HomeMy WebLinkAboutMN-PDB-2021-02-23Approved by the Planning and Development Board June 22, 2021
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Planning and Development Board Minutes
February 23, 2021
Board Members
Attending:
Robert Aaron Lewis, Chair; McKenzie Lauren Jones, Vice Chair;
Garrick Blalock, BPW Liaison; Mitch Glass; Elisabete Godden; Emily
Petrina; C.J. Randall
Board Members Absent:
None
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: City Harbor Project, 101 Pier Road
Dave Herrick, TG Miller, P.C. Engineers and Surveyors
Steve Hugo, HOLT Architects
Justin Hicks, HOLT Architects
Student Apartments, 815 S Aurora Street
Noah Demarest, Stream Collaborative
Nicholas Robertson, Welliver
Bob Dazel, Dryvit
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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Commercial Building (Key Bank), 500 S Meadow Street
Ben Gingrich, Hengst, Streff, Bajko Architects
Garth Winterkorn, Costich Engineering
Bob Stadler, Key Bank
Mixed-Use Building, 321 Taughannock Boulevard
Noah Demarest, STREAM Collaborative
Craig Modisher, STREAM Collaborative
Linc Morse, developer
Mixed-Use Building, 510 W State Street
Noah Demarest, STREAM Collaborative
Brandon Ebel, STREAM Collaborative
Angela Eicholtz, Providence Housing
Todd Fox, Visum Development
Laura Mattros, Visum Development
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
Approval of the November 24, 2020 meeting minutes was added 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. Approval of Minutes
On a motion by Godden, seconded by Glass, the November 24, 2020 minutes were approved
with no modifications.
In favor: Blalock, Glass, Godden, Lewis, Petrina, Randall
Jones abstained, as she had been on a leave of absence for the past three months.
Approved by the Planning and Development Board June 22, 2021
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4. Site Plan Review
A. City Harbor Project, 101 Pier Road by Dave Herrick of TG Miller for Owner.
Consideration of Project Changes. The Planning Board approved the overall project in
August 2020, a portion of which is now under construction. The applicant seeks
permission to build a temporarily free-standing mechanical room for the energy recover
system. The structure will eventually be incorporated into the Point East Building. The
applicant must build the mechanical room at this time to supply energy to the Medical
Office Building, anticipated to be completed in early 2022.
David Herrick of TG Miller, P.C. Engineers and Surveyors, and Steve Hugo and Justin Hicks of
HOLT Architects appeared in front of the Board to present a proposal to install a temporarily
freestanding mechanical room to house the effluent heat exchange mechanical system. The
building will ultimately be incorporated into the Point East building (to be constructed in a later
phase of the project). Applicants indicated that during the period of time when the building will
be freestanding, the entire site will be under construction, and once the building is built over it,
the block wall will be covered with a stone veneer.
Glass asked how the system would work.
Herrick said the effluent would be used in a heat exchange. The system is a closed loop and the
effluent never circulates elsewhere.
Blalock asked if there was a means to review in future if the Point East building is never built.
Jones and Chair Lewis echoed his concerns.
Board members asked how they might ensure they can review the design again if the Point East
building never gets built.
Deputy Director Nicholas said they could tie such a review to something they have control over,
like granting the Certificate of Occupancy to the Guthrie Medical Office Building.
On a motion by Godden, seconded by Jones, the Board unanimously approved adding an
amendment to submit an updated project timeline and, if necessary, an amended site plan
upon completion of the Guthrie building.
Adopted Resolution to Approve Proposed Project Changes
On a motion by Godden, seconded by Petrina:
WHEREAS: On August 25, 2020 the Planning and Development Board granted site plan approval for a mixed-use development and associated site improvements to be located at 101 Pier Road, and
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WHEREAS: The project entails the redevelopment of the 8.33-acre project site and improvements to 2.02
acres of adjacent City land. The building program will be a total of 316,280 SF consisting of (1) 60,000 SF medical office building (MOB), (2) five-story residential structures with a total of 172,980 GSF and 111 housing units, (1) five-story mixed-use building with 77,800 GFA with 45 housing units, 4,500 SF of ground floor commercial (expected to be a restaurant), and (1) 5,500 SF Community Building to support golf, boating, and other recreational activities associated with the adjacent City-owned Newman Golf Course. Phase 1 includes the rebuilding of Pier Road to include sidewalks, street trees, a fire engine turnaround, and additional and reorganized parking, all improvements on private property with the exception of the construction of Point East 2 Building (which will be used as greenspace and parking) and
the temporary relocation of the fueling dock and tank. Phase 2 of the project will include the construction of the Point East 2 Building, additional parking at the golf course, installation of the new fueling dock and tank, the 5,500 SF Newman Community Center, removal of the existing clubhouse and relocation of the
ninth green. Site improvements on private property to include a 1,570-foot publicly-accessible promenade along Cascadilla Creek, including construction of a new seawall and replacement of existing docks, waterfront parks, a paddle park, internal circulation streets, bus stops, surface parking for 425 cars (in
Phases 1 & 2), and landscaping, and WHEREAS: The normal heating, cooling and domestic hot water needs of the City Harbor mixed-use
residential buildings and the Guthrie MOB will be met with energy recovery technology using the treated effluent discharged from the Ithaca Area Waste Water Treatment Facility (IAWWTF) as the heat source/sink, the mechanical room for which will be integrated into the on the ground floor of the Point East
Building, and
WHEREAS: The MOB is currently under construction and therefore the mechanical room and associated
infrastructure must be completed in time to supply energy for the anticipated 2022 opening, and WHEREAS: The applicant is therefore seeking permission to build a temporarily-free standing mechanical
room for the energy recovery system, which will eventually be incorporated into the Point East Building, and
WHEREAS: this Board, has on February 23, 2021, reviewed and accepted as adequate drawings titled: First Floor and Roof Plan – Temporary Structure (A101) and Exterior Elevations – Temporary Structure (A201) both dated 1/21/21 and Point East All Visual Impacts From Guthrie Pump Room Update (SK100) dated 2/15/21 and all prepared by Holt Architects, and two untitled and undated drawings showing the location of the proposed pump room both on the site under existing conditions and within the Point East Building and other materials, and
WHEREAS: the City Planning Board, acting as Lead Agency, has determined that the proposed change is
consistent with the May 26, 2020 Negative Declaration of Environmental Significance and that no further
environmental review is required, now therefore be it RESOLVED: that the Planning Board does hereby grant approval to the project change subject to the following conditions: i. The existence of the approved structure as a stand-alone building is meant to be a temporary condition. If construction of the Point East Building has not commenced by the issuance of the Certificate of Occupancy for the MOB, the applicant must submit an estimated construction
schedule and, if necessary, a revised site plan for approval by the Board, and ii. This approval does not preclude conditions as detailed in site plan approval resolution dated August 25, 2020, and
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iii. Any further changes to the approved project must be submitted to Planning Staff for review. Staff will determine if changes require Board approval 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, etc,
Moved by: Godden
Seconded by: Petrina In favor: Blalock; Glass; Godden; Jones; Lewis; Petrina; Randall Against: None Abstain: None Absent: None Vacancies: None
B. Student Housing, 815 S. Aurora Street by Noah Demarest for Project Sponsors Todd Fox
& Charlie O’Connor. Consideration of Project Changes (Materials). The Planning Board
approved this project in September 2019. The applicant is now requesting a change to
the building materials that would allow the exterior walls to be assembled off-site. The
project entails the construction of a 66-unit student housing complex (approximately
17,900 SF footprint) comprised of three buildings constructed on hillside on the east side
of Route 96B, overlooking the proposed Chain Works District. The project 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 existing site
entry at the south end of the property, with a new fire lane to be constructed in front of
the buildings A & B at the northern end of the site. The project will include 67 parking
spaces, as required by zoning. The property located in the R-3b zoning district. 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) for which the Planning Board as Lead Agency made a
Negative Determination of Environmental Significance on July 23, 2019.
Applicants Noah Demarest of Stream Collaborative, Nicholas Robertson of Welliver, and Bob
Dazel of Dryvit appeared in front of the Board to present a proposal to modify some of the
previously proposed materials (thin brick and metal panels) to an all Dryvit pre-assembled
system.
Chair Lewis asked Blalock, Glass, and Petrina to share their thoughts, as they had visited City
Hall to inspect the materials.
Petrina said she was concerned about the durability over time for use in a student apartment
building, particularly on the lower levels.
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Glass shared her concerns, and he said he is also worried about longevity and maintenance of
the product. He said the brick was of particular concern, as it felt like he could nearly break it
with his hands. He said it is unacceptable.
Blalock said he is reluctant to weigh in based on limited experience, but he agreed that it
looked and felt like cheap Styrofoam. He asked if there was an example of a building in the area
that had used the product so he could go inspect how it really held up over 5 or more years. He
said he agrees that the lower level brick ought to be brick, and though this is this is a difficult
site to develop, and he wants to be fair, he didn’t have a favorable impression.
Chair Lewis asked for the rest of the Board members to comment
Randall said she would like to see more information on the durability of the proposed product
and asked for clarification on the difference between this product and EIFS.
Jones said she thinks the lower level especially should use the most durable materials possible,
brick or metal. She said she doesn’t like materials pretending to be something they are not. If
they want it to look like brick, they should use brick.
Godden said that to Randall’s question, this is synthetic stucco, EIFS. EIFS is a generic name, and
Dryvit is a brand. She asked what the materials were originally proposed.
Demarest said that they had proposed Dryvit over an insulated concrete form for much of the
building, with brick veneer on the lowest level. He said they had started looking into panelized
alternatives, so they are now proposing a light gauge metal construction. He said that for the
continuity and the warrantee, the entire building needs to use an integrated system.
Godden asked for clarification on the previously proposed backer material.
Demarest said it was ICF, insulated concrete form.
Godden said that would have been a much stronger material.
Demarest said no, it’s the same. It’s just the foam is being added as a layer instead of being
integrated into the concrete form.
Godden said so now there will be no concrete.
Demarest said that is correct, but there will be a structural metal wall with sheathing.
Godden asked what the proposed lifecycle of the building would be: 50 years, 100 years?
Demarest said that’s a good question. He asked Robertson or Dazel to weigh in.
Approved by the Planning and Development Board June 22, 2021
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Godden asked how the panels would come together. She said she’s concerned about water
getting in, and said similar metal backed systems have had problems leading to ”sick building
syndrome” and other problems. She said that if there are any new developments on that, she’d
like to hear about them.
Godden also agreed with Petrina, saying that she’d like to see more durable materials,
especially on the lower levels even if the EIFS is considered acceptable on the upper levels. She
concluded by saying that this material might be acceptable for a 20-25 year building, but for a
building that is supposed to last 50 years or more, no.
Deputy Director Nicholas said other panelized buildings in town have used brick (example City
Centre). She said that that building mostly used metal panels, and she’s curious why they can’t
so something like that here.
Chair Lewis said that the reactions of the Board members who went to see the materials in
person were uniformly negative, and he doesn’t think they can reasonably take a vote on the
proposed changes. He said he’s not sure how much additional data will change his mind. He
said it was controversial project that faced community opposition, and materiality was a big
part of why it was approved. He then invited the applicants to respond to the comments they
had received.
Dazel said the samples were presented out of context, and the Board would get a better idea of
how they work together as a system if presented all together in context. He said that in terms
of durability, EIFS has come a long way in the approximately 50 years since its introduction in
the United States. He pointed to one of the examples shown in the presentation, a hotel in Lake
Tahoe that is more than 20 years old (in an environment that’s as harsh as or more so than
Ithaca). He said they could show the Board videos showing impact testing, and he offered to
provide them an assembled panel and a hammer to test the material’s durability. He said the
high impact resistant EIFS can match the durability of stucco and brick. He said the material can
be maintained to match the lifecycle of the building
Robertson said that the individual components might not feel durable, but when it’s panelized,
it has a much sturdier feeling. He said they are able to get a 17 year envelope warrantee
because the manufacturer has that much confidence in the panelized system.
The Board, being behind on the schedule, thanked the applicants and went on to the next item
on the agenda.
Approved by the Planning and Development Board June 22, 2021
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C. Apartments (347 Units) & Parking, 401 E. State/MLK Jr. Street (Gateway Property) by
Jeff Githens for McKinley Development. Review of Draft FEAF Part 3. The applicant
proposes to construct a six-story building with a 318-space internal parking garage and
(347) apartments mixed between studio, one-, two- and three-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 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 and
Donny Kim of Cooper Carey appeared in front of the Board to present project updates.
Fire Chief Tom Parsons also appeared in front of the Board to discuss the fire lane
requirements.
Applicants presented several options for the access road, and Chief Parsons said that for access,
a 20-foot wide lane with 3 feet of planting space on either side (both by building and between
access road and creek walk) would be his preferred option.
Most of the Board members found this option acceptable, with Godden being the exception.
Applicants next presented some design updates.
Board members next reviewed the FEAF Part 3.
Afterwards, Chief Parsons gave a brief presentation on aerial access in general and how it
pertains to the NYS Building Code.
Approved by the Planning and Development Board June 22, 2021
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D. Student Apartments, 121 Oak Avenue by Josh Lower/121 Rentals LLC. Determination of
Environmental Significance. Consideration of Prelim & Final Approval, and Approval of
TDM Plan. 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. Blalock stood in as Acting Chair in
Lewis’ absence
Applicants Craig Modisher and Noah Demarest of Stream Collaborative and developer Josh
Lower appeared in front of the Board to present project updates.
Adopted Resolution for a Negative Declaration of Environmental Significance
On a motion by Jones, seconded by Godden:
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site plan
approval for construction of an apartment building by Josh Lower/121 Rentals LLC, applicant and owner, and
WHEREAS: 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, and
Approved by the Planning and Development Board June 22, 2021
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WHEREAS: 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”) §617.4 b. (10)
and is subject to environmental review, and WHEREAS: the Tompkins County Department of Health and the Ithaca Board of Zoning Appeals, both potentially involved agencies in this action, have consented to the Planning Board acting as Lead Agency, and
WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the Action, did, on 12-15-20 declare itself Lead Agency for environmental
review of the Project, and WHEREAS: the Planning Board, acting as Lead Agency, has on February 23, 2021, reviewed and accepted
as complete a Full Environmental Assessment Form, Part 1, submitted by the Applicant, and Parts 2 & 3, prepared by Planning staff and amended by the Planning Board, the following drawings all included in submission materials provided by the Applicant: Exterior Materials (A-7) 01-20-21; Planting Plan (L103),
Layout Plan (L101) and Street Views (L902) dated 2/15/21;Elevation North (A201), Elevation South (A202), Elevation East (A203), Elevation West (A204), Basement Floor Plan (A101) and First Floor Plan (A102) dated 8-25-20; Work Zone Traffic Control Plan and Perspectives(L901) dated 1-8-21 and all
prepared by Stream Collaborative, and Existing Conditions Plan (C101), Site Demolition Plan (C201), Site Utility Plan (C301), Grading and Drainage Plan (C302) , Erosion and Sediment Control Plan (C401) and Details (C501 & 502) all dated 10-1-20 and prepared by Stream Collaborative and TG Miller PC, and other
application materials, and WHEREAS: the City Planning Board, acting as Lead Agency, after completing a thorough analysis of the Environmental Information and potential environmental impacts associated with the Project, has determined, as more clearly elaborated in the FEAF, that the Applicant has mitigated any potentially significant impacts to the environment such that the Project will not have any potentially significant adverse environmental impacts, now, therefore, be it RESOLVED: that the Planning Board determines the proposed Project will result in no significant adverse impact on the environment and this Resolution, which was adopted by a majority vote of the Planning Board, shall serve as the Negative Declaration (as defined in 6 N.Y.C.R.R. 617.2(y)) for the Project, and is
issued by the Planning Board, acting as Lead Agency pursuant to and in accordance with SEQRA in a coordinated environmental review.
Moved by: Jones Seconded by: Godden In favor: Blalock; Glass; Godden; Jones; Petrina; Randall Against: None Abstain: Lewis Absent: None Vacancies: None
Approved by the Planning and Development Board June 22, 2021
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Adopted Resolution of Preliminary and Final Site Plan Approval
On a motion by Godden, seconded by Jones:
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site plan approval for construction of an apartment building by Josh Lower/121 Rentals LLC, applicant and owner, and
WHEREAS: 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, and
WHEREAS: 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”) §617.4 b. (10) and is subject to environmental review, and
WHEREAS: the Tompkins County Department of Health and the Ithaca Board of Zoning Appeals, both potentially involved agencies in this action, have consented to the Planning Board acting as Lead Agency, and WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the Action, did, on 12-15-20 declare itself Lead Agency for environmental review of the Project, and
WHEREAS: the Planning Board, acting as Lead Agency, has on February 23, 2021, reviewed and accepted as complete a Full Environmental Assessment Form, Part 1, submitted by the Applicant, and Parts 2 & 3,
prepared by Planning staff and amended by the Planning Board, the following drawings all included in submission materials provided by the Applicant: Exterior Materials (A-7) 01-20-21; Planting Plan (L103), Layout Plan (L101) and Street Views (L902) dated 2/15/21; Elevation North (A201), Elevation South
(A202), Elevation East (A203), Elevation West (A204), Basement Floor Plan (A101) and First Floor Plan (A102) dated 8-25-20; Work Zone Traffic Control Plan and Perspectives(L901) dated 1-8-21 and all prepared by Stream Collaborative, and Existing Conditions Plan (C101), Site Demolition Plan (C201), Site
Utility Plan (C301), Grading and Drainage Plan (C302), Erosion and Sediment Control Plan (C401) and Details (C501 & 502) all dated 10-1-20 and prepared by Stream Collaborative and TG Miller PC, and other application materials, and
WHEREAS: the City Planning Board, acting as Lead Agency, did, on February 23, 2021 after completing a thorough analysis of the Environmental Information and potential environmental impacts associated with the Project, determine, as more clearly elaborated in the FEAF, that the Applicant has mitigated any potentially significant impacts to the environment such that the Project will not have any potentially significant adverse environmental impacts, now, therefore, be it
Approved by the Planning and Development Board June 22, 2021
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RESOLVED: that the Planning Board Does herby grant preliminary and 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 Board of the following pertaining to the trees to be removed on adjacent properties: 1) a landscape plan for the area along the retaining wall on the property to the east and for the area where trees are being removed on the property to the west, 2) documentation to the Board that the applicant has proposed the plan to the adjacent property owners and committed to
install and maintain the landscape, and 3) documentation to the Board of the response from the adjacent property owners, 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. Submission of final Landscape Plan with planting schedule & specifications v. Plans, drawings and/or visualizations showing all proposed exterior mechanicals and associated
equipment including heat pumps, ventilation, etc including appropriate screening if necessary vi. Location and number of bike racks
vii. Bike racks must be installed before a certificate of occupancy is granted 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). ix. Documentation from Ithaca Fire Department emergency access issues have been satisfied, and x. This site plan approval does not preclude any other permit that is required by City Code, such as sign permits, tree permits, street permits
xi. Acceptance of the SWPPP by the City Stormwater Management Officer
xii. Confirmation from the City Transportation Engineer that all concerns have been addressed Moved by: Godden Seconded by: Jones In favor: Blalock; Glass; Godden; Jones; Petrina; Randall Against: None Abstain: Lewis Absent: None Vacancies: None
Approved by the Planning and Development Board June 22, 2021
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Adopted Resolution of Traffic Demand Management Plan
On a motion by Jones, seconded by Godden:
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site plan approval for construction of an apartment building by Josh Lower/121 Rentals LLC, applicant and owner, and
WHEREAS: 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 has received Design Review, and
WHEREAS: 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”) §617.4 b. (10)
and is subject to environmental review, and WHEREAS: as no parking is proposed for the project, the applicant has submitted a Transportation
Demand Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations, and
WHEREAS: the Board has on February 23, 2021 reviewed and accepted as adequate a Transportation Demand Management Plan (TDMP) submitted in Application Materials dated 10-14-2020 and prepared by Stream Collaborative, now, therefore, be it
RESOLVED: that the Planning Board does hereby approve the aforementioned TDMP for the project at
121 Oak Avenue. Moved by: Jones
Seconded by: Godden In Favor: Blalock; Glass; Godden; Jones; Petrina; Randall Against: None
Abstain: Lewis Absent: None Vacancies: None
Approved by the Planning and Development Board June 22, 2021
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E. Commercial Building (Key Bank) & Minor Subdivision at500 S Meadow Street, Tax Parcel
95.-1-1.2 by Ben Gingrich of Hengst, Streff, Bajko Architects and Eng. for Key Bank.
Presentation and Declaration of Lead Agency. The applicant is proposing to subdivide
the 17.771-acre parcel into two lots and to construct a 3,415 SF commercial building with
associated site improvements. Lot 1 will measure 16.648 acres (725,210 SF) with 308 feet
of frontage on N Meadow Street and containing the existing Wegmans store, access road,
and associated parking areas, and Lot 2 will measure 1.063 acres (46,297 SF) with 126 feet
of frontage on N Meadow Street. Lot 2 will be conveyed to the applicant and will contain
the new building. The site will also include 59 parking spaces, two drive though lanes,
lighting, landscaping, signage, and internal walkways. Vehicular site access will be from
the rear of the property off the internal circulation road of the Wegmans property. This
project is in the SW-2 zoning district and will require area variances. The project is subject
to the SW Area Design Guidelines. 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. The subdivision will require a cross-property
easement agreement for vehicular access.
Ben Gingrich of Hengst, Streff, Bajko Architects; Garth Winterkorn of Costich Engineering; and
Bob Stadler of Key Bank appeared in front of the Board to provide a presentation on the
proposed project. Due to being located on a flood plain, the applicants propose raising the
building by more than 5 feet to meet building code.
Glass was not in favor of the elevation change.
Blalock asked if the Board had any ability to make a recommendation against it.
Applicants said they were not in favor of it either, but the Building Division said it was a
requirement of the NY State Building Code.
Adopted 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 and subdivision approval for construction of a new commercial building by Ben Gingrich of Hengst, Streff, Bajko Architects and Eng. for Key Bank , Project Sponsor, and
Approved by the Planning and Development Board June 22, 2021
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WHEREAS: the applicant is proposing to subdivide the 17.771-acre parcel into two lots and to construct a
3,415 SF commercial building with associated site improvements. Lot 1 will measure 16.648 acres (725,210 SF) with 308 feet of frontage on N Meadow Street and containing the existing Wegmans store, access road, and associated parking areas, and Lot 2 will measure 1.063 acres (46,297 SF) with 126 feet of frontage on N Meadow Street. Lot 2 will be conveyed to the applicant and will contain the new building. The site will also include 59 parking spaces, two drive though lanes, lighting, landscaping, signage, and internal walkways. Vehicular site access will be from the rear of the property off the internal circulation road of the Wegmans property. This project is in the SW-2 zoning district and will require area variances. The project is subject to the SW Area Design Guidelines. The subdivision will require a cross-property easement
agreement for vehicular access, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance
and the State Environmental Quality Review Act (“SEQRA”) 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: Blalock Seconded by: Glass In Favor: Blalock; Glass; Godden; Jones; Lewis; Petrina; Randall
Against: None Abstain: None Absent: None Vacancies: None
F. Mixed-Use Building, 321 Taughannock Blvd by Craig Modisher of Stream Collaborative
for Water Works LLC. Project Update and Schedule Review. The applicant is proposing
to construct a three-story mixed-use building on the .168-acre (7,318 SF) project site. The
building will have five units of for-sale housing on the upper floors, 400 SF of office space
on the second floor and approximately 3,000 SF of commercial space on the first floor
with access to a boat slip area. The existing steel-framed building on the site will be
incorporated into the new building. Site improvements will include four parking spaces,
landscaping, sidewalks, lighting, and other site amenities. The project is in the West
End/Waterfront Zoning District and will require several area variances. The project is also
subject to Waterfront Design Guidelines. This is a Type 1 Action under the City of Ithaca
Environmental Quality Review Ordinance §176-4 B.(1)(h)[2] and the State Environmental
Quality Review Act (“SEQRA”) §617.4 b. (10) and is subject to environmental review.
Noah Demarest and Craig Modisher of STREAM Collaborative, and Linc Morse, developer,
appeared in front of the Board to present project updates for a mixed-use building on the
waterfront.
Approved by the Planning and Development Board June 22, 2021
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G. Mixed-Use Building, 510 W State/MLK Jr Blvd by Visum Development. Project Update.
The applicant has updated the project from an application previously submitted in 2019.
The applicant proposes to remove the one-story commercial building fronting on State
Street and two-story wood frame house fronting on W Seneca Street, and to construct a
60,953 SF, four- and five-story mixed-use apartment building. The proposed building will
contain 58 dwelling units which will be affordable to households making 50- to 80-percent
AMI, community spaces; indoor bike parking, and 942 SF of retail space fronting State
Street. The .413-acre project site comprises two tax parcels and has frontage on W State,
Corn, and W Seneca Streets and is in two zoning districts: CBD-52, in which the maximum
height is 52 feet, and B-2d, in which the maximum height is 40 feet. This has been
determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review
Ordinance §176-4 B(1)(h)[4], (k) & (n), and the State Environmental Quality Review Act
(“SEQRA”) §617.4(b)(11). The project is subject to the Downtown Design Guidelines and
will likely require an area variance.
Noah Demarest and Brandon Ebel of STREAM Collaborative, Angela Eicholtz of Providence
Housing, and Todd Fox and Laura Mattros of Visum Development appeared in front of the
Board to present significant changes to a previously proposed project (due to significant zoning
changes.
5. Old/New Business
The Board discussed hearing sketch plan for a Collegetown project in April. Board members
agreed.
6. Recommendations to the Board of Zoning Appeals
• # 3178 – 222 S. Geneva Street – Area Variance
The Planning Board does not identify any negative long-term planning impacts and supports this appeal.
The proposed project does not result in any exterior changes to the building and therefore has no impact
to neighborhood character. The existing deficiencies are typical of the neighborhood.
• #3179, 215 E. State Street – Area Variance
The Planning Board does not identify any negative long-term planning impacts and supports this appeal.
The variance is an inevitable necessity caused by the subdivision. There are no changes from the project
for which the Planning Board completed a careful environmental review that considered the projects
impact, issued a Negative Declaration of Environmental Significance in August 2020 and Site Plan
Approval on October 2020.
Approved by the Planning and Development Board June 22, 2021
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7. Reports
A. Planning Board Chair
Chair Lewis thanked the Board members who took the time to look at the materials for 815 S.
Aurora.
B. Board of Public Works Liaison
Blalock said BPW hadn’t been meeting in the past few months and suggested having the
Director of Engineering to an upcoming meeting to discuss the Gateway project.
Godden reiterated her concern about the overall size of the project
C. Director of Planning & Development
Deputy Director Nicholas said the supplement to the Green Building Code went to Planning
Committee and should go to Common Council by April.
Director of Sustainability interviews are scheduled for later in the week
8. Adjournment:
On a motion by Godden, seconded by Petrina, the meeting was adjourned at 10:12 p.m.