HomeMy WebLinkAboutMN-PDB-2021-01-26Approved by the Planning and Development Board March 23, 2021
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Planning and Development Board Minutes
January 26, 2021
Board Members
Attending:
Robert Aaron Lewis, Chair; Garrick Blalock, BPW Liaison; Stephanie
Egan-Engels, alternate; Mitch Glass; Elisabete Godden; C.J. Randall
Board Members Absent:
Emily Petrina; McKenzie Lauren Jones, Vice Chair (on leave)
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: Minor Subdivision, 215 E State/MLK Jr Street
James Trasher, CHA Companies
Northside Apartments (Demolition and Reconstruction)
Edward Keplinger, Keplinger & Associates
Bruce Levine, 3D Development Group, LLC
Lindsay Hendricks, 3D Development Group, LLC
Brenda Westfall, Ithaca Housing Authority
Apartments (347 Units) & Parking, 401 E. State/MLK Jr. Street
(Gateway Property)
James Trasher, CHA Companies
Jeff Githens, Peak Campus
Tim Fish, Cooper Carey
Student Apartments, 121 Oak Avenue
Craig Modisher, Stream Collaborative
Noah Demarest, Stream Collaborative
Josh Lower, developer
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Student Apartments, 522 Stewart Avenue
Michael Barnoski, Trade Design Build
Charlie O’Connor, owner
Statler Hotel, Cornell University
Andrew Germain, Cornell University
David Cutter, Cornell University
Leslie Schill, Cornell University
Elga Killinger, Handel Architects
Kimberly Michaels, Trowbridge, Wolf, Michaels Landscape
Architects
Pursuant to the Governor’s Executive Order 202.1, this meeting was conducted remotely via
the online meeting platform Zoom. Chair Lewis called the meeting to order at 6:02 p.m.
1. Agenda Review
No changes were made to the agenda.
2. Public Comment
Chair Lewis opened Privilege of the Floor.
There being no members of the public appearing to speak, nor any written comments
submitted to be read into the record, Chair Lewis closed the Public Comment period.
3. Subdivision Review
A. Minor Subdivision, 215 E State/MLK Jr Street by Ithaca Properties LLC. Public Hearing
and Consideration of Preliminary & Final Approval. The applicant is proposing to
subdivide the existing 1.235-acre (53,805 SF) parcel into two lots. Lot 1 would measure
.678 acres (29,556 SF) with 204 linear feet of frontage on the Commons and containing
the existing two-story building; Lot 2 would measure .557 acres (24,249 SF) with 205
linear feet of frontage on Green Street and contain the proposed residential tower,
associated ground-floor parking, and upper-floor parking decks. The project is in the CBD-
60 and CBD-140 zoning districts and will require additional area variances for relief from
the 10-foot rear yard requirement. The subdivision is needed to implement the overall
development project that was determined to be a Type 1 Action under the City of Ithaca
Environmental Quality Review Ordinance §176-4 B.(1)(b), (d), (k) and (n) and the State
Environmental Quality Review Act (“SEQRA”) §617.4 b. (5)(iii) and (9) for which the Lead
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Agency made a Negative Declaration of Environmental Significance on August 25, 2020.
The project was granted area variances by the BZA on October 6, 2020 and the Planning
Board Issued Site Plan Approval to the project on October 27, 2020.
Due to a conflict of interest, Chair Lewis recused himself. Garrick Blalock served as Acting Chair
in his absence.
James Trasher of CHA Companies appeared in front of the Board to present the proposed
subdivision.
Public Hearing
On a motion by Godden, seconded by Egan-Engels, Acting Chair Blalock opened the Public
Hearing.
There being no members of the public appearing to speak, Chair Lewis closed the Public
Hearing on a motion by Godden, seconded by Egan-Engels.
Glass noted the email received from Todd Kurzweil of Sunny Days. He asked if that should be
read into the record.
Deputy Director Nicholas said he didn’t request it be read into the record, but said she is happy
to do so if they would like.
Acting Chair Blalock said they might as well.
Deputy Director Nicholas read the following written comment into the record:
As part of any agenda item that comes before your committee for this project, I request
that you look at the existing building and its relationship to ADA requirements.
I ask that the space behind Sunny Days that has been unilaterally altered as part of the
interior work be certified ADA compliant by the City of Ithaca.
I request that this committee also consider ADA requirements as part of the subdivision
request related to this property.
Thank you!
Todd Kurzweil
511 North Aurora St.
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Adopted Resolution of Preliminary and Final Approval of a Minor Subdivision
On a motion by Godden, seconded by Glass:
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for subdivision approval at City of Ithaca Tax Parcel 70.-4-4.2 at 215 E State/MLK Jr Street by Ithaca Properties LLC, and
WHEREAS: the applicant is proposing to subdivide the existing 1.235-acre (53,805 SF) parcel into two lots. Lot 1 would measure .678 acres (29,556 SF) with 204 linear feet of frontage on the Commons and containing the existing two-story building; Lot 2 would measure .557 acres (24,249 SF) with 205 linear feet of frontage on Green Street and would contain the proposed residential tower, associated ground-floor parking and upper-floor parking decks. The project is in the CBD-60 and CBD-140 zoning districts and
will require area variances on each lot for relief from the 10-foot rear yard requirement, 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 the creation of one additional buildable lot, and
WHEREAS: The subdivision is needed to implement the overall development project that was determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(b), (d), (k) and (n) and the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (5)(iii) and (9), and WHEREAS: the Planning Board, acting as Lead Agency, did on August 25, 2020 issue a Negative Declaration of Environmental Significance for the entire project and all its components, and WHEREAS: this Board has on January 26, 2021, reviewed and accepted as adequate: a subdivision plat titled: Subdivision Map, 215 East State Street, City of Ithaca, Tompkins County, New York, dated 12/28/20, and prepared by Control Point Associates Inc. PC and other application materials, and
WHEREAS: the City of Ithaca Parks, Recreation, and Natural Resources Commission, and other interested parties have been given the opportunity to comment on the proposed subdivision and any received comments have been considered,
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 January 26, 2021,
and WHEREAS: the Planning Board is willing to consider conditional subdivision approval subject to the
Board of Zoning Appeals (BZA) granting of the required variance in this particular case because the project has already received site plan approval and the variance would not change existing conditions, now, therefore, be it RESOLVED: that the Planning Board does hereby grant Preliminary and Final Subdivision Approval to the proposed Minor Subdivision of City of Ithaca Tax Parcel 70.-4-4.2 at 215 E State/MLK Jr Street by Ithaca Properties LLC subject to the following conditions: i. Granting of the required variance by the BZA, and
ii. Submission and execution of any required easements for public use/access, and
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iii. Submission of three paper copies of the final approved plat, all having a raised seal and signature of a registered licensed surveyor, and
Moved by: Godden Seconded by: Glass In favor: Blalock; Egen-Engels (Alternate); Glass; Godden; Randall Against: None Abstain: Lewis Absent: Jones (on leave); Petrina Vacancies: None
4. Site Plan Review
A. Northside Apartments (Demolition and Reconstruction); 510‐530 Madison St., 107‐141
Fifth St., 530‐621 Hancock St., 202‐311 Forth St., 216‐312 Third St., and 118‐130 Morris
Ave. (Tax Parcels 44.‐03‐03, 44.‐04‐01 and 44.‐08‐01) by Brenda Westfall for Cayuga
Housing Corporation (Ithaca Housing Authority). Consideration of Preliminary and Final
Approval. The applicant has proposed to demolish and redesign/reconstruct the entire
Northside Apartments complex. The new project will include an additional 12 units over
existing conditions with an anticipated unit mix of (20) 1-BR, (20) 2-BR, (20) 3-BR, and (22)
4-B for a total of 82 units. A community building, as well as two (2) playgrounds will be
provided for all residents to utilize. Other site improvements include landscaping, lighting,
walkways, and other site amenities. The project is in the R3-B Zoning District and will
require area variances for front and rear yard setbacks and parking. This is a Type 1 Action
under the City of Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(k) and (n)
and the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (10) for which the
Lead Agency made a Negative Declaration of Environmental Significance on December
15, 2020.
Chair Lewis rejoined the meeting.
Applicants Edward Keplinger of Keplinger & Associates, Brenda Westfall for Ithaca Housing
Authority, and Bruce Levine and Lindsay Hendricks of 3D Development Group, LLC, appeared in
front of the Board.
Chair Lewis opened to questions or comments from the Board members.
Egan-Engels asked the applicant to respond to comments from the County.
Keplinger said they were working with the City’s floodplain administrator to address any
flooding concerns, and he said the project is outside of the 100-year floodplain, so the City did
not require the project adhere to any special provisions.
The County memo also recommended that any outdoor lighting not exceed 3,000K CCT to
minimize adverse impacts on human health and ecology.
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Chair Lewis said he thinks they addressed this previously.
Randall had raised the issue at the previous month’s meeting and applicants had already agreed
to use warm lights.
Adopted Resolution of Preliminary and Final Approval
On a motion by Godden, seconded by Randall:
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site plan approval for a the demolition and rebuilding of project a housing complex at the above referenced address by Brenda Westfall of Ithaca Housing Authority, applicant and owner, and
WHEREAS: the applicant proposed to demolish and redesign/reconstruct the entire Northside Apartments complex. The new project will include an additional 12 units over existing conditions with an anticipated
unit mix of (20) 1-BR, (20) 2-BR, (20) 3-BR, and (22) 4-BR for a total of 82 units. A community building, as well as two (2) playgrounds and passive greenspace for residents to utilize. Other site improvements include landscaping, lighting, walkways, and other site amenities. The project is in the R3-B Zoning District
and will require area variances for front and rear yard setbacks and parking, and WHEREAS: This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(k) and (n) and the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (10) and is subject to environmental review, and
WHEREAS: the NYS Department of Environmental Conservation and the Tompkins County Department of Health, both potentially involved agencies in this action, consented to the Planning Board acting as Lead
Agency for this project, and WHEREAS: the City of Ithaca Planning and Development Board did, on October 27, 2020, declare itself
Lead Agency in Environmental Review for the proposed 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 November 24,
2020, and WHEREAS: this Board, acting as Lead Agency in Environmental Review, has on December 15, 2020,
reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF) Part 1, submitted by the applicant, Part 2 prepared by Planning staff, and Part 3 prepared by Planning staff and amended by the Board, drawings titled: Contract Limits Plan (L100) dated 11-18-20; Parking Relocation (L003) dated11-
5-20; Variance Comparison Map (L004) and Phasing Plan (L005) dated 12-02-20; Planting Plan –North (L501) and Planting Plan –South (L502) 12-05-20; Site Photometrics (L801), Site Preparation –North (L101), Site Preparation –South (L102), Site Grading, Plan –North (L201), Site Grading Plan –South (L202), Site Drainage and Utility Plan – North (L301), Site Drainage and Utility Plan – South (L302), Site Layout Plan –North (L401), Site Layout Plan –South (L402), Site Erosion Control Plan –North (L601), Site Erosion Control Plan –South (L602), and Site Details (L701 & 702) all dated 11-16-20; Building 1 Floor Plans (A-1), Building 1 Elevations (A-2), Building 5 Floor Plans (A-3), Building 5 Elevations (A-4), Building 9 Floor Plans (A-5), Building 9 Elevations (A-6), Unit Plans (A-7, A-8 & A-9) Rendering (A11),
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and Community Building (A-10) all dated 7-07-20 and all prepared by Zausmer Frisch Scruton & Aggarwal Designers/Builders, and other application materials, and
WHEREAS: the City of Ithaca Parks, Recreation, and Natural Resources Commission and other interested parties have been given the opportunity to comment on the proposed project, and any received comments have been considered, and WHEREAS: the City Planning Board has received comments from the Commissioner of Planning for Tompkins County pursuant to the General Municipal Law. The comments request that 1) the applicant and Planning Board consider the City’s Local Flood Hazard Analysis (2020) that projects the potential for
possible future flooding under certain conditions on and around the project site, and 2) exterior lighting be limited to 3,000K CTT to minimize adverse human and ecological impacts, and
WHEREAS: In response to these comments the applicant has stated the buildings do not have basements and that the project complies with all development regulations, and that exterior LED lighting will be limited to 3,000K CCT, and
WHEREAS: the City Planning Board, acting as Lead Agency, did, on December 15, 2020, determine that the proposed Project will result in no significant adverse impacts on the environment and issued a Negative
Declaration for purposes of Article 8 of the Environmental Conservation Law, and WHEREAS: the Planning Board is considering final approval conditioned upon the Board of Zoning
Appeals (BZA) granting the required area variances in this particular case. This is due to the fact that 1) the January BZA meeting, at which the case was to be heard, was postponed until February, and 2) the Board fully evaluated the proposed variances as more clearly described in the Negative Declaration, and determined that the variances allow a design that provides more amenity for the residents and better compatibility with neighborhood character, now, therefore, be it
RESOLVED: the Planning Board does herby grant Preliminary & Final Site Plan Approval to the project subject to the following conditions: i. Granting of the required variances by the BZA, and
ii. Any changes to the approved project must be submitted to Planning Staff for review. Staff will determine if changes require Board approval and
iii. Submission to the Planning Board for review and approval of all site details including but not
limited to exterior furnishings, walls, railings, bollards, paving, signage, lighting, etc., and
iv. Exterior LED lighting will not be higher than 3,000K CCT, and
v. Submission of colored and keyed building elevations of all facades with building materials samples sheet, and
vi. Submission of final Landscape Plan with planting schedule & specifications, and vii. Bike racks must be installed before a certificate of occupancy is granted, and
viii. Noise producing construction activities will be limited to the hours between 7:30 A.M. and 5:30 P.M., Monday through Friday (or Saturday 9:00 A.M. to 5:30 P.M. with advance notification to
and approval by the Director of Planning and Development), and
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ix. Plans, drawings and/or visualizations showing all proposed exterior mechanicals and associated
equipment including heat pumps, ventilation, etc including appropriate screening if necessary x. Documentation from Ithaca Fire Department emergency access issues have been satisfied, and xi. Acceptance of the SWPPP by the City Stormwater Management Officer xii. Before issuance of the building permit, the applicant will submit a plan for documentation contractor parking, and
xiii. This site plan approval does not preclude any other permit that is required by City Code, such as sign permits, tree permits, street permits, and
xiv. Confirmation from the City Transportation Engineer that any concerns have been addressed
Moved by: Godden Seconded by: Randall In favor: Blalock; Egan-Engels (Alternate); Glass; Godden; Lewis; Randall Against: None Abstain: None Absent: Jones (on leave); Petrina Vacancies: None
The Board being significantly ahead of schedule, the Board next approved the minutes from
December 15, 2020.
• Approval of Minutes
On a motion by Godden, seconded by Blalock, the December 15, 2020 meeting minutes were
approved unanimously with no modifications.
Chair Lewis then called a 5-minute recess to allow missing members of the project team up next
time to sign into the meeting.
B. Apartments (347 Units) & Parking, 401 E. State/MLK Jr. Street (Gateway Property) by
Jeff Githens for McKinley Development. Project Presentation/Updates, Design Review.
The applicant proposes to construct a six-story building with a 318-space internal parking
garage and 347 apartments mixed between studio, 1-, 2- and 3-bedroom units. Non-
vehicular building access will be provided off State/MLK Jr Street, as well as internal to
the site. The project includes other site improvements including the extension of the
Gateway Trail to the end of the site, landscaping, lighting and other site amenities. Project
development will require the demolition of the existing one-story building at the eastern
end of the property. The project is in the CDB-60 Zoning District. It requires an area
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variance for height and Design Review for compliance with the Downtown Design
Guidelines. It may also require actions by Common Council and/or the Board of Public
Works related to relocation of the existing utility easements on site. This is a Type 1 Action
under the City of Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(b), (h)[2]
and [4], (k) and (n) and the State Environmental Quality Review Act (“SEQRA”) §617.4 b.
(5)(iii) and (9).
Applicants James Trasher of CHA Companies, Jeff Githens of Peak Campus, and Tim Fish of
Cooper Carey appeared in front of the Board to present project updates.
Trasher said that as far as the overlook suggested by Blalock at the previous meeting goes, they
are amenable to either doing that, or extending the trail along the City-owned lands to the east
of their property. He said City departments are discussing now which option they prefer.
Chair Lewis invited Board comments.
Godden asked the applicants to bring up the slide showing how their project relates to the
Design Guidelines. She said she doesn’t see any recommendations showing a road along the
creek.
Fish reiterated that it is for fire access, and he said they have included 6 feet of additional green
space in the updated drawings by reducing the fire lane from 26 feet to 20 feet. He said they
placed the green space adjacent to the building per the request of the fire department.
Godden said she understands the need for fire access, but she still thinks it’s too congested
back there, and there needs to be more of a buffer.
Fish said the width of the parking deck is needed to allow cars to circulate.
Blalock asked if the terrace would be accessible.
Fish said yes, it would be open to all residents.
Blalock said he likes the fact that the way it’s built into the hillside masks the size of the project
some from State Street. He said he thinks the creek side is more of a private space and less
visible from the public way, and he appreciates the changes they’ve made.
Egan-Engels suggested using a vegetative screen to hide the parking decks.
Chair Lewis said that while he sees improvements in the project since its introduction, he
agrees with Godden that it seems congested and that building feels very large for the size of the
parcel. He said that he thinks that the ILPC comments come down to the massing. It’s a very
large building.
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Glass said that overall he supports the project, and the design is much improved and he
supports the density this project creates. He said he prefers greenspace along the creek walk
because he thinks it would allow the trees to get bigger and provide more shade. He agreed
with Egan-Engels’ vegetative screen suggestion.
Deputy Director Nicholas asked if Fire Chief Parsons really preferred trees alongside the
building.
Trasher said yes.
Deputy Director Nicholas said that the trees are going to be ornamentals then, not shade trees.
Trasher said yes. He said they were able to reduce the fire lane by upgrading their materials,
and that the placement of the trees has to do with the geometry of getting a ladder truck with a
bucket at an appropriate angle to approach the building.
Deputy Director Nicholas said that’s another reason to have the tree lawn on the other side,
away from the building.
She also asked if they had consulted Engineering on the proposed staircase down from State
Street.
Trasher said they had, and they were good with it. He said they have weekly or bi-weekly calls,
as the City has made changes to the retaining wall they are building and the project team needs
to be aware of those so they can adjust accordingly.
Deputy Director Nicholas said that next month they would be discussing traffic impacts and that
the building size and scale may be impacted by how traffic can move into and out of the site.
Trasher said that the SWPP, geotech, and traffic reports are complete and would be submitted
ahead of the next meeting.
Chair Lewis asked them to go to the slide showing the materials board, and he thanked them
for that, saying he was glad the brick was not as pink as it appears on some renderings.
Fish said there are samples available in City Hall if anyone wants to see them.
Deputy Director Nicholas asked if it was a veneer.
Fish said no, it is a full depth brick with mortar.
Blalock asked if there was consensus that the project is overall good to move ahead with some
minor tweaks.
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Glass said he think it’s going in the right direction.
Godden said she is disappointed that the dimension between the creek and the back wall of the
building has not increased at all. She said that to her sensibilities urban-design-wise, it’s still too
tight. She said it’s just her opinion, and she is in the minority.
Randall said she agrees it’s mostly headed in the right direction, and asked for another flyover
at the next building, particularly showing the east end.
Egan-Engels said she isn’t too concerned with the proximity to the houses on the eastern side,
as even though it’s a big change, they are in an urban residential area, so the density is fine.
Chair Lewis said it sounds like they are getting closer to consensus, and he said they could end
discussion if no one had additional comments or questions.
Board members had no more comments.
C. Student Apartments, 121 Oak Avenue by Josh Lower/121 Rentals LLC. Presentation &
Declaration of Lead Agency. The applicant proposes to construct a 4-story (plus
basement) apartment building on the .192 acre vacant project site. The building will
contain approximately 35 units with 30 efficiencies and 5-two bedroom units targeted to
student renters. The site is sloped, falling from east to west, and the building will be built
into the slope such that the ground floor will be completely beneath grade on the east
side and at-grade on the west side. Retaining walls will be needed to accommodate stairs
and walkways around the building. Site development will require relocation or
undergrounding of the existing utility pole, and will include installation of landscaping,
lighting, walkways and other side improvements. The project site is in the CR-4
Collegetown Area Form District (CAFD) and is subject to Design Review. As no parking is
proposed for the project, the applicant will submit a Transportation Demand
Management Plan (TDMP) for approval by the Planning Board in accordance with district
regulations. This is a Type 1 Action under the City of Ithaca Environmental Quality Review
Ordinance §176-4 B.(1)(h)[2] and (k) and the State Environmental Quality Review Act
(“SEQRA”) §617.4b. (10) and is subject to environmental review.
Chair Lewis recused himself from reviewing this project.
Applicants Craig Modisher and Noah Demarest of Stream Collaborative and developer Josh
Lower appeared in front of the Board to present project updates.
Modisher shared some updated elevations showing the addition of a new stair tower, as well as
some renderings placing the proposed building in the context of the neighborhood.
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Applicants also noted that after conversations with the City Forester, it seems like several trees
would need to be removed/ replaced because they would be unlikely to survive the disturbance
to their roots that the project would require.
Public Hearing
On a motion by Egan-Engels, seconded by Godden, Acting Chair Blalock opened the Public
Hearing.
Deputy Director Nicholas read into the record written comments from Jim Hedland, neighbor to
the project:
Ithaca Planning and Development Board:
I write regarding the public hearing to be held at 6:00 pm on Jan. 26 to discuss the
proposed construction at 121 Oak Ave. I am treasurer of St. Luke Lutheran Church, at
109 Oak Ave., which is within 200 feet of 121 Oak Ave. St. Luke's building is almost 100
years old.
St. Luke's concern is with potential vibration that may be produced during pile driving
and other foundation construction. The construction several years ago of the
apartments at 114 Summit St., immediately adjacent to 121 Oak, produced cracks in St.
Luke's walls. To prevent this from occurring during last year's construction at 411-415
College Ave., the contractors installed three vibration monitors on the west side of St.
Luke. If construction produced vibration over a specified level, construction would stop
within 10 seconds. Fortunately for all, this did not happen and the construction
produced no damage to St. Luke.
St. Luke requests that the same process be used for 121 Oak Ave. We note that some
vibration monitoring is planned. At the 121 Oak Ave. UPDATES 2021-01-20 document,
page 3, the Senior Project Manager states:
"Adjacent buildings and other existing site developments will be protected from
damage from construction operations utilizing support of excavation and a
structured program of vibration monitoring. ... Note that vibration monitoring and
other aspects of the pile driving and monitoring plan will be required for temporary
support for excavation piling work."
We formally request that St. Luke be included even though it is not directly adjacent to
121 Oak Ave. Specifically, we request that vibration monitors be placed in St. Luke and
that they be set to immediately stop construction if excessive vibration is detected.
As provided in the public hearing notice, we request that these comments be read into
the record. Please email me the hearing's Zoom link. I will attend the hearing but will
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not speak except to answer any questions. We also request that the construction team
notify St. Luke that our request has been granted. St. Luke staff will be pleased to assist
the construction team in placing vibration monitors in St. Luke at the appropriate time.
Jim Hedlund
Treasurer, St. Luke Lutheran Church, 109 Oak Ave.
There being no additional members of the public appearing to speak nor further written
comments received, Chair Lewis closed the Public Hearing on a motion by Godden, seconded by
Egan-Engels.
Applicants agreed to arrange for vibration monitoring.
Acting Chair Blalock next invited comments from the Board.
Randall expressed concern about the trashcan placement shown in the drawings.
Deputy Director Nicholas agreed, saying that the cans can’t be kept there.
Modisher said there would be a trash room in the building, and the cans would not be out there
on a regular basis. He said they created a flat area for them to be placed on collection day.
Deputy Director Nicholas said it’s become a part of all the drawings though, and she asked the
applicants remove them for clarity.
Godden asked about the change in construction type.
Modisher said previously it was going to be wood construction, type 5A, and now they are
proposing non-combustible materials, so it is 2A. He said it has to be 1A or 2A or else meet
aerial access requirements.
Glass expressed support for the project, but he said the trees to be removed are really big and
create a lot of nice shade on the streetscape. He urged the applicants to really enhance the
landscaping. He also urged the applicants to activate the ground level.
Demarest said they would definitely enhance the landscaping.
Modisher said the gym and lounge at the ground level should be pretty active.
Demarest said they would try to create an indoor-outdoor active space.
Lower agreed. He said they would probably add some outdoor seating. He said he would even
like a café there, but zoning would not allow for it.
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Deputy Director Nicholas reiterated her request that the applicants either remove the trash
bins from the drawings or note that they are only to be on the curb on collection days and will
be brought in once the trash is collected. She said it’s a problem all over Collegetown.
Lower said he manages his properties in such a way that the students are not responsible for
the trash bins, and his team will collect them and return them indoors.
Acting Chair Blalock asked about timeline.
Deputy Director Nicholas said they would review the SEQR Parts 2 and 3 next month.
The Board members thanked applicants for their time and moved on to the next item on the
agenda.
Chair Lewis rejoined the meeting.
D. Rear Yard Parking in a Residential Zone, 522 Stewart Avenue, Mike Barnoski for Charlie
O’Connor. Presentation, Declaration of Lead Agency, Public Hearing, Determination of
Environmental Significance, Consideration of Conditional Site Plan Approval, and
Recommendation to the BZA. The applicant recently purchased the property and is
seeking formal approval for an illegal parking area that was built, expanded, and used
over many years without the required permits. The applicant is proposing to improve the
existing parking layout by removing four of the five existing parking spaces in the front
yard and replacing curbing, tree lawn and landscaping and by adding a vegetative buffer
of evergreen trees and shrubs on the adjacent City property bordering the historic City
Cemetery. In accordance with the City’s Site Plan Review Ordinance, parking areas of
three or more cars in residential zones require full site plan review. This project is in the
R-3a zoning district and will require area variances related to the proposed parking layout.
This is an Unlisted Action under the City of Ithaca Environmental Quality Review
Ordinance §176-4 B.(1)(h)[2] and (k) and the State Environmental Quality Review Act
(“SEQRA”) §617.4 b. (10) and is subject to environmental review.
Applicant Mike Barnoski and owner Charlie O’Connor appeared in front of the Board to present
their proposal to reconfigure the parking at 522 Stewart Avenue.
Barnoski explained that O’Connor recently purchased the property and in doing research during
closing, they determined that the rear yard parking did not have nine legal spaces as advertised,
but in fact has only four legal spaces, as it had been enlarged without proper permits at some
point in the 1990s. There are also five legal spaces (grandfathered) in the front yard. Applicants
are proposing to formalize the rear yard parking to create 10 compliant spaces, improve the
Approved by the Planning and Development Board March 23, 2021
15
landscaping and add a trash enclosure, and to restore the front yard lawn, improve landscaping
and reduce the parking there to one space.
Adopted Declaration of Lead Agency
On a motion by Godden, seconded by Blalock:
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site plan approval for approval of previously unpermitted rear yard parking and other site improvements by Mike
Barnoski for Charlie O’Connor, owner, and WHEREAS: the applicant recently purchased the property and is seeking formal approval for an illegal
parking area that was built, expanded and used over many years without the required permits. The applicant is proposing to improve the existing parking layout by removing four of the five existing parking spaces in the front yard and replacing curbing, tree lawn and landscaping and by adding a vegetative buffer
of evergreen trees and shrubs on the adjacent City property bordering the historic City Cemetery. In accordance with the City’s Site Plan Review Ordinance, parking areas of three or more cars in residential zones require full site plan review. This project is in the R-3a zoning district and will require area variances
related to the proposed parking layout, and WHEREAS: This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance
and the State Environmental Quality Review Act and is subject to environmental review, WHEREAS: the City of Ithaca Planning and Development Board has, on January 26, 2021, declared itself Lead Agency in Environmental Review for the proposed project, and WHEREAS: this Board, acting as Lead Agency in Environmental Review, has on, January 26, 2021, reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF) Part 1, submitted by the applicant, Part 2 prepared by Planning staff and drawings titled: Survey No. 522 Stewart Ave, City of
Ithaca, Tompkins County, New York, dated 4/6/2016 and prepared by TG Miller PC and Existing Site Plan (L1.01), Proposed Site Plan (L1.02), Site Location Plan (L1.03) and Site Photos (L1.04) all dated 12/22/21 and prepared by Trade Design Build, and other application materials, and
WHEREAS: the City of Ithaca Parks, Recreation, and Natural Resources Commission 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 Planning Board determined, as elaborated in the FEAF Part 3, that the proposed
project will result in no significant adverse impacts on the environment and a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be issued in accordance with the provisions of Part 617 of SEQRA.
Moved by: Godden Seconded by: Blalock In favor: Blalock; Egen-Engels; Glass; Godden; Lewis; Randall Against: None Abstain: None Absent: Jones (on leave); Petrina Vacancies: None
Approved by the Planning and Development Board March 23, 2021
16
Public Hearing
On a motion by Blalock, seconded by Egan-Engels, Chair Lewis opened the Public Hearing.
There being no members of the public appearing to speak, nor any written comments
submitted to be read into the record, Chair Lewis closed the Public Hearing on a motion by
Blalock, seconded by Randall.
Chair Lewis asked why this requires full site plan review.
Deputy Director Nicholas explained that the ordinance requires site plan review whenever
there is a parking lot of three spaces or more in a residential zone, and the applicant is
proposing a lot with 10 spaces.
Chair Lewis opened to Board comments.
Blalock said he supports the project. He said he lived nearby for about six years, and he always
thought the house was attractive, but the parking lot in the front yard detracted from it and
should be moved. He said what’s proposed is a big improvement.
Egan-Engels agreed that the proposal would be a big improvement over current conditions, but
she expressed concerns that students might not be reliable about lugging the trash down the
stairs for collection. She asked if the parking space out front might be ADA accessible and
inquired about the accessibility of the house and the possibility of including a ramp.
Randall and Glass expressed support for the project. Glass said he would like to see parking
removed from front yards across the City.
Chair Lewis said he wishes this project could be approved at the staff level. He asked the
applicants to speak to the accessibility question.
O’Connor said they looked at it in code review, and they were not required to make the first
floor unit accessible.
Barnoski said it would be a challenge to integrate a ramp into the round front porch. He said it
would be easy to widen the space and connect to the walkway so that someone who was using
a walker could easily navigate to the front entry. He said that while it wouldn’t be fully
wheelchair accessible, it would be a step towards greater accessibility.
Chair Lewis asked about what is required to issue a Negative Declaration.
Deputy Director Nicholas said it would not require a Part 3, as everything in the proposal
constitutes an improvement over existing conditions.
Approved by the Planning and Development Board March 23, 2021
17
Chair Lewis opened to the Board for comments or questions. There were none.
Adopted Resolution for a Negative Declaration of Environmental Significance
On a motion by Glass, seconded by Egan-Engels:
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site plan approval for approval of previously unpermitted rear yard parking and other site improvements by Mike Barnoski for Charlie O’Connor, owner, and
WHEREAS: the applicant recently purchased the property and is seeking formal approval for an illegal parking area that was built, expanded and used over many years without the required permits. The
applicant is proposing to improve the existing parking layout by removing four of the five existing parking spaces in the front yard and replacing curbing, tree lawn and landscaping and by adding a vegetative buffer of evergreen trees and shrubs on the adjacent City property bordering the historic City Cemetery. In
accordance with the City’s Site Plan Review Ordinance, parking areas of three or more cars in residential zones require full site plan review. This project is in the R-3a zoning district and will require area variances related to the proposed parking layout, and
WHEREAS: This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act and is subject to environmental review, WHEREAS: the City of Ithaca Planning and Development Board has, on January 26, 2021, declared itself Lead Agency in Environmental Review for the proposed project, and WHEREAS: this Board, acting as Lead Agency in Environmental Review, has on, January 26, 2021,
reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF) Part 1, submitted by the applicant, Part 2 prepared by Planning staff and drawings titled: Survey No. 522 Stewart Ave, City of Ithaca, Tompkins County, New York, dated 4/6/2016 and prepared by TG Miller PC and Existing Site Plan
(L1.01), Proposed Site Plan (L1.02), Site Location Plan (L1.03) and Site Photos (L1.04) all dated 12/22/21 and prepared by Trade Design Build, and other application materials, and
WHEREAS: the City of Ithaca Parks, Recreation, and Natural Resources Commission 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 Planning Board determined, as elaborated in the FEAF Part 3, that the proposed project will result in no significant adverse impacts on the environment and a Negative Declaration for
purposes of Article 8 of the Environmental Conservation Law be issued in accordance with the provisions of Part 617 of SEQRA.
Moved by: Glass Seconded by: Egan-Engels In favor: Blalock; Egan-Engels; Glass; Godden; Lewis; Randall Against: None Abstain: None Absent: Jones (on leave); Petrina Vacancies: None
Approved by the Planning and Development Board March 23, 2021
18
Adopted Resolution of Conditional Final Site Plan Approval
On a motion by Godden, seconded by Randall:
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site plan approval for approval of previously unpermitted rear yard parking and other site improvements by Mike Barnoski for Charlie O’Connor, owner, and
WHEREAS: the applicant recently purchased the property and is seeking formal approval for an illegal parking area that was built, expanded and used over many years without the required permits. The applicant is proposing to improve the existing parking layout by removing four of the five existing parking spaces in the front yard and replacing curbing, tree lawn and landscaping and by adding a vegetative buffer of evergreen trees and shrubs on the adjacent City property bordering the historic City Cemetery. In
accordance with the City’s Site Plan Review Ordinance, parking areas of three or more cars in residential zones require full site plan review. This project is in the R-3a zoning district and will require area variances related to the proposed parking layout, and
WHEREAS: This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act and is subject to environmental review,
WHEREAS: the City of Ithaca Planning and Development Board has, on January 26, 2021, declared itself Lead Agency in Environmental Review for the proposed project, and
WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the Action, did, on August 25, 2020 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 August 25, 2020, and
WHEREAS: this Board, acting as Lead Agency in Environmental Review, has on, January 26, 2021, reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF) Part 1, submitted by the applicant, Part 2 prepared by Planning staff and drawings titled: Survey No. 522 Stewart Ave, City of
Ithaca, Tompkins County, New York, dated 4/6/2016 and prepared by TG Miller PC and Existing Site Plan (L1.01), Proposed Site Plan (L1.02), Site Location Plan (L1.03) and Site Photos (L1.04) all dated 12/22/21 and Trash Enclosure (L1.05) dated 1/25/21 and all prepared by Trade Design Build, and other application
materials, and WHEREAS: the City of Ithaca Parks, Recreation, and Natural Resources Commission and other interested
parties have been given the opportunity to comment on the proposed project, and any received comments have been considered,
WHEREAS: the City Planning Board, acting as Lead Agency, did, on September 22, 2020, determine, as more clearly elaborated 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 a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be issued in accordance with the provisions of Part 617 of SEQRA, and now, therefore, be it
Approved by the Planning and Development Board March 23, 2021
19
RESOLVED: the Planning Board does herby grant Preliminary & Final Site Plan Approval to the project subject to the following conditions:
i. Any changes to the approved project must be submitted to Planning Staff for review. Staff will determine if changes require Board approval and ii. Submission of final Landscape Restoration Plan with planting schedule & specifications, and iii. Submission of a revised layout plan showing an slightly widened parking space in the front yard that can accommodate enhanced mobility and accessibility, and
iv. This site plan approval does not preclude any other permit that is required by City Code, such as sign permits, tree permits, street permits
Moved by: Godden Seconded by: Randall
In favor: Blalock; Egan-Engels (Alternate); Glass; Godden; Lewis; Randall Against: None Abstain: None
Absent: Jones (on leave); Petrina Vacancies: None
E. Statler Hotel – Site Improvements Porte Cochere, Statler Hotel – Cornell University
Campus by Andrew Germain for Cornell University. Presentation, Declaration of Lead
Agency, Public Hearing, Determination of Environmental Significance, and
Consideration of Site Plan Approval. The applicant is proposing to remove the existing
Porte cochere and associated driveway and sidewalks, and to install a new, expanded
1,600 SF steel and glass canopy, new entry doors, sidewalk, driveway and site drainage.
The project is in the U-1 Zoning District. This is an Unlisted Action under the City of Ithaca
Environmental Quality Review Ordinance §176-4 B.(1)(h)[2] and (k) and the State
Environmental Quality Review Act (“SEQRA”) §617.4 b. (10) and is subject to
environmental review.
Godden, a Cornell employee with direct connection to the proposal, recused herself from
reviewing this project.
Applicants Andrew Germain, David Cutter, and Leslie Schill of Cornell, Elga Killinger of Handel
Architects, and Kim Michaels of Trowbridge, Wolf, Michaels Landscape Architects appeared in
front of the Board to present the proposal to remove the existing Porte cochere from the
Statler Hotel at Cornell University. The base level proposal is to remove it. The alternate scope
includes replacement.
Approved by the Planning and Development Board March 23, 2021
20
Adopted Declaration of Lead Agency
On a motion by Randall, seconded by Egan-Engels:
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 a replacement of the porte cochere and other site improvements at the Statler Hotel, located on Cornell University Campus by Andrew Germain, Project Manager, for Cornell University, owner, and
WHEREAS: the applicant is proposing to remove the existing Porte cochere and associated driveway and sidewalks, and to install a new, expanded 1,600 SF steel and glass canopy, new entry doors, sidewalk,
driveway and site drainage. The project is in the U-1 Zoning District and WHEREAS: This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance
and the State Environmental Quality Review Act and is subject to environmental review, 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: Randall Seconded by: Egan-Engels
In favor: Blalock; Egan-Engels; Glass; Lewis; Randall Against: None Abstain: Godden
Absent: Jones (on leave); Petrina Vacancies: None
Public Hearing
On a motion by Egan-Engels, seconded by Randall, Acting Chair Blalock opened the Public
Hearing.
There being no members of the public appearing to speak, nor any written comments
submitted to be read into the record, Chair Lewis closed the Public Hearing on a motion by
Randall, seconded by Egan-Engels.
Chair Lewis invited Board comments.
Approved by the Planning and Development Board March 23, 2021
21
Egan-Engels expressed support. She said the relocation of mature trees is a generous
accommodation, and she said this should provide the applicant with an opportunity to address
some of the drainage issues that have caused problems in the past.
Blalock expressed support. He asked if there would be any future effort to re-clad the building
with something that would be less susceptible to staining.
Germain said not currently.
Glass expressed support, and suggested they replant as much of the plantings as possible.
Randall reminded the applicants to use warm, dark-sky-compliant lighting.
Adopted Resolution for a Negative Declaration of Environmental Significance
On a motion by Blalock, seconded by Egan-Engels:
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 a replacement of the porte cochere and other site improvements at the Statler Hotel, located on Cornell University Campus by Andrew Germain, Project Manager, for Cornell University, owner, and
WHEREAS: the applicant is proposing to remove the existing Porte cochere and associated driveway and sidewalks, and to install a new, expanded 1,600 SF steel and glass canopy, new entry doors, sidewalk, driveway and site drainage. The project is in the U-1 Zoning District and
WHEREAS: This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act and is subject to environmental review, and
WHEREAS: this Board, acting as Lead Agency in Environmental Review, has on, January 26, 2021, reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF) Part 1, submitted by
the applicant and Part 2 prepared by Planning staff and drawings titled: Base Scope Demolition – Removal of Canopy (SK-030-C), Site Survey & Utilities Plan (SK-030 B), Alternative Scope Demolition- Removal of Canopy & Landscape (SK-030-D), Selective Demolition Plan (SK-030 E), Proposed Plan- Alternative Scope (SK-030 F), Porte-Cochere & Landscape Plan (SK-030 G), Planting (SK-030 H), Canopy Longitudinal Section (SK-030 I), Porte-Cochere and Canopy Perspective Looking North (SK-030 J) and Porte-Cochere and Canopy Perspective Looking Southwest (SK-030 K) all dated 12/17/20 three undated drawings submitted in application materials dated 12/17/ 20 and titled First Floor Temporary Egress Plan A-102.00, Work Zone Traffic Control Plan – Alternate 1 Phase 1 (C302) and Work Zone Traffic Control
Plan – Alternate 1 Phase 2 (C303) all prepared by Handel Architects LLP and, other application materials,
Approved by the Planning and Development Board March 23, 2021
22
WHEREAS: the City of Ithaca Parks, Recreation, and Natural Resources Commission 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 Planning Board determined, as elaborated in the FEAF Part 3, that the proposed project will result in no significant adverse impacts on the environment and a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be issued in accordance with the provisions of Part 617 of SEQRA. Moved by: Blalock
Seconded by: Egan-Engels In favor: Blalock; Egan-Engels; Glass; Lewis; Randall Against: None
Abstain: Godden Absent: Jones (on leave); Petrina Vacancies: None
Adopted Resolution of Conditional Final Site Plan Approval
On a motion by Egan-Engels, seconded by Glass:
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site plan approval for removal and replacement of a porte-cochere and other site improvements at the Statler Hotel, located on Cornell University Campus by Andrew Germain, Project Manager, for Cornell University, owner, and WHEREAS: the applicant is proposing to remove the existing porte-cochere and associated driveway and sidewalks, and install a new, expanded 1,600 SF steel and glass canopy, new entry doors, sidewalk, driveway, landscaping and site drainage. The project is in the U-1 Zoning District, and
WHEREAS: This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act and is subject to environmental review, and
WHEREAS: the City of Ithaca Planning and Development Board has, on January 26, 2021, declared itself Lead Agency in Environmental Review for the proposed 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 January 26, 2021, and WHEREAS: this Board, acting as Lead Agency in Environmental Review, has on, January 26, 2021, reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF) Part 1, submitted by the applicant and Part 2 prepared by Planning staff and drawings titled: Base Scope Demolition – Removal of Canopy (SK-030-C), Site Survey & Utilities Plan (SK-030 B), Alternative Scope Demolition- Removal
of Canopy & Landscape (SK-030-D), Selective Demolition Plan (SK-030 E), Proposed Plan- Alternative Scope (SK-030 F), Porte-Cochere & Landscape Plan (SK-030 G), Planting (SK-030 H), Canopy Longitudinal Section (SK-030 I), Porte-Cochere and Canopy Perspective Looking North (SK-030 J) and
Porte-Cochere and Canopy Perspective Looking Southwest (SK-030 K) all dated 12/17/20 three undated
Approved by the Planning and Development Board March 23, 2021
23
drawings submitted in application materials dated 12/17/ 20 and titled First Floor Temporary Egress Plan A-102.00, Work Zone Traffic Control Plan – Alternate 1 Phase 1 (C302) and Work Zone Traffic Control
Plan – Alternate 1 Phase 2 (C303) all prepared by Handel Architects LLP and, other application materials, and
WHEREAS: the City of Ithaca Parks, Recreation, and Natural Resources Commission and other interested parties have been given the opportunity to comment on the proposed project, and any received comments have been considered, and WHEREAS: the City Planning Board, acting as Lead Agency, has, on January 26, 2021, determined that
the proposed Project will result in no significant adverse impacts on the environment and a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be issued in accordance with the provisions of Part 617 of SEQRA, now, therefore, be it
RESOLVED: the Planning Board does herby grant Preliminary & Final Site Plan Approval to the project subject to the following conditions:
i. Any changes to the approved project must be submitted to Planning Staff for review. Staff will
determine if changes require Board approval and ii. Submission to the Planning Board for review and approval of all site details including but not limited to exterior furnishings, walls, railings, bollards, paving, signage, lighting, etc., and
iii. Submission to Planning Staff of colored and keyed building elevations of all facades with building materials samples sheet, and
iv. Submission of final Landscape Plan with planting schedule & specifications, and v. Location and number of bike racks, and vi. Bike racks must be installed before a certificate of occupancy is granted, and vii. Documentation from Ithaca Fire Department emergency access issues have been satisfied, and viii. This site plan approval does not preclude any other permit that is required by City Code, such as sign permits, tree permits, street permits, and
ix. Confirmation from the City Transportation Engineer that any concerns have been addressed.
Moved by: Egan-Engels Seconded by: Glass In favor: Blalock; Egan-Engels; Glass; Lewis; Randall
Against: None Abstain: Godden Absent: Jones (on leave); Petrina
Vacancies: None
Approved by the Planning and Development Board March 23, 2021
24
5. Recommendations to the Board of Zoning Appeals
• # 3177 – 522 Stewart Avenue Variance
The Planning Board does not identify any negative long term planning impacts and supports this appeal.
The proposed project is an improvement over existing conditions and a welcome investment in a
student rental property. It removes most parking from the front yard and provides screening to an already
existing parking area in the rear yard. Due to the slope of the site, it would be difficult to move or
reconfigure the existing parking without significant grading. Overall the Board feels that the project has
many net benefits and will make the property more attractive and characteristic of a residential
neighborhood.
6. Old/New Business
Glass suggested they coordinate getting a gift for Jones who has been out on maternity leave.
Board members agreed to coordinate via email.
The Board held a brief discussion of adding closed captioning to make meetings more accessible
to the public. Staff agreed to inquire with the City Clerk about upgrading the Zoom license to
allow for that functionality.
7. Reports
A. Planning Board Chair
No report.
B. Board of Public Works Liaison
No report.
C. Director of Planning & Development
Deputy Director Nicholas said interviews for the Director of Sustainability were underway.
8. Adjournment:
On a motion by Blalock, seconded by Godden, the meeting was adjourned at 8:54 p.m.