or 50 feet, but
not less than 20 feet. The project likely needs an area variance for an existing side yard deficiency. Access
to the proposed home on Parcel B will be via a new access drive connecting to Park Road, and
WHEREAS: due to the site’s adjacency to parkland, this has been determined to be a Type 1 Action under
the City of Ithaca Environmental Quality Review Ordinance §176-4(B)(2), and the State Environmental
Quality Review Act (“SEQRA”) §617.4(b)(11) s, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board, being that local agency which has
primary responsibility for approving and funding or carrying out the action, does, by way of this resolution,
declare itself Lead Agency in Environmental Review for the proposed project.
Moved by: Glass
Seconded by: Jones
In favor: Blalock, Elliott, Glass, Johnston, Jones, Lewis, Petrina
Against: None
Abstain: None
Absent: None
Vacancies: None
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Public Hearing
On a motion by Johnston, seconded by Petrina, Chair Lewis opened the Public Hearing.
Cynthia Yahn said she represents a number of property owners in the area who are interested in
doing a large multi-story residential redevelopment project in the vicinity of this project. She
said they would be interested in acquiring the applicants’ parcel, but respect their property rights.
She submitted written comments that are included as an addendum to these minutes.
There being no additional members of the public appearing to speak, Chair Lewis closed the
Public Hearing on a motion by Jones, seconded by Elliott.
Applicant Nutter said that they had provided the required notices to their neighbors, but this is
the first he’s heard about the project Yahn referenced. He said that as for the drainage issues she
referenced, the City has recently done some work there, but it seems like the drains are at
capacity now.
The Board next reviewed Parts II and III of the EAF.
Deputy Director Nicholas noted that the applicants had sighted a Grey Petaltail dragonfly
(endangered) on the property, so they had a dragonfly expert come to do a survey to see if there
was suitable breeding habitat there, and they found none. As a result, the applicants have
submitted a revised page 12 of Part I of the EAF indicating the expert’s findings.
Nicholas explained that the Environmental Review applies to both the subdivision and the site
plan review of the single family home, and they just that day discovered an issue with a deficient
side yard on the existing home which may necessitate the applicants obtain a variance from the
BZA. She said they will need to add language to that effect. She also noted that there was some
incorrect language in the energy section (a cut and paste error) and that the language would be
modified to indicate energy use typical of a residential development of this size.
Jones asked about the SWPPP.
Nicholas said she had submitted their stormwater control drawing to Scott Gibson (City
Environmental Engineer, Water), but had not yet received a response. She said that a project this
size would not require a full SWPPP, but they have submitted plans addressing that concern.
Jones said it is a concern for a project on a hill next to the Inlet.
Jones next said that she appreciates the applicants’ efforts to build an energy efficient home, but
then she questioned their selection of CertainTeed vinyl siding. She asked staff if the Board
could request to see materials.
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Applicants said they brought some samples, which they then shared with the Board. Hart said
that their contractor, Carina, suggested that they switch from clapboard to Dutch lap, which is
more rigid.
Nutter said that they have thought about it carefully and said it’s a matter of maintenance and
cost. He said his friends who live in wood homes have to deal with carpenter bees and use
poisons to counter them.
Hart said that either wood or Hardie board is about $10,000 more.
Nutter said that they are investing in insulation. He said he’s not into throwaway plastic, but
“plastic” that lasts for 20-30 years makes sense to him. He said the vinyl siding will allow them
to easily and affordably maintain the home, without the use of expensive labor or poisonous
paint.
Jones said that moisture retention can be an issue with vinyl siding, but Carina specializes in this,
so she hopes it won’t be an issue here.
Glass asked about their plans for the existing house.
Applicants said they intend to sell. Nutter said they realize housing in the City is at a premium
and that they want there to be more, but he doesn’t want to be a landlord.
Director Cornish said she really appreciates that they took the dragonfly issue seriously.
Nutter said absolutely; it was exciting to see one in their garden. He said they recognized it from
a sign they’d seen at Robert Treman State Park. He said the adults like to sit on tree trunks, but
the nymphs can live for 5 years or more in muddy seeps in steep gorges, so it may have come
from across the street or some other gorge in the area.
Chair Lewis said that not every applicant would come back with a revised environmental
assessment form and he appreciates their honesty.
Jones asked about the driveway.
Nutter said it would be flat from Park Road, and at least initially, would be gravel. He said,
however, that if they require wheelchairs at some point in the future, it would be paved.
Blalock asked if there would be any staff review down the line.
Chair Lewis said that it is his understanding that their approval would be the end of the process.
Staff agreed.
Blalock suggested applicants might talk with staff about any plans for the surrounding area (per
Yahn’s comments).
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Deputy Director Nicholas said that applicants should realize that because the driveway crosses
the swale, they will need to have it engineered to support a firetruck.
Hart said that that is Carina’s standard procedure because they will have to cross it with very
heavy sections of the modular house.
Elliott asked if they had considered composite siding, as a problem with vinyl is that at the end
of life, there’s nowhere to put it but in a landfill.
Applicants said that the company will take it back at the end of life and recycle.
Elliott said that that’s good news, but there are other issues, that in cold weather it can crack, and
there are other environmental concerns, such as the production of PVCs from manufacturing and
if there’s ever a fire, it will produce dioxins.
Jones suggested they look into options because there are other manufacturers of cement board
(not just Hardie board), and they might be able to find something more within their budget.
Chair Lewis suggested that they try to stay on schedule, and the Board then considered the
Negative Declaration.
Adopted Resolution for Negative Declaration of Environmental Significance
On a motion by Glass, seconded by Jones:
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, the construction of one single family home and associated site
improvements to be located at 243 Cliff Street, and
WHEREAS: the applicant proposes to subdivide the .36 acre site into two parcels and build one single
family home. The subdivision will result in Parcel A measuring .152 acres (6,638 SF) with 66 feet of
frontage on Cliff Street and containing an existing single family home and garage, and Parcel B measuring
.218 acres (9,484 SF) with 97 feet of frontage on Park Road. The property is in the R-3a Zoning District,
which has the following minimum requirements: 5,000 SF lot size and 40 feet of street frontage for single
family homes, 10-foot front yard, and 10- and five-foot side yards and a rear yard of 20% or 50 feet, but
not less than 20 feet. The project likely needs an area variance for an existing side yard deficiency. Access
to the proposed home on Parcel B will be via a new access drive connecting to Park Road, 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
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WHEREAS: due to the site’s adjacency to parkland, this has been determined to be a Type 1 Action under
the City of Ithaca Environmental Quality Review Ordinance §176-4(B)(2), and the State Environmental
Quality Review Act (“SEQRA”) §617.4(b)(11) s, 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 June 25, 2019 declare itself Lead Agency in
Environmental Review for the proposed project, and
WHEREAS: this Board, acting as Lead Agency in Environmental Review, did, on June 25, 2019 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 drawings titled “Boundary and Topographic Map No. 237-
239 & 243 Cliff Street, City of Ithaca, Tompkins County, New York” dated 1/10/19 and “Subdivision Map
No. 243 Cliff Street, City of Ithaca, Tompkins County, New York” dated 4/18/19 and prepared by TG
Miller PC, and “Foundation Plan C1” dated 3/22/19 and prepared by SPEC Consulting, and three drawings
showing building elevations labeled EV1, EV2, EV3 & EV4 dated 5/24/19 and prepared by ICON Legacy
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: Glass
Seconded by: Jones
In favor: Blalock, Elliott, Glass, Johnston, Jones, Lewis, Petrina
Against: None
Abstain: None
Absent: None
Vacancies: None
5. Site Plan Review
A. North Campus Residential Expansion (NCRE), Cornell University Campus by
Trowbridge Wolf Michaels for Cornell University. Consideration of Final Site Plan
Approval. The applicant proposes to construct two residential complexes (one for
sophomores and the other for freshmen) on two sites on North Campus. The sophomore
site 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 site 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 site 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 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
five 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.
This has been determined to be a Type I Action under the City of Ithaca Environmental
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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) for which the Lead
Agency issued a Negative Declaration on December 18, 2018 and granted Preliminary Site
Plan Approval to the project on March 26, 2019.
Kimberly Michaels and Kathryn Wolf of Trowbridge Wolf Michaels, and Arvind Tikku of
ikon.5 Architects appeared in front of the Board.
Michaels reported that they had received final site plan approval from the Town within the past
week and from the Village of Cayuga Heights within the past month.
After a brief discussion, the Board considered Final Site Plan approval.
Adopted Resolution for Final Site Plan Approval
On a motion by Jones, seconded by Petrina:
WHEREAS: the City of Ithaca Planning and Development Board (“City Planning Board”) has one pending
application for site plan approval for the North Campus Residential Expansion (“Project”), located on
Cornell University Campus by Cornell University though its agent Trowbridge Wolf Michaels LLP
(“Applicant”), and
WHEREAS: the Applicant is proposing to construct two residential complexes, one for sophomores
(“Sophomore Site”) and the other for freshmen (“Freshman Site”) on two areas on North Campus (“Project
Site”). The Sophomore Site 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 Site
are in the City of Ithaca (“City”); the small portion in the Village of Cayuga Heights (“Village”) contains
landscape improvements. The Freshman Site will have three new residential buildings, each spanning the
City and Town of Ithaca (“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 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 the Village 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: pursuant to CEQRO/SEQRA, on July 25, 2018 the City Planning Board distributed to all
potentially Involved and Interested Agencies a Notice of Intent to Act as Lead Agency, a copy of the Project
Application, and a completed Full Environmental Assessment Form Part I, and
WHEREAS: the Town Planning Board, Village Planning Board, the NYS Dormitory Authority, NYS
Department of Environmental Conservation, and the Tompkins County Department of Health are all
potentially involved agencies in this action and have all consented to the City Planning Board acting as
Lead Agency for this Project, and
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WHEREAS: the City Planning Board, being the local agency which has primary responsibility for
approving and funding or carrying out the Action, did, on August 28, 2018 declare itself Lead Agency for
environmental review of the Project, and
WHEREAS: legal notice was published and property posted, and adjacent property owners notified in
accordance with Chapter 290-9 C. (1), (2), & (3) of the City of Ithaca Code, and
WHEREAS: the Planning and Development Board held a required Public Hearing on September 25,
2018. The public hearing was held open and the Planning Board continued and closed the public hearing
at their October 23rd, 2018 meeting, and
WHEREAS: the City Planning Board, acting as Lead Agency in Environmental Review, did, on December
18, 2018 review and accept as adequate a Full Environmental Assessment Form (“FEAF”), Part 1,
submitted by the applicant, and Parts 2 & 3, prepared by Planning staff and amended by the Planning Board,
and the following environmental information: Report of Geotechnical Engineering Evaluations for
Foundation Design for Site #1- CC Lot Proposed North Campus Housing, Ithaca, New York, February 8,
2018, John P. Stopen Engineering LLP; Report of Geotechnical Engineering Evaluations for Foundation
Design for Site 2- Appel Fields Proposed North Campus Housing, Ithaca, New York, February 7, 2018,
John P. Stopen Engineering LLP; Public Archeology Facility Report, Phase 1 Cultural Resource Survey,
Cornell University North Campus Project, City and Town of Ithaca, Tompkins County New York, MCDs
10940, 10906, Andrea Zlotucha Kozub, Binghamton University, State University of New York, April 11,
2018; Traffic Impact Study for the Proposed North Campus Residential Expansion, City of Ithaca, Town of
Ithaca, Village of Cayuga Heights, Tompkins County New York, June 2108, SRF Associates, Rochester
NY; North Campus Residential Expansion, Circulation Study, April 2018, Kimley Horn of New York P.C.;
Energy and Emission Impact Assessment of the North Campus Residential Expansion at Cornell University,
7/6/18 Taitem Engineering, PC, Ithaca, New York; North Campus Residential Expansion, Review
Application Report, Cornell University, Ithaca, NY July 12, 2018; Memo dated September 17, 2018, from
Kimberly Michaels, Principal Trowbridge Wolf Michaels LLP to Brent Cross, Village of Cayuga Heights;
Memos dated October 12, 2018 and September 17, 2018, from Kimberly Michaels, Principal Trowbridge
Wolf Michaels LLP to Chris Balestra, Planner, Town of Ithaca, and Memos dated November 14, 2018,
October 12, 2018 and September 5, 2018, from Kimberly Michaels, Principal Trowbridge Wolf Michaels
LLP to Lisa Nicholas, Deputy Director of Planning, City of Ithaca.
WHEREAS: the City of Ithaca Parks Recreation and Natural Areas Commission, Tompkins County
Department of Planning and Sustainability, and all other interested parties have been given the opportunity
to comment on the proposed Project and all received comments have been considered, and
WHEREAS: the City Planning Board, acting as Lead Agency, determined, as more clearly elaborated in
the FEAF, that the Applicant has mitigated any potentially significant impacts to the environment, and
WHEREAS: the City Planning Board did, on December 18, 2018, determine that, for the reasons detailed
in Parts 2 and 3 of the FEAF, which are incorporated herein by reference, that the proposed Project will
result in no significant adverse impacts on the environment and did issue a Negative Determination of
environmental Significance, and
WHEREAS: due to project changes, a second Public Hearing was held at the February 26, 2019 Planning
Board meeting. Legal notice for the public hearing was published and property posted, and adjacent
property owners notified in accordance with Chapter 290-9 C. (1), (2), & (3) of the City of Ithaca Code,
and
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WHEREAS: the Planning Board, did on March 26, 2019 review and accept as adequate: the following
updated and revised drawings: “Fire Access Plan’ dated 2-18-19 and signed by Ithaca Fire Chief, Parsons
on 3-4-19, “Rendered Plan (L0.01)”, “Demolition Plan – Site 1 (L1.01, L1.02 & L1.04)”, “Demolition Plan
– Site 2 -L1.03, L1.06 L1.07 & L1.08”, “Layout Plan – Site 1 L2.01, L2.02, L2.03 & L2.04”, “Layout Plan-
Site Connector L2.05” “Layout Plan – Site 2 L2.06, L2.07 & L2.08”, “Enlarged Layout Plan –Site 1 L2.12”
“Enlarged Layout Plan-Site 2 L2.13 & L2.14”, “Grading Plan-Site 1 L3.01, L3.02 & L3.04”, “Grading
Plan-Site 2 L3.03, L3.06 L3.07 & L3.08” and “Grading Plan-Connector L3.05” all prepared by ikon5 et.
al. and dated 2-08-19 and other application materials,
WHEREAS: the Planning Board did, on March 26, 2019 grant Preliminary Site Plan Approval to the
project. Such approval applied to the major elements of the site layout including building placement and
footprints, location and design of major routes of site circulation pertaining to emergency access, personal,
commercial and service vehicles, and pedestrians and bikes, grading and demolition, and pl acement of
major hardscape features such as walls, patios, stairways, etc. Preliminary approval did not apply to the
placement and arrangement of building façade features, building and hardscape materials and colors,
planting plans, lighting, signage, site furnishings and other site details, and
WHEREAS: Preliminary Approval for this project was subject to the following conditions:
A. Before Final Site Plan Approval:
i. Submission to the Planning Board of colored building elevations of all facades in the City of
Ithaca, keyed to building materials, and
ii. Submission of written documentation from the Village of Cayuga Heights and City of Ithaca Fire
Chiefs, confirming that the proposed fire access plan shown on Sheet L0.03 and fire access-truck
turning plan shown on Sheet L0.04 are both adequate for emergency response purposes, and that
the Village of Cayuga Heights and City of Ithaca have coordinated emergency responses to the
project site,
iii. Full execution of a Memorandum of Understanding (MOU) between the City of Ithaca and
Cornell University to facilitate and fund a project to replace and upgrade the Jointly Owned
(City and Town of Ithaca) Thurston Avenue Sewer Interceptor, as specified in the memo written
by Erik Whitney, P.E., City of Ithaca Assistant Superintendent of Public Works, Water and
Sewer Division to Kim Michaels, RLA, Trowbridge Wolf Michaels, dated 10/12/18, and
iv. Full execution of a Memorandum of Understanding (MOU) between the City of Ithaca and
Town of Ithaca specifying responsibility for all building permits, certificates of occupancy,
certificates of compliance, and all code-related inspections, and
v. Full execution of a Memorandum of Understanding (MOU) between the City of Ithaca and
Cornell University memorializing a joint commitment to develop and approve a reasonable
pedestrian improvement plan for the intersections of Thurston Avenue (City owned) and Cradit
Farm Drive and Thurston Avenue and Wait Avenue (City owned) that contains schedule
milestones for Cornell, at its own expense, to:
a) Hire consultants to oversee the project
b) Develop preliminary and final project design documents in coordination with involved
parties
c) Prepare construction documents
d) Construct project, and
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vi. The Planning Board encourages Cornell work with the City of Ithaca to make the additional
sidewalk improvements recommended by the transportation engineer in an email dated 9-12-18,
and
vii. Documentation that TCAT will add two buses to the North Campus routes to accommodate the
increase in student population, and
viii. Submission of final exterior lighting plans, details and photometrics demonstrating dark sky
compliance and showing that no spillage occurs onto adjacent properties, and that nighttime
lighting of buildings does not impact adjacent city neighborhoods, and
ix. Submission of locations, designs, and details of any proposed signage associated with the project,
and
x. Receipt of preliminary site plan approval by the Town of Ithaca and Village of Cayuga Heights
for the elements of the project located within those municipalities, and Documentation of
progress for the following transportation improvements in the Town of Ithaca:
Provide a larger bus pull-off on Jessup Road (Cornell owned) in front of RPCC. The bus
pull-off as currently shown accommodates only one bus at a time. The Applicant will work
with TCAT to add two buses to the North Campus routes to accommodate the increase in
student population.
Provide improved crosswalks along Jessup Road between the Project Site and the
Townhouses to the north.
Widen Cradit Farm Drive (a Cornell-owned road) in front of Appel Commons and Helen
Newman Hall to provide bicycle lanes, bus pull-offs on both sides and improve pedestrian
crossings. This section of Cradit Farm Drive is the only section without bicycle lanes.
Cradit Farm Drive is along major bus routes and has heavy pedestrian traffic.
xi. Review and approval by the City Stormwater Management Officer of the Stormwater Pollution
Prevention Plan (SWPPP), and
xii. Identification on the site plans of the limits of the water/sewer main and/or roadway dedications
(if applicable). All applicable dedicated infrastructure must be in conformance with City of
Ithaca rules and regulations and standards, and
B. Prior to issuance of building permits:
i. Submission to Planning Staff of monitoring plan for Deep Dynamic Compaction, and
ii. Approval by the City of the concept and locations of any applicable water and sanitary sewer
mains and related infrastructure to be conveyed to the City, and
iii. Obtaining coverage under the SPDES General Permit (GP-0-15-002) for demolition and/or
earthwork activities (approval must be obtained from the Town of Ithaca, City of Ithaca, Village
of Cayuga Heights, and Village of Lansing [staging area] prior to submission of the NYSDEC
Notice of Intent (NOI) for permit coverage), and
Approved by the Planning and Development Board July 23, 2019
13
xiii. In accordance with City Code noise producing construction activities will be limited to Monday
through Friday 7:30 AM to 5:00 PM. In addition, the University will work closely with the
contractor to implement Best Management Practices (“BMP”) for noise reduction to the extent
possible. BMP mitigation measures listed by New York State Department of Environmental
Conservation include:
Source reduction by using mufflers, dampers and electric motors instead of air compressors.
Duration and impact reduction by limiting times worked.
Use of equipment inside the building to reduce noise.
C. Prior to issuance of certificates of occupancy for Buildings 1 and 2:
i. Formalization of improved processes to address emergency access issues during move in/move out
days to the satisfaction of the Ithaca Fire Department, including improved scheduling, staffing and
communications, etc, and
ii. Completion in accord with previously-executed MOU of, and approval from City for, required
upgrades to the Jointly Owned (City and Town of Ithaca) Thurston Avenue Sewer Interceptor, and
iii. Submission, approval by the City, full execution and filing of sanitary sewer and water easements
and agreements, satisfactory to the City of Ithaca Public Works Department, and
D. Prior to issuance of certificates of occupancy for Buildings 3, 4 and 5 that are under the jurisdiction
of the City of Ithaca:
i. Completion at Cornell’s expense, and acceptance by the City of Ithaca, of pedestrian
improvements at the intersections of Thurston Avenue (City owned) and Cradit Farm Drive and
Thurston Avenue and Wait Avenue (City owned), and
ii. Completion of all stormwater facilities and required utilities, to the satisfaction of the City of
Ithaca, and
WHEREAS: the Planning Board, has on June 25, 2019 reviewed and accepted as adequate: the following
updated, revised and new drawings: “Overall Floor Plans (four sheets) PB-01 dated 03-06-19, and “Paving
Details (L5.01)”;“Walls and Typical Stair Details (L5.02)”; “Site Furnishings (L5.03)”; “Stair Profiles A-
G (L5.04)”; “Stair Profiles H-O (L5.05)”; “Overall Site Lighting Plan (E3.00)” and “Planting Details
(L.5.07& L5.08)”; dated 03-01-2019, and “Site 1 Building 1 Exterior Elevations (A4.11, A4.12, A4.13,
A4.14 & A4.15)”; “Site 1 Building 2 Exterior Elevations (A4.21, A4.22, A4.23, A4.24 & A4.25)”; “Site 2
Building 3 Exterior Elevations (A4.31, & A4.35)”; “Site 2 Building 4 Exterior Elevations (A4.41, A4.42,
A4.43, A4.44 & A4.45)”; and “Site 2 Building 5 Exterior Elevations (A4.51)”all dated 03-01-19, and
“Rendered Plan (L0.01)”; “ADA Access Plan (L0.05)”; “Demolition Plan – Site 1 (L1.01, L1.02 & L1.04)”;
“Demolition Plan – Site 2 –(L1.03, L1.06 L1.07 & L1.08)”; “Materials Site Plan– Site 1 Formerly Layout
Plan- Site 1 (L2.01, L2.02, L2.03 & L2.04)”; “Materials Site Plan– Site Connector” formerly Layout Plan-
Site Connector (L2.05)” ; “Materials Site Plan– Site 2 formerly “Layout Plan – Site 2 (L2.06, L2.07 &
L2.08”; “Scoring, Striping Signage – Site 1 (L2.17, L2.18, L2.19 & L2.20)”; “Scoring, Striping Signage –
Connector (L2.21)”;“Scoring, Striping Signage – Site 2 (L2.22, L2.23 & L2.24)”; “Grading Plan-Site 1
(L3.01, L3.02 & L3.04)”; “Grading Plan-Site 2 (L3.03, L3.06 L3.07 & L3.08)”; “Grading Plan-Connector
(L3.05)”; “Concrete Wall Elevations (L5.06)”; all dated 5-03-19, and “Planting Schedule (L4.00)”;
“Planting Plan – Site 1 (L4.01, L4.02, L4.04)”; “Planting Plan-Connector (L4.05)”and “Planting Plan-Site
2 (L3.03, L3.06 L3.07 & L3.08)” all dated 5-19-19 and “Site 2 Roof Plan (01)”, “Site 1 Roof Plan (02)”
and “Building 1 Section (03) all dated 06-07-19 and the following undated seven drawings showing
Approved by the Planning and Development Board July 23, 2019
14
lighting locations: “Site Primary Walkways (three sheets)” and “Parking and Roadways (four sheets)” all
prepared by ikon5 et. al. and other application materials, and
WHEREAS: based on the information in the above drawings as well as additional information provided by
the applicant, the Board has determined that the applicant has met the conditions below as follows:
Conditions to be satisfied before Final Site Plan Approval
i Drawings A4.11 – A4.51 dated 5-03-19
ii Drawings approved by the City Fire Chief on March 4, 2019, and email from George Tamborelle, Village
of Cayuga Heights Fire Chief dated 5-3-19
iii Moved and reworded condition below
iv This conditions was removed. Building permits for Phase 2 cannot be issued until this item has been
resolved – therefore - a condition is not necessary.
v Moved and reworded below
vi Cornell has agreed to complete 4 of the 5 items in a memo dated 5 -10-19 from Kimberly Michaels of
TWMLA. These improvements will be incorporated into the pedestrian and transportation
improvements MOU
vii Letter from Scott Vanderpool, TCAT General Manager dated May 1, 2019
viii Drawings In 5-10-19 submission E3.00 and associated drawings and lighting specifications
ix Partial completion – 5-10 submission L2.17 - L2.21
x Approvals - L0.01 dated 5-03-19 Town SPA 4-2-19, Village of CH SPA 4-22-19
xi SWPPP Approved on 5-19-19
xii Memo dated 5-10-19 from Kimberly Michaels of TWMLA
Conditions to be satisfied prior to issuance of building permits:
ii This condition was no longer needed as is will be covered in the MOU
iii SWPPP Approved on 5-19-19
now therefore be it
RESOLVED: that the Planning Board does hereby grant Final Site Plan Approval to the project subject
the following remaining and amended conditions from the March 26, 2019 Preliminary Approval as well
as the following new conditions:
B. Prior to issuance of building permits:
i. Submission to Planning Staff of monitoring plan for Deep Dynamic Compaction, and
ii. In accordance with City Code noise producing construction activities will be limited to Monday
through Friday 7:30 AM to 5:00 PM, unless prior approval for extended hours is granted by the
Director of Planning or her designee. In addition, the University will work closely with the
contractor to implement Best Management Practices (“BMP”) for noise reduction to the extent
possible. BMP mitigation measures listed by New York State Department of Environmental
Conservation include:
Source reduction by using mufflers, dampers and electric motors instead of air compressors.
Duration and impact reduction by limiting times worked.
Use of equipment inside the building to reduce noise.
C. After Final Site Plan Approval
i. Execution, within 6 months of Final Site Plan Approval (subject to extension on approval of the
City Attorney), of an MOU between the City of Ithaca and Cornell University to, at Cornell’s
sole expense, design and install pedestrian and transportation improvements primarily at the
intersections of Thurston Avenue (City owned) and Cradit Farm Drive and Thurston Avenue and
Wait Avenue (City owned). The MOU shall include a mutually agreed upon scope of work and
Approved by the Planning and Development Board July 23, 2019
15
schedule. The MOU terms shall be satisfactory to the Planning Director, the Superintendent of
Public Works, the Mayor, and the City Attorney, and
ii. Execution, within 6 months of Final Site Plan Approval (subject to extension on approval of the
City Attorney), of an MOU between the City of Ithaca and Cornell University to, at Cornell’s
sole expense, replace and upgrade the Jointly Owned (City and Town of Ithaca) Thurston Avenue
Sewer Interceptor. The MOU shall include a mutually agreed upon scope of work and schedule.
The MOU terms shall be satisfactory to the Planning Director, the Superintendent of Public
Works, the Mayor, and the City Attorney, and
D. Prior to issuance of certificates of occupancy for Buildings 1 and 2:
iv. Formalization of improved processes to address emergency access issues during move in/move out
days to the satisfaction of the Ithaca Fire Department, including improved scheduling, staffing and
communications, etc, and
v. Completion, at Cornell’s sole expense, and in accord with the previously-executed MOU of, and
approval from City for, required upgrades to the Jointly Owned (City and Town of Ithaca) Thurston
Avenue Sewer Interceptor, and
vi. Submission, approval by the City, full execution and filing of sanitary sewer and water easements
and agreements, satisfactory to the City of Ithaca Public Works Department, and
E. Prior to issuance of certificates of occupancy for Buildings 3, 4 and 5 that are under the jurisdiction
of the City of Ithaca:
iii. Completion at Cornell’s sole expense, and acceptance by the City of Ithaca, of pedestrian and
transportation improvements as memorialized in the above referenced MOU, before issuance of
final Certificate of Occupancy, and
iv. Completion of all stormwater facilities and required utilities, to the satisfaction of the City of
Ithaca, and
Moved by: Jones
Seconded by: Petrina
In favor: Blalock, Glass, Johnston, Jones, Lewis, Petrina
Against: Elliott
Abstain: None
Absent: None
Vacancies: None
B. Student Housing, 815 S. Aurora Street, Stream Collaborative, Noah Demarest for
Project Sponsors Todd Fox & Charlie O’Connor. Project Updates & Review of FEAF
Part 3. The project applicant proposes a new 49-unit student housing complex (16,700 SF
footprint) comprised of three buildings constructed on a hillside on the east side of Route
96B, overlooking the proposed Chain Works District. The proposed buildings will contain
(2) efficiency units, (3) one-bedroom units, (10) two-bedroom units, (20) three-bedroom
units and (14) four-bedroom units. Amenities will include a gym and media room, with
access to an outdoor amenity space on the first floor of Building B, and a roof terrace and
Approved by the Planning and Development Board July 23, 2019
16
lounge on the fourth floor of Building B. The project site shares the 2.85 acre site with an
existing cell tower facility, garages, an office and a one-bedroom apartment. Site
improvements will include walkways and curb cuts to be tied into a public sidewalk
proposed by the Town of Ithaca. Fire truck access is proposed at the existing site entry at
the south end of the property, with a new fire lane to be constructed in front of the ends of
buildings A & B at the northern end of the site. The project will include 68 parking spaces,
as required by zoning. The property located in the R-3b zoning district. A variance will
likely be required for a rear yard setback deficiency. This has been determined to be a Type
1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-
4(B)(1)(k), (n), (B)(2), and the State Environmental Quality Review Act (“SEQRA”)
§617.4(b)(11).
Noah Demarest of Stream Collaborative, project sponsors Todd Fox and Charlie O’Connor,
Adam Fishel of Marathon Engineering, and John Mancuso, counsel to the owner, appeared in
front of the Board.
Demarest gave a brief presentation showing project updates and some analysis intended to
address questions and concerns raised by the Board, staff, and public.
Jones thanked the applicants for not pursuing tax abatements for this project.
Mancuso referenced a response to public comments he had submitted to the Board, and offered
to answer any questions the Board might have.
The Board next reviewed Part III of the FEAF.
Elliott asked about the garage doors on the front of the building.
Applicants said they are there to allow access to the cisterns.
After some discussion, the applicants agreed to look at alternatives to the garage door, so any
access there is shielded or less visible.
Staff asked for a revised planting plan with a legend that corresponds accurately to the selected
plants.
Director Cornish asked for the applicants to resubmit a complete, updated application package to
reconcile the various submissions to-date.
Jones asked the applicants to try to resolve conflicts with the neighbors.
Approved by the Planning and Development Board July 23, 2019
17
C. Commercial Building – 3,450 SF at 410 Elmira Road, PW Campbell for Visions
Credit Union. Project Presentation & Declaration of Lead Agency. The applicant
proposes to construct a 3,450 SF commercial building with a drive-through, parking
area for 20 cars, a 940 SF amphitheater, and associated site improvements on the 1.56
acre project site. The site is currently vacant. The project site is in the SW-3 Zoning
district and will likely require an area variance. The project is subject to the Southwest
Area Design Guidelines. This has been determined to be a Type 1 Action under the
City of Ithaca Environmental Quality Review Ordinance §176-4(B)(2), and the State
Environmental Quality Review Act (“SEQRA”) §617.4(b)(11).
Mitch Leech of PW Campbell Contracting, Lisa Darling and Joe Liguori of Visions Federal
Credit Union, and Mike Ritchie of Costich Engineering appeared to present the project to the
Board.
The Board members asked number of questions about the amphitheater, and suggested moving
or reorienting it to avoid cutting down the largest tree on the site and considering ways to
attenuate road noise to improve the experience of people coming there for events.
Jones also asked them to consider ways to make it more welcoming to pedestrians approaching
from the street side.
Adopted Resolution for Declaration of Lead Agency
On a motion by Blalock, 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: an application has been submitted for review and approval by the City of Ithaca Planning and
Development Board for the construction of a 3,450 SF commercial building and associated site
improvements a subdivision, the construction of one single family and associated site improvements to be
located at 410 Elmira Road by PW Campbell for Visions Credit Union, and
WHEREAS: the applicant proposes to construct a 3,450 SF commercial building with a drive-through,
parking area for 20 cars, a 940 SF amphitheater, and associated site improvements on the 1.56 acre project
site. The site is currently vacant. The project site is in the SW-3 Zoning district and will likely require an
area variance. The project is subject to the Southwest Area Design Guidelines.
WHEREAS: this has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality
Review Ordinance §176-4(B)(2), and the State Environmental Quality Review Act (“SEQRA”)
§617.4(b)(11), now, therefore, be it
Approved by the Planning and Development Board July 23, 2019
18
RESOLVED: that the City of Ithaca Planning and Development Board, being that local agency which has
primary responsibility for approving and funding or carrying out the action, does, by way of this resolution,
declare itself Lead Agency in Environmental Review for the proposed project.
Moved by: Blalock
Seconded by: Petrina
In favor: Blalock, Elliott, Glass, Johnston, Jones, Lewis, Petrina
Against: None
Abstain: None
Absent: None
Vacancies: None
D. Immaculate Conception Redevelopment Project (Mixed Use Housing), 320 W
Buffalo Street by Ithaca Neighborhood Housing Services. Project Presentation &
Declaration of Lead Agency. The project involves the renovation/conversion of the
existing two-story former school building into a mixed-use building with a two-story
addition along North Plain Street, a new four-story apartment building, (2) three-unit
townhome buildings, (1) four-unit townhome building, the renovation/conversion of a
single family home into a two-family home, and the renovation of the “Catholic
Charities” Building. The overall project will contain 78 dwelling units with 127
bedrooms. Total increase in square footage on the site will be 49,389 SF, from 62,358
to 111,747 SF. 9,274 SF of new and existing space in the former school will be
commercial use. Site development will require demolition of one wing of the existing
school building and one single-family home. The project also includes greenspace
areas, 45 surface parking spaces, and other site amenities. The property is located in
the R-2b zoning district; however the applicant has applied to Common Council for a
Planned Unit Development (PUD). This has been determined to be a Type 1 Action
under the City of Ithaca Environmental Quality Review Ordinance §176-4(B)(1)(k),
(n), (B)(6), and the State Environmental Quality Review Act (“SEQRA”)
§617.4(b)(11).
Noah Demarest and Brandon Ebel of Stream Collaborative of Lynn Truame of INHS appeared in
front of the Board to present project updates. They gave a brief presentation but said that they are
waiting for additional input from the public before preparing a more in-depth presentation. One
change of note is the removal of the proposed new addition to the Plain Street facing entrance of
the former Immaculate Conception building.
Approved by the Planning and Development Board July 23, 2019
19
Adopted Resolution for Declaration of Lead Agency
On a motion by Blalock, seconded by Glass:
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 a housing project at the site of the former Immaculate Conception Catholic School, located at 320
W Buffalo St located by Ithaca Neighborhood Housing Services, owner and Project Sponsor, and
WHEREAS: the project involves the renovation/conversion of the existing two-story former school
building into a mixed-use building with a two-story addition along North Plain Street, a new four-story
apartment building, (2) three-unit townhome buildings, (1) four-unit townhome building, the
renovation/conversion of a single-family home into a two-family home, and the renovation of the “Catholic
Charities” Building. The overall project will contain approximately 78 dwelling units with 127 bedrooms.
Total increase in square footage on the site will be 49,389 SF, from 62,358 to 111,747. 9,274 SF of new
and existing space in the former school will be commercial use. Site development will require demolition
of one wing of the existing school building and one single-family home. The project also includes
greenspace areas, 45 surface parking spaces and other site amenities. The property is located in the R-2b
zoning district; however, the applicant has applied to Common Counci l for a Planned Unit Development
(PUD), and
WHEREAS: This has been determined to be a Type 1 Action under the City of Ithaca Environmental
Quality Review Ordinance §176-4(B)(1)(k), (n), (B)(6), and the State Environmental Quality Review Act
(“SEQRA”) §617.4(b)(11).
WHEREAS: Common Council, NYS Department of Environmental Conservation, and the Tompkins
County Department of Health all potentially involved agencies in this action, have all consented to the
Planning Board acting as Lead Agency for this project, now, therefore be it
RESOLVED: that the City of Ithaca Planning and Development Board does, by way of this resolution,
declare itself Lead Agency in Environmental Review for the proposed project.
Moved by: Blalock
Seconded by: Glass
In favor: Blalock, Elliott, Glass, Johnston, Jones, Lewis, Petrina
Against: None
Abstain: None
Absent: None
Vacancies: None
Approved by the Planning and Development Board July 23, 2019
20
E. Carpenter Circle Project, Carpenter Park Road by Andrew Bodewes for Park
Grove Realty LLC. Project Presentation & Declaration of Lead Agency. The
project seeks to develop the existing 8.7-acre vacant parcel located adjacent to Route
13 and off of Third Street. The proposal includes a 64,000 SF medical office; two
mixed-use buildings, which will include ground-level retail/restaurant/commercial uses
of 23,810 SF, interior parking, 166 market-rate apartment units, and 4,652 SF of
amenity space; and a residential building offering +/-42 residential units for residents
earning 50-60% AMI. Site amenities will include public spaces for residents and
visitors, bike parking, transit access for TCAT, open green space, a playground, and
access to the Ithaca Community Gardens. The project includes 400 surface parking
spaces and an internal road network with sidewalks and street trees. The project sponsor
is seeking a Break in Access from NYS DOT to install an access road off of Rte 13.
The property is located in the Market District; however, the applicant has applied to
Common Council for a Planned Unit Development (PUD). The project will require
subdivision to separate each program element. This has been determined to be a Type
1 Action under the City of Ithaca Environmental Quality Review Ordinance §176 -
4(B)(1)(d), (i), (k), and (B)(6) and (8)(a) and the State Environmental Quality Review
Act (“SEQRA”) §617.4(b)(11).
Yamila Fournier of Whitham Planning and Design, Tim Curley and Tom LaVigne of Park Grove
Realty, and Tony Votaw of Cayuga Medical Center appeared in front of the Board to make a
project presentation.
Adopted Resolution for Declaration of Lead Agency
On a motion by Blalock, seconded by Glass:
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 a mixed use project located at Carpenter Park Road by Park Grove Realty LLC., and
WHEREAS: the project seeks to develop the existing 8.7-acre vacant parcel located adjacent to Route 13
and off of Third Street. The proposal includes a 64,000 SF medical office, two mixed-use buildings which
will include ground-level retail/restaurant/commercial uses of 23,810 SF, interior parking, 166 market -rate
apartment units, and 4,652 SF of amenity space and a residential building offering +/-42 residential units
for residents earning 50-60% AMI. Site amenities will include public spaces for residents and visitors, bike
parking, transit access for TCAT, open green space, a playground, and access to the Ithaca Community
Gardens. The project includes 400 surface parking spaces and an internal road network with sidewalks and
street trees. The Project Sponsor is seeking a Break in Access from NYS DOT to install an access road off
of Route 13. The property is located in the Market District; however, the applicant has applied to Common
Approved by the Planning and Development Board July 23, 2019
21
Council for a Planned Unit Development (PUD). The project will require subdivision to separate each
program element, and
WHEREAS: this has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality
Review Ordinance §176-4(B)(1)(d), (i), (k), and (B)(6) and (8)(a) and the State Environmental Quality
Review Act (“SEQRA”) §617.4(b)(11).and
WHEREAS: the City of Ithaca Common Council, Tompkins County Industrial Development Agency,
Tompkins County Department of Health, NYS Homes and Community Renewal, NYS Department of
Transportation, and NYS Department of Environmental Conservation, all potentially involved agencies in
this action have all consented to the Planning Board acting as Lead Agency for this project, now, therefore
be it
RESOLVED: that the City of Ithaca Planning and Development Board does, by way of this resolution,
declare itself Lead Agency in Environmental Review for the proposed project.
Moved by: Johnston
Seconded by: Petrina
In favor: Blalock, Elliott, Glass, Johnston, Jones, Lewis, Petrina
Against: None
Abstain: None
Absent: None
Vacancies: None
The Board and applicants discussed a proposed TCAT route through the site and applicants said
a major concern would be limiting it to busses, pedestrians and cyclists to prevent it from
becoming a shortcut for motorists.
Chair Lewis reiterated his concern that the affordable housing units are all in one building, and
said that if it must be done that way, he wants to see that building be as high a quality in terms of
materials and construction as the market rate buildings. He said he doesn’t think they are there
yet, and it’s pretty obvious which one is the least right now.
Director Cornish expressed approval of Cayuga Medical’s plans to bring dental and women’s
imaging services to the downtown.
Johnston seconded her approval and said he appreciates their looking forward to find ways to
support future growth.
Johnston also suggested they look into ways to make the architecture as bird-friendly as possible.
Glass expressed concern with the large number of parking spaces.
Applicants said if anything they are a little on the low side of estimates needed for the medical
offices, but SRF is doing an analysis right now.
Blalock asked about crosswalks for Route 13.
Approved by the Planning and Development Board July 23, 2019
22
Fournier said that that is part of the break-in-access being discussed with DOT now.
Jones suggested providing some really nice covered bike racks, charging stations for electric
cars, and preferred parking for those who carpool.
Petrina asked them to look for ways to connect to the Waterfront Trail.
Elliott echoed Chair Lewis’ comments about integrating the affordable housing units across the
site, or at least making all three buildings speak the same vocabulary.
Fournier said that they are working on ways to make them speak the same vocabulary, but one
thing that sets that one apart is that there is no ground-floor retail.
6. Old/New Business
July PRC
Nicholas said it will be scheduled for Tuesday, July 16.
PRC Meeting start time
Chair Lewis asked to start it as early as possible. The Board discussed various options without
making any final decision.
7. Reports
A. Planning Board Chair
Chair Lewis had no formal report.
B. Board of Public Works Liaison
Blalock said S. the Aurora sidewalk project is underway.
College Avenue is going to be under construction for a long time (3 years).
The Brindley Street Bridge is underway.
C. Director of Planning & Development
Director Cornish said July 11 will be a public information session for the Waterfront Plan at the
Farmers’ Market.
8. Adjournment:
On a motion by Elliott, seconded by Blalock, the meeting was adjourned at 9:14 p.m.
815 Aurora St
We have collectively collected close to 500 signatures on Petitions.
. I've talked to over 100 South Hill neighbors,
Homeowners, Students and Renters. None of which want this
Project.
Their complaints: 1-Two to three stories over the average house
in the neighborhood.
Privacy issues being taller and overlooking
the neighborhood.
Views taken away from the properties
around it.
Houses in the front yard no sunlight from
height.
Doesn't fit in with the makeup of the
Neighborhood.
2-There are 151 beds with parking for 66
which leaves 80 something cars out in
the neighborhood. Which equals more
Traffic.
3-Water issues. Cutting through the bedrock
will either take the water over through the
chemical field across the street or down the
hill into peoples basements. Also fuel oil -f~r~K5·
used to be stored under the ground. They
were taken out on a Sunday with no one
checking the site.
-· stening about the project at So~
"""' ~'
School had an elabor~Cistem for
/
at they have now is just
Snow removal -what are they going to do
push It over the side since they don't have
much Green space left.
4-One Lane Driveway for use in or out.
Students walking down the driveway with
Cars trying to get up or down with no
Sidewalk going down to the new sidewalk
the Town of Ithaca is putting in running up
to Ithaca College.
The Town of Ithaca is also taking out the
fourth lane coming down the hill starting at
Coddington Rd so cars from that project
depending on the traffic that day will have a
hard time getting in with students walking
in and out.
The crane that is needed to check the Tower
with their trucks will make the parking area
around the tower overcrowded with their
parking under and around the tower a bit
dicey for students that live there and pay for
the parking.
5-The students I talked to who live in the
Neighborhood said why would they pick
a dormitory style building when they can
easily live on campus.
Why would they pay $900 -$1000. plus
Utilities plus parking when they pay the
average of $675/ plus utilities parking free ..
Ithaca College enrollment is down, dorms
are not needed.
The city changed the Tower Fall Zone. When we fought the tower
they told us the green area was for the fall zone and the cables
were to send it that way if it should fall.
The City came up with a formula that they used for front yard back
Yard which allowed them to build another 4 story
Building. Anyone knows that you can make a triangle from a
Square by drawing a diagonal line from one comer to the other ..
It places this building 10 feet from the property line.
The City at this moment is trying to get an easement on our
Property for a water main.
I'm wondering if anyone on the board would like to live next to
this property or if any of the board members have actually stood on
the property and pictured what it will do to South Hill.
We are just asking the Planning Board to consider our objections
to this project and hopefully some will vote NO for the neighbors .
I don't think a lot of thought is going into the impact it will bring
to this neighborhood.
Thank you
GOOD EVENING
I am here this evening to give my thoughts on the 815-building project
• The new property added to tax roll, although I'm sure they're getting some sort of tax
incentives and abatements. It would be good to know what they were given so that
other developers know and can expect the same thing with their future developments.
• Mr. Fox and O'Conner get more new property to own this might not be a positive
Those are the relatively few positives about this project, now on to the issues.
• GREEN SPACE Every inch of property is used virtually eliminating 45-50% or more of the
existing green space
• STORM WATER Built on a very steep and rocky hill, rain water run off now will be
directed to the already full storm water collection system through the town and city
Ithaca systems potentially causing serious water issues
• The only way in and out is through one drive way directly onto route 968. Who
monitors cars potentially blocking Fire or EMS to get through this driveway, who is
liable if they can't?
• IC DOWN 600 STUDENTS With 151 beds it's designed for very high-density housing for
students, and in the event of a loss of student population or more development these
units may sit vacant as they are not designed nor suited for business professionals or
young families to be mixed in with student population.
Now, the Cell Tower.
The largest cell tower in Ithaca and is on this property @170 feet using guy wires to hold it
upright, will now have about a 750% increase in traffic under it.
How can this not violate Section 325-29.9 of the City Ordinance which specifically states, "No
habitable structure or outdoor area where people congregate can be within 120% of the height
of its structure or its mount." How were the building codes interpreted for this project? Seems
very generous!
Clearly, their parking lot, which by the way has just enough spots to meet code {68 rental
spaces for 151 students), and most are within the fall zone, what is the city's position on this
and how can it be safe? CLEARLY Students will congregate there, not to mention foot traffic,
bikes and rental bikes plus over 300 vehicle and pedestrian movements per day--I don't know
how this can be interpreted anyway but a congregation and clearly isn't safe. It isn't just the
tower falling but what If ice falls from the tower it could damage a vehicle, or worse if it falls
on a person it could be fatal. Who assumes this risk?
Other Issues that need to be noted:
• The storm water runoff now all going to Ithaca's collection points using a new and
elaborate untested system, no one really knows what's going to happen in the event of
a lot of rain like we've seen the last two summer seasons the engineers will not even
guarantee it will work!
• The 5-story and two 4-story buildings are going to be allowed by using just a 10-foot
setback (or back yard) making the land between neighbors just 10 foot from high
density student housing, no transition zone. THEY HAVE EVEN SAID THEY MIGHT
DAMAGE NEIGHBORS PROPERTY IN CONSTURCTION.
oiJ!fo
• Two new curb cuts into route 96, INTO AN ANTICIPATED ONE LANE TRAFFIC~ TWO
LIKE IT IS NOW. rJO'f
• 12,000 vehicles travel by 815 so Aurora St adding another 150 to 300 movements per
day on to a now one lane extremely busy highway I You must agree this will pose a
serious safety risk to evefyone involve and likely see a significant increase in property
damage and bodily injury accidents for walkers and bicycles traveling down this new
predestination lane.
• Instead of having a sidewalk taken out of the property like most everyone, this project
gets to reduce a lane of traffic for them.
• The South Hill neighbors and locals have signed petition_sjn opposition to this project
there is over 500 collected! The City consul should have asked all their people before
saying that this project is wanted and necessary.
• It is quite the opposite, no one we talked with wanted this. Students, South Hill
Neighbors, and travelers along route 968
• I know that this was the dream of the Mayor, but this sidewalk, reduction of lanes on
Aurora St/968 and all this housing will become a Nightmare to most of Ithaca. As we
have alluded to thus far, this project will only multiply the problem along 968.
• If you look at the Fox and O'Conner property across from the Morse Chain property you
will see it's very hard for an emergency vehicle to get through tenants park every
where! This project will be 20 times more crowded, what about when parents drop off
their children, where are they to park.
• This is not a good project for the City of Ithaca or the south hill Neighbors or even the
Student and all the 12,000 travelers along route 96.
• We do not \AR!I1Tt"t~ any variances to thi.s project relating to back yard requirements
ct~tee.. vs -~
City of Ithaca Planning Board Mtg
June 25, 2019
Re: Cliff St.-Park Rd. I Nutter-Hart Subdivision & Site Plan Review
Cynthia Yahn, Development and Construction Consultant 607 227 3801
I am representing a group of property owners that has assembled nine parcels on Cliff St-Park
Road in the city of Ithaca for the purpose of future development.
The urban planning approach we have taken to these acquisitions is a concept we call
cooperative development-we have been acquiring the parcels necessary for a larger project in a
way that allows for the existing owners to sell when they are ready to, or not at all-a more
natural process that does not involve pressuring people for the sake of development, and allows
the time for planning a larger scale project that can evolve around the actual needs of the
neighborhood and the city. Of the nine parcels the group has acquired to date, and relative to the
time frame in which we expect to begin development-we renovated the interiors (only) ofthe
individual houses that warranted it, in order to keep a social fabric in place in the neighborhood
and to be able to pay the costs of holding the land. We have demolished those houses that were
beyond repair. Eventually, the remaining houses will be tom down, when a development plan
has been approved.
I am not here to oppose the Nutter/Hart single-family house project. We respect their property
rights, we understand that sub-division is a right, and that they will be granted the sub-division. I
will be candid about our motives and say that we would prefer to acquire their parcels and add
them to the larger project -however the two types can co-exist, and we will not interfere in their
personal choices.
Presuming that site plan review for Nutter/Hart will follow this meeting, I asked Joann Cornish,
Planning Director for the city, and she agreed that it seems prudent to inform this Board at this
time of our intentions. We plan to begin working with the city Planning Department and with
this Board on a PUD proposal for a residential, multi-story project at Cliff St.-Park Rd. within
the next 18 months. The project will emphasize 21st century design, both for the housing and for
the waterfront landscape.
A second, companion proposal we are bringing to the city is for the development of a community
gardens project, potentially to be placed in an area to the immediate north of the Park Road cul
de sac, behind the Ithaca Children's Gardens. For this we retained a landscape architecture firm
and have studies to bring to the table.
A third project, the Cliff St. I NYS Rte 96 retaining wall reconstruction has been on the city's
work schedule and postponed for years. Coordinating with the city for this project is important to
any Cliff St. -Park Rd planning.
As a result of the predevelopment work that I have been doing for the higher density housing
project, I have information and questions that are material to this Board when considering the
Nutter-Hart site plan approval, when you get to it. The list includes:
1. The Cliff St. NYS Rte 96 retaining wall reconstruction project (city of Ithaca and
NYSDOT).
2. Gorge water diversion and West Hill storm water runoff management (city oflthaca,
Board ofPublic Works, & NYS DOT).
3. The Cliff St.-Park Rd properties have been badly flooding as a result of deferred
maintenance of inadequate existing runoff areas and culverts, and diverted culverts to the
Flood Control Channel (city oflthaca, Board ofPublic Works, & NYS DOT).
4. Utilities through the site-relocation and upgrades: Old water mains, old and new
water lines originating from under the Cliff St. retaining wall, main sanitary sewer
transecting the site, natural gas lines originating from mains in Park Rd (city of Ithaca
andNYSEG).
5. Legal disposition of Park Road and connected lands relative to the NYS Rte 96
condemnation and taking. (city oflthaca Attorney's office & NYSDOT).
6. West End Community Gardens Proposal.
This is the 3 minute version. I bring this to you to now, in order to illustrate that this is a far more
complicated site than it appears to be. It is important for Nutter/Hart to understand the available
civil engineering information, the potential city public works projects, and our larger, higher
density housing project before they spend a lot of money on architectural work, so that they can
work in an informed manner. It is important for the Planning Board to understand that it is not
possible to plunk in a single family home on this site without addressing the impact on all of the
other properties as regards storm water management-particularly if we do not build the adjacent
larger housing project, or are delayed. Mitigation measures requested by the Board will require
cognizance of the existing conditions information.
I request permission from the Board to meet collaboratively with the Planning Director and the
Nutter/Hart team, or to be invited back to this Board to present the materials I have to date that
will assist everyone in asking the right questions about the geological, civil engineering, and
planning of the Cliff St -Park Road site. This is a unique site in the city and it deserves careful
consideration and a comprehensive overview that is fitting for this city's urban planning efforts.