HomeMy WebLinkAboutMN-PDB-2021-08-24 Approved by the Planning and Development Board October26, 2021
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Planning and Development Board Minutes
August 24, 2021
Board Members
Attending:
Garrick Blalock, BPW Liaison and Acting Chair; Mitch Glass;
Elisabete Godden; Emily Petrina
Board Members Absent:
Robert Aaron Lewis, Chair; McKenzie Lauren Jones, Vice Chair; C.J.
Randall
Board Vacancies: None
Staff Attending: Lisa Nicholas, Deputy Director of Planning, Division of Planning and
Economic Development
Nikki Cerra, Landscape and Environmental Planner, Division of
Planning and Economic Development
Anya Harris, Administrative Assistant, Division of Planning and
Economic Development
Applicants Attending: End of Campbell Ave, Parcel ID: 38.-1-1, Minor Subdivision
Brent E Katzmann, agent for owner
Apartments (347 Units) & Parking, 401 E. State/MLK Jr. Street
(Gateway Property)
James Trasher, CHA Companies
Brian Bouchard, CHA Companies
Donny Kim, Cooper Carey
Robert Kochansky, McKinley Development
Jeff Githens, McKinley Development
Mixed-Use Building, 510 W State Street
Brandon Ebel, Stream Collaborative
Patrick Braga, Visum Development
Apartments (40 Units), 228 Dryden Road
Nathan Brown, HOLT Architects
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Cliff Street Retreat, 407 Cliff Street
Craig Modisher, Stream Collaborative
Linc Morse, developer
(4) Two Family Dwellings, 615-617 Cascadilla Street.
Dan Hirtler, architect
Apartments (13 Units), 325 Dryden Road & 320 Elmwood Avenue
Declaration
Jason Demarest, architect
Greg Mezey, Red Door Rentals
Chris Petrillose, AdBro Development
Ithaca Farmers’ Market – Major Site Improvements & New
Building, Steamboat Landing – 545 Third Street
Kathryn Chesebrough, Whitham Planning and Design
Mimi Hong, nArchitects
Anton Burkett, Ithaca Farmers’ Market
David Stern, Ithaca Farmers’ Market
Acting Chair Blalock called the meeting to order at 6:14 p.m.
1. Agenda Review
Deputy Director Nicholas said the Board would not declare Lead Agency on the Ithaca Farmers’
Market project that night because she hadn’t heard back from one of the involved agencies.
She also wanted to include a discussion of the proposed expansion of the PUDOD under Old/
New Business.
2. Public Comment
Acting Chair Blalock opened Privilege of the Floor.
There being no members of the public appearing in order to speak, nor any written comments
submitted to be read into the record, Acting Chair Blalock closed the Public Comment period.
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3. Subdivision Review
A. Minor Subdivision, End of Campbell Ave, Parcel ID: 38.-1-1 by Brent E. Katzmann.
Declaration of Lead Agency & Public Hearing. The applicant is requesting a
subdivision of the 5.45-acre site, resulting in two parcels of approximately 2.2 acres
(96,715 SF) and 3.2 acres (139377 SF). The proposed subdivision will permit the
construction of (two) single-family residences on the western portion of the
property accessed directly off Campbell Avenue. The property is wooded with
immature second-growth forest and is sloped to the east. The parcel is in the R-1a
zoning district. An area variance for street frontage will be required. This is an
Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance
§176-4 and the State Environmental Quality Review Act (“SEQRA”) §617.4 and is
subject to environmental review.
Brent Katzman appeared on behalf of the property owner to present the proposal for a minor
subdivision to create two single-family lots for sale. He addressed a few comments received
from neighbors, mostly concerning easements on the property.
Adopted Declaration of Lead Agency
On a motion by Petrina, seconded by Godden:
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 a minor subdivision of City of Ithaca Tax Parcel ID: 38.-1-1 located at End of Campbell Avenue by Brent E.
Katzmann for Sharon A. Center, and WHEREAS: the applicant is proposing a subdivision of the 5.45-acre site, resulting in two parcels of approximately 2.2 acres (96,715 SF) and 3.2 acres (139377 SF). The proposed subdivision will permit the
construction of (two) single-family residences on the western portion of the property accessed directly off Campbell Avenue. The property is wooded with immature second-growth forest and is sloped to the east. The parcel is in the R-1a zoning district. An area variance for street frontage will be required, 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
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WHEREAS: This has been determined to be an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act (“SEQRA”) and requires
environmental review, now, therefore be it RESOLVED: that the City of Ithaca Planning and Development Board, being that local agency which has primary responsibility for approving and funding or carrying out the action, does, by way of this resolution, declare itself Lead Agency in Environmental Review for the proposed project.
Moved by: Petrina
Seconded by: Godden
In favor: Blalock, Glass, Godden, Petrina Against: None Abstain: None Absent: Jones, Lewis, Randall Vacancies: None
Public Hearing
On a motion by Petrina, seconded by Glass, Acting Chair Blalock opened the Public Hearing.
One written comment from Ti Alkire submitted in response to this proposal is included as an
addendum to these minutes.
There being no members of the public present to speak, nor any written comments submitted
to be read into the record, Acting Chair Blalock closed the public hearing, on a motion by
Petrina, seconded by Glass.
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B. Major Subdivision. 401 E State/MLK Jr Street (Gateway Property) by Jeff Githens
for McKinley Development Company. Potential Consideration of Final Subdivision
Approval. The applicant is requesting a subdivision of the 3.689-acre site, resulting
in four parcels: Area A, measuring .112 acres (4,861 SF), with frontage along State
Street, which will be conveyed to the City; Area B, measuring 3,965 SF to be
conveyed to another party for construction of a memorial, Parcel C, measuring
1.048 acres (45,650 SF), with approximately 182 feet of frontage on E. Green and E.
State Streets, and containing an existing seven-story commercial building, parking,
and a portion of the Gateway Trail; and Parcel D, measuring 2.641 acres, with
approximately 184 feet of frontage on E. State Street, and to contain the new
building, a portion of the Gateway Trail, and a fire access road. A cross-property
easement will be required for vehicular access to ingress and egress on E. State and
Green Streets. The Subdivision is part of a larger 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), (h)[2] and [4], (k) and (n) and the State
Environmental Quality Review Act (“SEQRA”) §617.4 b. (5)(iii) and (9). The Lead
Agency made a Negative Declaration of Environmental Significance on May 25,
2021.
Applicants James Trasher and Brian Bouchard of CHA Companies, Donny Kim of Cooper Carey,
and Robert Kochansky and Jeff Githens of McKinley Development appeared in front of the
Board to describe their proposal to subdivide the 401 E. State Street parcel into four lots.
Kim then shared some detailed drawings related to the creekwalk access.
Deputy Director Nicholas said that there are some fire separation issues such that the
establishment of the public way through there necessitates either moving the building footprint
back or modifying the window openings. She said you can’t subdivide a property in such a way
that it will automatically create building code violations. She said they have documentation
from Alpha Phi Alpha indicating that they would be amenable to an easement, and that has
been included as a condition in the draft resolution, but the proposal still needs to be reviewed
by the City Building Division.
Resolution ~TABLED~
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4. Site Plan Review
A. Apartments (347 Units), Parking & Major Subdivision, 401 E State/MLK Jr Street
(Gateway Property) by Jeff Githens for McKinley Development Company.
Presentation of Project Changes and Potential Consideration of Final Site Plan
Approval. The applicant proposes to construct a new apartment building with
internal parking. The applicant recently reduced the building height from seven to
six stories, the internal parking count from 267 to 235 spaces and the unit count
from 347 to 319 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. The revised project complies with area requirements of that district. The
Board has found the project in 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) for which the Lead Agency made a Negative Declaration of
Environmental Significance on May 25, 2021.
Applicants James Trasher and Brian Bouchard of CHA Companies, Donny Kim of Cooper Carey,
and Robert Kochansky and Jeff Githens of McKinley Development appeared in front of the
Board to present project changes. The building footprint will remain the same as previously
proposed, but the heights have been reduced to eliminate the need for any zoning variances.
Parking and overall apartment unit counts were reduced. Applicants also explained a change
whereby the public would be invited to cross a bridge and use the building stair or elevator to
access the creekwalk on the other side of the building.
Board members expressed concern that how to access the creekwalk might not be obvious and
discussed requiring directional signage as a condition.
Deputy Director Nicholas noted that the vote would need to be unanimous for the resolution to
pass, and she said that if anyone has concerns about outstanding conditions, they should share
them and discuss what the applicants might need to do to address those concerns.
Glass and Petrina approved of the project changes.
Godden expressed concern that the public access to the creekwalk from State Street is not ADA
compliant, and she said she wanted more time to review the changes.
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Acting Chair Blalock asked Board members to share their thoughts to get an idea of how likely
the project would get approval, as the vote would have to be unanimous to pass. He said if it is
postponed to a future meeting, the vote might be different.
Petrina said she is happy with the reduction in height and massing of the project.
Godden said the public access not being ADA accessible is a concern and that the reduction in
height only came about because the applicant couldn’t get the necessary approvals from the
BZA, not as a mitigation to the concerns from the Planning Board, even though they had asked
for size reductions months ago.
Glass said they saw the changes at PRC, he thinks the changes are good, and he is ready to
move forward.
Acting Chair Blalock said he would be okay with approving the project, so it seems like they
have three yes votes and one hesitant to approve or a no.
Githens said the stair access to the creekwalk was never proposed as ADA compliant.
Acting Chair Blalock asked if it might be possible to redesign the proposed access to make it
ADA compliant.
Githens said it would, but Alpha Phi Alpha would have to agree to it, and that’s outside of the
applicant’s control.
Acting Chair Blalock said that the Board would put forward a detailed list of conditions needed
to satisfy the Board’s concerns.
Githens said that any delay in the approvals could set them back a year on the project, and he
asked Godden what she needs to move forward with approval.
Godden said she doesn’t think its fair to put one Board member on the spot. She said the Board
asked them to reduce the size of the building for months, and the applicants said it wouldn’t be
financially viable. They only made the recent changes, reducing the number of floors and units,
when it became obvious that they would not get the necessary approvals from the Zoning
Board. She said that she and other Board members have made it clear what mitigations they
would like to see. She said she doesn’t see any changes to the gardens in the back or anything
else that didn’t come as a result of requirements from codes or zoning. She said it’s not realistic
for them to expect to get their approvals when they just submitted materials at 4:30 today
when the meeting starts at 6:00 p.m. She said it’s not fair to put the onus on one member of
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the Board when the issue comes down to the applicant’s timing. Godden also said she was not
required to disclose her vote ahead of time, and she did the applicants a favor by doing so.
Githens asked for a list of conditions the Board wants the team to consider.
Planner Cerra said she could assemble them a list and send it to them after the meeting.
Resolution ~TABLED~
B. Mixed-Use Building, 510 W State/MLK Jr Boulevard by Visum Development.
Consideration of Preliminary & Final Approval. 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, N. 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 requires an area variance.
Applicants Brandon Ebel of Stream Collaborative and Patrick Braga of Visum Development
appeared in front of the Board to present their proposal to build an apartment building of
affordable housing targeted at 30- to 80-percent AMI.
Adopted Declaration of Preliminary and Final Site Plan Approval
On a motion by Petrina, seconded by Glass:
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for a mixed-use development located at 510 W. MKL/State Street and 507 W. Seneca St. by Visum Development, applicant and owner, and
WHEREAS: the applicant has updated the project from an application previously submitted in 2019. The applicant now seeks preliminary and final approval 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 57 dwelling units which will be affordable to households making 30- to 80-percent AMI, community spaces, indoor bike
parking, and 1120 SF of retail space fronting State Street. The .413-acre project site comprises two tax
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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. The project is
subject to the Downtown Design Guidelines and requires an area variance, and WHEREAS: this is 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 §617.4(b)(11), both of which require environmental review, and WHEREAS: the Tompkins County Department of Planning & Sustainability, Tompkins County Department of Health, Tomkins County Industrial Development Agency, NYS Homes and Community Renewal, and the NYS Department of Environmental Conservation have all been identified as potentially Involved Agencies in Environmental Review, and
WHEREAS: the City of Ithaca Planning and Development Board, being the local agency, which has primary responsibility for approving and funding or carrying out the action, did, on May 28, 2019, declare itself Lead Agency in Environmental Review for the proposed project, and
WHEREAS: this Board, acting as Lead Agency in Environmental Review has, on July 27, 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 Part 3 prepared by Planning staff and amended by the Board, drawings titled Boundary and Topographic Map No. 507 West Seneca Street, No. 510 West State Street, No. 501 West Seneca Street, No. 112 North Corn Street, City of Ithaca, Tompkins, New York dated 12/26/18 and prepared by TG Miller P.C.; Site Layout Plan (also showing Demo Plan) L101 dated 4/21/21; Planting Plan L103 dated 12/18/2020; Exterior Elevations A201 & A202, Sections A301, Wall Sections A302, #D Perspectives A901, Interior Area- 1st Floor A1.0, Interior Area- 2nd Floor A2.0, Interior Area- 3rd Floor A3.0, Interior Area- 4th Floor A4.0, Interior Area- 5th Floor A5.0 and Typical Unit Plans A107 all dated 1/21/21, and Seneca Street View L302 dated 4/21/21, and Exterior Features – State Street Façade , Exterior Features – Corn Street Façade and Exterior Features – Seneca Street Façade all dated 3/12/21 and Shadow Studies (two Sheets) dated 4/21/21 and all prepared by Stream Collaborative, and other application materials, and WHEREAS: interested parties have been given the opportunity to comment on the proposed project, and any received comments have been considered, and
WHEREAS: the Planning Board conducted Design Review on March 23, 2021 and found he project I substantial compliance with the Downtown Design Guidelines, and
WHEREAS: the Planning Board did, on July 27, 2021, determine, as elaborated in the FEAF Part 3, that the proposed project will result in no significant adverse impacts on the environment and issued a Negative Declaration of Environmental Significance, and WHEREAS: the Board of Zoning Appeals granted the required area variances on August 3, 2021,and WHEREAS: this Board did on August 24, 2021, review and accept as adequate the following new and revised drawings: ‘Simply Play’ catalog cut sheets by Playworld (3), and Planting Plan L103 dated 8/16/21 and prepared by Stream Collaborative, now, therefore, be it RESOLVED: that the Planning and Development Board does hereby grant Preliminary & Final Site Plan Approval subject to the following:
The following conditions must be satisfied before issuance a Building Permit:
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i. Plans, drawings and/or visualizations showing all proposed exterior mechanicals and associated
equipment including heat pumps, ventilation, etc including appropriate screening if necessary
ii. Submission of the final monitoring plan for vibratory foundation work
iii. Submission of information/documentation of a plan for (off-site) contractor parking
iv. Documentation from Ithaca Fire Department emergency access issues have been satisfied, and
v. This site plan approval does not preclude any other permit that is required by City Code, such as sign permits, tree permits, street permits
vi. Acceptance of the SWPPP by the City Stormwater Management Officer
vii. Submission of a revised Site Plan specifying replacement of the sidewalk on N. Corn Street
viii. Documentation from Ithaca Fire Department emergency access issues have been satisfied, and The following conditions must be satisfied within six months of approval or the start of construction, whichever comes first
ix. Submission of plans and details of the proposed play area
x. Submission of new planting plan with soil replacement specifications for tree planting areas, specifications for protection of trees on W Seneca, and replacement trees that mature at maximum height of 25 feet for proposed Acer rubrum and Gleditisia triacanthos ‘Thornless’ on N. Corn Street
xi. Submission to the Planning Board for review and approval of placement, design, and photometrics of site lighting fixtures
xii. Submission to the Planning Board for review and approval of all site details including but not limited to landscaping details, exterior furnishings, walls, railings, bollards, paving, signage, lighting, etc.
The following construction must be satisfied during the construction period
xiii. If impacted groundwater and/or soil are encountered during construction, it is required to be handled in accordance with the applicable NYSDEC regulations and requirements and with the involvement of both the City of Ithaca and the NYSDEC in the approval and monitoring of the treatment system(s)
xiv. 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) The following conditions must be satisfied before issuance of a Certificate of Occupancy:
xv. Any changes to the approved site plans must be submitted to Planning staff for review and may require Board approval
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xvi. Installation of bike racks and/or bike storage
xvii. Installation of any required or proposed sidewalk to the satisfaction of the City Sidewalk Coordinator
xviii. Repair, replacement or reconstruction of any City property damaged or removed during construction including, but not limited to paving, sidewalk, curbing, trees or tree lawn, signage, drainage structures, etc
xix. Submission of any required executed easement, licenses or other legal agreements involving City property
Moved by: Petrina Seconded by: Glass In favor: Blalock, Glass, Godden, Petrina Against: None Abstain: None Absent: Jones, Lewis, Randall Vacancies: None
C. Apartments (40 Units), 228 Dryden Road by 228 Dryden LLC. CEQR updates. The
applicant proposes to demolish the existing two-story structure and to construct an
apartment building with 40 units on the .185-acre project site. The building will be
four stories above average grade and one basement story below average grade for
a total of five stories. The project includes other site amenities such as landscaping,
walkways, and outdoor patios. The project site is in the CR-4 zoning district and
requires an area variance for rear yard setback. It is also subject to Collegetown
Design Guidelines. This is a Type 1 Action under the City of Ithaca Environmental
Quality Review Ordinance §176-4 B.(1)(k) and the State Environmental Quality
Review Act (“SEQRA”) §617.4 b. (10) and is subject to environmental review.
Nathan Brown of HOLT Architects appeared in front of the Board to present project updates. He
said they were proposing removing one of the benches out front, presented minor changes to
the elevations, offered to provide materials samples if they wanted to see them, and explained
that they would be applying for a zoning variance for rear-yard setback. He said he would get
the information requested to complete Part III of the FEAF.
Deputy Director Nicholas asked for a planting plan in advance of the next meeting.
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D. Cliff Street Retreat. 407 Cliff Street by Linc Morse. Review of Zoning and FEAF Part
3. The applicant proposes to convert a 25,297 SF industrial building into a multi-use
building which will include long and short-term residential rentals, small conference
and lounge spaces office, and retail. The applicant applied for a rezoning through
the PUD process as the project is in the R-3a zone, in which the past industrial use
and proposed uses are legally non-conforming. The renovated building will comply
with 2020 NYS building code and the Ithaca Energy Code Supplement. Site
improvements include new building facades, more well-defined parking areas,
landscaping, dark-sky compliant site lighting, street facing entries, and
garden/terrace spaces facing the hillside. This is a Type 1 Action under the City of
Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(h)[3] and is subject to
environmental review.
Craig Modisher of Stream Collaborative and Linc Morse, project sponsor, appeared in front of the
Board to present project updates, primarily focusing on reviewing their proposed PUD and traffic
circulation/ curb cuts.
E. (4) Two Family Dwellings at 615-617 Cascadilla Street, 615-617 Cascadilla Street
by Stavros Stavropoulos. CEQR Determination & Consideration of Preliminary
Approval. The applicant proposes to combine three existing parcels, 615 & 617
Cascadilla St. zoned R-2b, and 513 N Meadows St zoned WEDZ-1b to create a new
parcel totaling .403 acres. The applicant proposes to demolish one existing two-
story residential house and then construct four buildings each with two 3-bedroom
units, equaling 4,899 SF total building area in the R-2b area of the parcel. The
required off-street parking will occupy the WEDZ-1b area of the parcel, extending
into the buildable area of the R-2b parcel. The project includes other site amenities
such as lighted walks, covered bike parking, and landscaping. Automobile access will
be on North Meadow Street and existing curb cuts on Cascadilla Street will be
removed. Pedestrian and bike traffic will access the site from Cascadilla Street and
North Meadow Street. 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.
Architect Dan Hirtler appeared in front of the Board to present project updates and answer
questions.
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Adopted Negative Declaration of Environmental Significance
On a motion by Petrina, seconded by Godden:
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 construction of (4) two family dwellings located at 615-617 Cascadilla Street by Stavros
Stavropoulos, applicant and owner, and WHEREAS: the applicant proposes to combine three existing parcels, 615 & 617 Cascadilla St. zoned R-2b, and 513 N Meadows St zoned WEDZ-1b to create a new parcel totaling .403 acres. The applicant proposes to demolish one existing two-story residential house and then construct four buildings each with two 3-bedroom units, equaling 4,899 SF total building area in the R-2b area of the parcel. The required off-
street parking will occupy the WEDZ-1b area of the parcel, extending into the buildable area of the R-2b parcel. The project includes other site amenities such as lighted walks, covered bike parking, and landscaping. Automobile access will be on North Meadow Street and existing curb cuts on Cascadilla Street will be removed. Pedestrian and bike traffic will access the site from Cascadilla Street and North Meadow Street, 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, WHEREAS: City of Ithaca Planning and Development Board, being that local agency which has primary responsibility for approving and funding or carrying out the action, did on June 22, 2021 declare itself Lead
Agency in Environmental Review for the project. WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on August 24, 2021, review and accept as adequate: a Short Environmental Assessment Form (SEAF), Part 1, submitted by the applicant, and Parts 2 and 3 prepared by Planning staff; drawings titled Context Plan, Project Narrative and Aerial View(A0), Crawl space Plan 615A, First Floor Plan 615A, and Second Floor Plan 615A (A3a), 617 Cascadilla Street, Basement Plan, first Floor Plan, Second Floor Plan, and Roof Plan (A3c), Zoning Analysis (A4), Demolition Plan (A5), Utility Plan (A6), and Grading Plan (A7) all dated 5/05/21; Site Plan (A1), Building
Elevations (A1a), Building Elevations (A1b) updated 7/27/21 to show changes made to West Elevation of 617, all dated 6/28/21; and Site Plan & Design Development (SK-1) dated 7/27/21 and all prepared by Daniel R. Hirtler, Architect PLLC; and Boundary & Topographic Map, No. 513 North Meadow Street & Nos. 617 & 615 Cascadilla Street, City of Ithaca, Tompkins County, New York dated 10/9/2013 prepared by TG Miller PC and other application materials, and
WHEREAS: the Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project will result in no significant impact on the environment and a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act.
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Moved by: Petrina Seconded by: Godden In favor: Blalock, Glass, Godden, Petrina Against: None
Abstain: None Absent: Jones, Lewis, Randall Vacancies: None
Adopted Declaration of Preliminary Site Plan Approval
On a motion by Petrina, seconded by Godden:
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for a (4) two family dwellings located at 615-617 Cascadilla Street by Stavros Stavropoulos, applicant and owner, and WHEREAS: the applicant now seeks preliminary approval to combine three existing parcels, 615 & 617 Cascadilla St. zoned R-2b, and 513 N Meadows St zoned WEDZ-1b to create a new parcel totaling .403 acres. The applicant proposes to demolish one existing two-story residential house and then construct four buildings each with two 3-bedroom units, equaling 4,899 SF total building area in the R-2b area of the parcel. The required off-street parking will occupy the WEDZ-1b area of the parcel, extending into the buildable area of the R-2b parcel. The project includes other site amenities such as lighted walks, covered bike parking, and landscaping. Automobile access will be on North Meadow Street and existing curb cuts on Cascadilla Street will be removed. Pedestrian and bike traffic will access the site from Cascadilla Street and North Meadow Street, 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, being the local agency, which has primary responsibility for approving and funding or carrying out the action, did, on June 22, 2021, declare itself Lead Agency in Environmental Review for the proposed project, and
WHEREAS: this Board, acting as Lead Agency in Environmental Review has, on August 24, 2021, reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the
applicant, and Parts 2 and 3 prepared by Planning staff; drawings titled Context Plan, Project Narrative and Aerial View(A0), Crawl space Plan 615A, First Floor Plan 615A, and Second Floor Plan 615A (A3a), 617 Cascadilla Street, Basement Plan, first Floor Plan, Second Floor Plan, and Roof Plan (A3c), Zoning Analysis (A4), Demolition Plan (A5), Utility Plan (A6), and Grading Plan (A7) all dated 5/05/21; Site Plan (A1), Building Elevations (A1a), Building Elevations (A1b) updated 7/27/21 to show changes made to West Elevation of 617, all dated 6/28/21; and Site Plan & Design Development (SK-1) dated 7/27/21 all prepared by Daniel R. Hirtler,
Architect PLLC; and Boundary & Topographic Map, No. 513 North Meadow Street & Nos. 617 & 615
Cascadilla Street, City of Ithaca, Tompkins County, New York dated 10/9/2013 prepared by TG Miller PC other application materials, and,
WHEREAS: interested parties have been given the opportunity to comment on the proposed project, and any received comments have been considered, and
Approved by the Planning and Development Board October26, 2021
15
WHEREAS: the Planning Board did, on August 24, 2021, determine, as elaborated in the FEAF Part 3, that the proposed project will result in no significant adverse impacts on the environment and issued a
Negative Declaration of Environmental Significance, and now, therefore, be it RESOLVED: that the Planning and Development Board does hereby grant Preliminary Site Plan Approval subject to the following:
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 landscaping details, exterior furnishings, walls, railings, bollards, paving, signage, lighting, etc., and
iii. Submission of final Landscape Plan with planting schedule & specifications, 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, and
v. Acceptance of the SWPPP by the City Stormwater Management Officer, and
vi. 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
vii. Installation of bike racks and bike storage, and
viii. Repair, replacement, or reconstruction of any City property damaged or removed during construction including, but not limited to paving, sidewalk, curbing, trees or tree lawn, signage, drainage structures, etc
Moved by: Petrina Seconded by: Godden In favor: Blalock, Glass, Godden, Petrina Against: None Abstain: None Absent: Jones, Lewis, Randall Vacancies: None
Approved by the Planning and Development Board October26, 2021
16
F. Apartments (13 Units). 325 Dryden Road & 320 Elmwood Avenue by Red Door Rentals/
AdBro Development. Review of Zoning & Public Hearing. The applicant proposes to
combine two existing parcels, 325 Dryden Road, zoned CR-3, and 320 Elmwood Ave.,
zoned CR-2, to create a new parcel totaling .23 acres (~10,000 SF). The applicant proposes
to demolish (1) two-story residential unit located at 325 Dryden and (1) existing three-
story residential duplex at 320 Elmwood Ave, and then construct (1) three-story
apartment building with 13 units, equaling 15,000 SF total building area. The project will
require several area variances, including lot coverage by buildings, the minimum amount
for green space per lot basis, rear yard setback, and parking. The proposed design will
provide six parking spaces, whereas zoning requires 13 parking spaces. It is also subject
to Collegetown Design Guidelines. This is a Type 1 Action under the City of Ithaca
Environmental Quality Review Ordinance §176-4 B.(1)(l) and the State Environmental
Quality Review Act (“SEQRA”) §617.4 b. (9) and is subject to environmental review.
Jason Demarest, architect, Greg Mezey with Red Door Rentals, and Chris Petrillose with AdBro
Development appeared in front of the Board to provide project updates and answer questions.
Public Hearing
On a motion by Godden, seconded by Petrina, Vice Chair Jones opened the Public Hearing.
Written comments submitted in response to this proposal are included as an addendum to
these minutes.
Ann Sullivan, City of Ithaca, thanked the Board members for their service and spoke in
opposition to the project as proposed. She said it blows a hole in the carefully crafted
Collegetown Area Form District regulations and places a defacto apartment building in a
sensitive area. She said she might be more understanding if it would add to the supply of
affordable housing or entice families to reside in the area, but it does not. She said that it will
increase the number of student renters on the site from 16 to 31, and she said she thinks it’s an
act of bad faith for developers to buy properties with the assumption that zoning will be
changed to allow them to do whatever they wish with them. She said that if this project is to go
up as proposed, it would require nine variances.
Aaron Rakow of intersection of Fairmount and Elmwood Ave., spoke in opposition to the
proposed development. He said the project is troubling to him because it is proposed for an
area intended to be a residential neighborhood and is in violation of current zoning.
There being no more members of the public appearing in order to speak, Acting Chair Blalock
closed the public hearing on a motion by Petrina, seconded by Godden.
Architect Jason Demarest next responded to comments and explained his rationale behind the
zoning variances he requested.
Approved by the Planning and Development Board October26, 2021
17
G. Ithaca Farmers’ Market – Major Site Improvements & New Building, Steamboat
Landing – 545 Third Street by Anton Burkett for Ithaca Farmers’ Market.
Declaration of Lead Agency. The applicant is proposing to construct a new two-story
market building to allow for year-round commerce and programing, to reconfigure
and pave the existing parking area and drive lanes, to create outdoor amenity space
for dining and gathering, to install shoreline stabilization, and to make other site
improvements. The project requires the demolition of most site features, relocation
of the Cayuga Waterfront Trail, removal of numerous trees, and installation of
enhanced stormwater infrastructure. The project is on City-owned land and requires
approvals from Common Council, the Special Joint Committee of the Ithaca Area
Water Treatment Plant, NYS DEC, and the Army Corps of Engineers. The project site
is in the Market District and is subject to Design Review. This is a Type 1 Action under
the City of Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(b), (h)[2]
and (i) and the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (10) and
(11) and is subject to environmental review.
Kathryn Chesebrough of Whitham Planning and Design, Mimi Hong of nArchitects, and Farmers’
Market Director Anton Burkett appeared in front of the Board to present the proposal.
5. Reports
A. Planning Board Chair
No report.
B. Board of Public Works Liaison
No report.
C. Director of Planning & Development
Deputy Director Nicholas said she would circulate a memo on the proposed
expansion of the PUDOD.
6. Adjournment:
On a motion by Godden, seconded by Petrina, the meeting was adjourned at 10:22 p.m.
8/24/2021 Mail - Anya Harris - Outlook
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Comment/Question re: proposed Campbell Ave. subdivision
Ti Alkire <alkire@cornell.edu>
Tue 8/24/2021 2:48 PM
To: Lisa Nicholas <LNicholas@cityofithaca.org>
Cc: Anya Harris <AHarris@cityofithaca.org>
Dear Members of the Planning and Development Board:
My ques on concerns the applica on for subdivision of tax parcel 38.1-1 into two lots. While I appreciate that the
scope of the current project allows for the protec on of a natural area densely populated with wildlife on the
more steeply sloped sec ons of the parcel, I am puzzled by the approximate loca on of the proposed 13-foot-
wide u lity easement since it would essen ally bisect the en re undeveloped area.
Given that access to the two proposed lots will be off of Campbell Avenue at its terminus and that municipal
services currently run the length of Old Hector Street, wouldn’t it make sense to tap into the lines at Campbell
Avenue where the access road will be? Cu ng a 13-foot swath through the sloping wooded area would again
disrupt the habitat, which should be avoided. Although this area was badly damaged a year ago, it has recovered
to some extent and con nues to func on as a wildlife corridor.
Sincerely,
Ti Alkire
8/24/2021 Mail - Anya Harris - Outlook
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Fw: Red Door Rentals’ proposed development at the corner of Elmwood Ave. and
Dryden Rd.
Lisa Nicholas <LNicholas@cityofithaca.org>
Tue 8/24/2021 9:44 AM
To: Anya Harris <AHarris@cityofithaca.org>
Lisa Nicholas, Deputy Director of Planning
Department of Planning & Development
607-274-6557
From: Beth Fischi <bfischi@gmail.com>
Sent: Monday, August 23, 2021 10:50 PM
To: Lisa Nicholas <LNicholas@cityofithaca.org>
Subject: Red Door Rentals’ proposed development at the corner of Elmwood Ave. and Dryden Rd.
Ms. Nicholas,
I'd like to request that you please pass this note on to the Planning and Development
Board and also to the City Alderpersons. If someone would read it aloud at the upcoming
mee ng, I would appreciate it.
Thank you,
Beth Fischi
36 Woodcrest Ave.
==========================
To: The Planning and Development Board
Re: Red Door Rentals’ proposed development at the corner of Elmwood Ave. and Dryden
Rd.
From: Beth Fischi, 36 Woodcrest Ave.
I agree with the disapproval that Ann Sullivan has voiced in her le er to the Planning and
Development Board over Red Door Rental's proposed development at the corner of
Elmwood and Dryden.
As men oned by Ann and other neighbors, Ithaca city residents and staff have
painstakingly planned the development of the Collegetown area and its transi on zone.
Red Door Rental's proposal requests many variances. These variances disrespect the
previously agreed-upon transi on zone between the dense development in Collegetown
and the residen al neighborhoods around it.
8/24/2021 Mail - Anya Harris - Outlook
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I understand that it is a known tac c for developers to ask for more than they are likely to
get as part of nego a ons with the City. To that end, I want to reiterate that it's cri cal
we honor the agreements already made so as not to go down the slippery slope of
increasing variances over me. While the proposed structure may be slightly less out of
character with the surrounding homes than the buildings in the heart of Collegetown, it
represents an increase in students over what are there today. Par es, trash, and an
overall decrease in quiet enjoyment of exis ng proper es in the area will inevitably
follow, as we have seen in housing nearby.
Along with my neighbors who have spoken up, I urge you to disapprove the project as
currently designed. Any project in that loca on should abide by the zoning and not
require variances. Doing so would undermine the point of the zoning, not to men on the
years-long effort that has gone into defining it.
Sincerely,
Beth Fischi
8/24/2021 Mail - Anya Harris - Outlook
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Public Comment to Planning And Development Board re 325 Dryden/320 Elmwood
B. Mencher <bromencher@gmail.com>
Tue 8/24/2021 9:32 AM
To: Anya Harris <AHarris@cityofithaca.org>; Lisa Nicholas <LNicholas@cityofithaca.org>
aharris@cityofithaca.orglnicholas@cityofithaca.org Planning and Development BoardCity of Ithaca We strongly disagree with gran ng any zoning variances to the project at 325 Dryden Road and 320 ElmwoodAvenue for such reasons as parking impact, traffic impact, and density impacts including in rela on to othercurrent nearby projects. We feel the current plan for this transi onal area should be adhered to. Brooks MencherJudith Mencher305 Ithaca Road
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325 Dryden Rd and 320 Elmwood Ave
Stephanie Moore <s.rihmmoore@gmail.com>
Mon 8/23/2021 10:25 PM
To: Anya Harris <AHarris@cityofithaca.org>
To Anya Harris,
Please share this with the Planning and Development Board at the August 24th meeting. Thank you.
Comments regarding the Red Door Rentals/AdBro Development plans for 325 Dryden Road and 320
Elmwood Avenue:
This proposed project goes against the Collegetown Design Guidelines' zoning requirements.
These requirements were put in place specifically to prevent such developments; and a variance to
circumvent them shouldn't be granted.
Respectfully,
Stephanie Moore
217 Mitchell Street
8/24/2021 Mail - Anya Harris - Outlook
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Fw: Proposed apartment building at 325 Dryden Road & 320 Elmwood Avenue
Lisa Nicholas <LNicholas@cityofithaca.org>
Mon 8/23/2021 4:39 PM
To: Anya Harris <AHarris@cityofithaca.org>
Cc: Nikki Cerra <ncerra@cityofithaca.org>
Would you please add this to the pile and distribute.
Lisa Nicholas, Deputy Director of Planning
Department of Planning & Development
607-274-6557
From: Susan L. Jones <slj15@cornell.edu>
Sent: Monday, August 23, 2021 3:17 PM
To: Lisa Nicholas <LNicholas@cityofithaca.org>
Subject: Proposed apartment building at 325 Dryden Road & 320 Elmwood Avenue
Dear Ms. Nicholas:
Could you please provide the following to the Planning and Development Board:
I am providing comments about the 13-unit apartment building that is proposed for the corner of
Elmwood Avenue and Dryden Road. My family and I live at the intersection of Elmwood and
Fairmount Avenues, slightly over a block from the proposed apartment building.
According to the documents provided by the city, the proposal fails to comply with existing zoning
regulations in several ways, the primary one being that a multiple dwelling is not a permitted use in
the CR-2 district. As I understand it, the proposed project would also have a front and rear yard
deficiency, lack a vegetative buffer in the rear yard, and exceed the maximum lot coverage and
building length allowed under the zoning ordinance. These are significant concerns in our densely
residential neighborhood.
In addition, the building would have only 6 of the 14 parking spaces required. The applicant has
provided a somewhat roundabout statement to justify why the required spaces aren’t actually
needed. While parking doesn’t seem to be a major concern of the Board, please be aware that our
streets are completely filled with parked cars throughout the academic year and that our student
neighbors are the drivers of those cars. They do, in fact, contribute to parking congestion.
Because it’s situated at the edge of Collegetown, our residential neighborhood can feel fragile at
times, and this seems like one of those times. Please don’t shoehorn this project into our
neighborhood by granting a series of variances so that it can go through. The zoning regulations exist
for a reason, and I encourage the Board to respect the purpose behind those regulations.
Thank you for considering my comments.
Sincerely, Susan Jones
206 Fairmount Avenue
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Fw: Red Door Rentals' proposal for corner of Elmwood and Dryden Rd
Lisa Nicholas <LNicholas@cityofithaca.org>
Mon 8/23/2021 12:23 PM
To: Emily Petrina <emily@firehousearchitecturelab.com>; mitch glass <glassmitch@gmail.com>; Blalock, Garrick
<garrick.blalock@cornell.edu>; McKenzie Lauren Jones <grasswriter@gmail.com>; Robert Aaron Lewis
<robertaaronlewis@gmail.com>; CJ Randall <cjr222@cornell.edu>; Elisabetegodden@gmail.com
<Elisabetegodden@gmail.com>
Cc: Anya Harris <AHarris@cityofithaca.org>; Nikki Cerra <ncerra@cityofithaca.org>
To: The Planning and Development Board
Re: Red Door Rentals’ proposed development at the corner of Elmwood Ave. and DrydenRd.
From: Betsy Darlington, 204 Fairmount Ave.
Date: August 22, 2021
Ithaca city residents and staff have spent a great deal of me, over the last 20 years ormore, working on plans for the Collegetown area. This proposal, with all the variancesthe developer is reques ng, is contrary to the whole no on of a transi on zone betweenthe extremely dense development in Collegetown and the important family-orientedresiden al area around it.
Although the proposed structure itself is more compa ble with the surrounding homesthan are the enormous buildings in the heart of Collegetown, many more students wouldbe living in the new building than are currently permi ed in the houses that would betorn down. Noisy outdoor par es and trash will inevitably follow. Just go one block north,to the west corner of Oak and Elmwood to see what can happen when too many par ersoccupy one rooming house.
Another of my concerns is the replacement of permeable surfaces that have grass andtrees, with buildings and pavement. What do the developers propose to do to mi gatethis?
I urge you not to approve the project as currently designed. Any project in that loca onshould abide by the zoning and not require variances. What’s the point in even havingzoning, if variances are granted, willy-nilly?
Sincerely,
Betsy Darlington
8/24/2021 Mail - Anya Harris - Outlook
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RE: Public comment on Zoning Variance for Dryden Rd Apartments
lehmanna107@gmail.com <lehmanna107@gmail.com>
Tue 8/24/2021 2:46 PM
To: Anya Harris <AHarris@cityofithaca.org>
Hello Anya,
Thanks for that. Here’s the new le er with the correct address.
Many thanks,
Aimée
New le er below:
Dear Planning Board Members,
Having lived in the shared neighborhood/student housing community of Belle Sherman/Bryant Park for 20 years, I
have learned to live with certain compromises: having my kids grow up watching college-aged adults lurching
around drunk and peeing into bushes; keeping my dog from ea ng vomit a er weekend par es; avoiding walks in
Spring along certain sidewalks because of the abundance of broken glass; and the loss of family housing stock as
houses turn into student housing, in direct opposi on to (un-enforced) owner-occupied zoning regula ons that
govern my part of the neighborhood.
However, I choose to live with these compromises because I accept that the City of Ithaca, the Planning Board and
the Zoning Board will, in good faith, con nue to live by the compromises agreed upon from their end.
The Collegetown Plan and form-based code came about through shared effort between the community and local
government as an agreed-upon guideline of how and where denser development should take place in our
neighborhood. To remove those guidelines—for no valid reason within the agreed-upon compromise—makes
me ques on my community’s good faith.
I hear ly oppose the variance.
Thank you,
Aimée Lehmann
From: Anya Harris <AHarris@cityofithaca.org>
Sent: Tuesday, August 24, 2021 2:28 PM
To: Aimee Lehmann <aimeelehmann@twcny.rr.com>
Subject: Re: Public comment on Zoning Variance for Dryden Rd Apartments
Aimee,
Just to be clear, tonight's meeting is of the Planning Board. The Zoning Board is a different
group. The Planning Board reviews site plans and makes recommendations to the BZA.
Planning Board agenda is
here: https://www.cityofithaca.org/AgendaCenter/ViewFile/Agenda/_08242021-2365
Anya Harris
Office Assistant
City of Ithaca Planning Division
108 E. Green Street
Ithaca, NY 14850
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(607) 274-6550
From: Aimee Lehmann <aimeelehmann@twcny.rr.com>
Sent: Tuesday, August 24, 2021 2:01 PM
To: Anya Harris <AHarris@cityofithaca.org>
Subject: Public comment on Zoning Variance for Dryden Rd Apartments
Please include my le er in comments to be read aloud at tonight’s zoning mee ng:
Dear Zoning Board Members,
Having lived in the shared neighborhood/student housing community of Belle Sherman/Bryant Park for 20 years, I
have learned to live with certain compromises: having my kids grow up watching college-aged adults lurching
around drunk and peeing into bushes; keeping my dog from ea ng vomit a er weekend par es; avoiding walks in
Spring along certain sidewalks because of the abundance of broken glass; and the loss of family housing stock as
houses turn into student housing, in direct opposi on to (un-enforced) owner-occupied zoning regula ons that
govern my part of the neighborhood.
However, I choose to live with these compromises because I accept that the City of Ithaca and the Zoning Board
will, in good faith, con nue to live by the compromises agreed upon from their end.
The Collegetown Plan and form-based code came about through shared effort between the community and local
government as an agreed-upon guideline of how and where denser development should take place in our
neighborhood. To remove those guidelines—for no valid reason within the agreed-upon compromise—makes
me ques on my community’s good faith.
I hear ly oppose the variance.
Thank you,
Aimée Lehmann
8/24/2021 Mail - Anya Harris - Outlook
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Comments for tonight’s meeting
Alison Fromme <alisonfromme@gmail.com>
Tue 8/24/2021 3:59 PM
To: Anya Harris <AHarris@cityofithaca.org>
August 24, 2021
Ithaca Planning Board:
Regarding: the Red Door Rentals proposed development on the corner of Dryden Road and Elmwood
Avenue
As a resident of the City of Ithaca, I believe that the Collegetown Urban Plan and current zoning
should be followed, as opposed to providing variances.
Thank you.
Alison Fromme
234 Valley Road
8/24/2021 Mail - Anya Harris - Outlook
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Proposed property development at the corner of Elwood and Dryden
M. C. Morog <mcmorog@startmail.com>
Tue 8/24/2021 4:00 PM
To: Anya Harris <AHarris@cityofithaca.org>
To Whom It May Concern:
I would like to go on record as opposing the proposed property development by Red Door Rentals at
the corner of Dryden Road and Elmwood Avenue. This property is currently available for use as a
rental property. The proposed development would have a negative impact on the surrounding
buildings and the neighborhood as a whole. I believe that it would alter the characteristics of the
district by increasing the population density and compromising the transitional space between
Collegetown and the residential Belle Sherman neighborhood. It is my opinion that the proposed
development violates both the letter and the spirit of the zoning laws and regulations.
Thank you for taking this opinion into account as you consider your decision.
Maria C. Morog
113 Ithaca Road
Ithaca, NY
8/24/2021 Mail - Anya Harris - Outlook
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Corrected Comment for Planning Board Meeting tonight, re: proposed 325 Dryden Rd.
Development
Jeanne Kisacky <jeannekisacky@gmail.com>
Tue 8/24/2021 4:06 PM
To: Anya Harris <AHarris@cityofithaca.org>
Cc: Bob Talda <bobtalda@yahoo.com>
We urge you to reject the design proposed by Red Door Rentals for the project at 325 Dryden Road
because it is out of scale with the adjacent surroundings and is not in compliance with the Collegetown
Plan.
The exis ng two-story houses that are to be demolished are clearly in a transi onal zone, as demarcated
in the Collegetown Plan. That transi onal zone was intended to step down the scale of development
between a low-density, low-rise, single-family dwelling neighborhood and a high-density, high-rise,
mul ple apartment unit structure neighborhood.
The developer requests the variances to maximize profitability, but there is no compensatory posi ve
benefit for the surrounding neighborhood or for the city. There is, in fact, the likelihood that such a
project would harm the surrounding neighborhood: immediately, by skewing the density, height and
scale of neighborhood and reducing the long-term tenability of the low-rise, owner-occupied structures,
and in future by se ng a dangerous precedent. Approving such extensive varia ons from the published
guidelines would diminish the value of the Collegetown Plan—and would be a signal to future
developers that mul ple variances from suggested guidelines are easy to get and require nothing in
return.
The city spent a lot of me, effort, money, and considera on on the Collegetown Plan. It should be
followed, not hollowed out.
Sincerely,
Jeanne Kisacky
Robert Talda
111 Brandon Place