HomeMy WebLinkAboutPB Minutes 2025-04-15 TOWN OF ITHACA PLANNING BOARD
April 15,2025
MINUTES
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(Written comments submitted at the meeting or after posting of the official mailout packet and 24
hours after the meeting can be found in the updated packet online and will be filed permanently
with the project folder along with any other comments received after the post meeting deadline.)
Present: Caitlin Cameron, Chair; Liz Bageant, Bill Arms, Sara Reynolds, and Vince Ferrara
Absent: Cindy Kaufman and Kelda McGurk
CJ Randall, Director of Planning, Christine Balestra, Senior Planner; Susan Brock, Attorney for
the Town; David O'Shea, Director of Engineering; Dana Magnuson, Senior Code Officer
Ms. Cameron opened the meeting at 6:30p.m.
1. Persons to be heard
Heather Crandall spoke urging an extension of the Code Blue Shelter hours of operation.
2. Consideration of Preliminary & Final Site Plan Approval and Special Permit for the
proposed Ithaca College Eastman and Landon Hall Renovations, 953 Danby Road,
MDR. The project involves renovations of the existing dormitory buildings including color
changes, recoating existing building materials,repair, and replacement of existing
architectural building features, the addition of a new concrete slab on grade at the entry for
an existing mechanical room at Landon Hall, modifications to the grade at an entryway for
Eastman Hall, and other building modifications. The project is a Type II Action under the
State Environmental Quality Review Act and is not subject to environmental review. Steve
Dayton, Owner/Applicant; Vincent Nicotra, Agent.
Overview and Board Questions
Vincent Nicotra stated that this project is mostly exterior renovations to repair and refurbish
portions of two buildings. He referenced the packet materials and showed samples of the
proposed exterior materials and colors. He explained that the same type of minor roof and
building renovations were planned for all ten residence halls, but the college could only afford to
renovate a certain number of buildings annually. The Planning Board can expect similar
proposals in the future until the whole project is complete.
The proposal is a Type II Action pursuant to SEQR, so there is no environmental review or issue
with segmentation.
Public Hearing
Opened at 6:51p.m. There was no one wishing to speak and the hearing was closed.
PB 2025-04-15 (Filed 4/28) Pg. 1
Determination
Ms. Cameron stated for the record that she is a part-time employee at Ithaca College's Art
School but felt there was no conflict of interest.
PB Resolution 2025 - 015: Preliminary& Final Site Plan Approval, Special Permit
Ithaca College Eastman and Landon Hall Renovations
953 Danby Road
Tax Parcel 41.4-30.2
Whereas:
1. This action is a consideration of Preliminary & Final Site Plan Approval and Special Permit
for the proposed Ithaca College Eastman and Landon Hall Renovations, located at 953
Danby Road, in a Medium Density Residential Zone. The project involves renovations of the
existing dormitory buildings, including color changes, recoating existing building materials,
repair and replacement of existing architectural building features, the addition of a new
concrete slab on grade at the entry for an existing mechanical room at Landon Hall,
modifications to the grade at an entryway for Eastman Hall, and other building
modifications. Steve Dayton, Owner/Applicant; Vincent Nicotra, Agent,
2. In accordance with 6 NYCRR State Environmental Quality Review, §617.5 (c)(1),
"maintenance or repair involving no substantial changes in an existing structure or facility;"
§617.5 (c)(2) "replacement, rehabilitation or reconstruction of a structure or facility, in kind,
on the same site, including upgrading buildings to meet building, energy or fire code;" and
§617.5 (c)(10), "routine activities of educational institutions, including expansion of facilities
by less than 10,000 square feet of gross floor area" are Type II Actions and are therefore not
subject to further environmental review, and
3. The Planning Board, at a public hearing held on April 15, 2025, has reviewed and accepted
as adequate a narrative and a set of drawings entitled"Ithaca College Quads—Landon and
Eastman Hall Renovation,"including Sheets A-005, A-201E, A-201L, A-900, prepared by
QPK Design, dated February 26, 2025, and other application materials, now therefore be it
Resolved:
1. That the Planning Board hereby finds that the Special Permit standards of Article XXIV
Section 270-200, Subsections A—H, of the Town of Ithaca Code, have been met, specifically
that:
A. The project will be suitable for the property on which it is proposed, considering the
property's size, location, and physical site characteristics.
• The project is located on the Ithaca College Campus property and maintains the
existing building footprint and physical site characteristics.
PB 2025-04-15 (Filed 4/28) Pg. 2
B. The proposed structure design and site layout are compatible with the surrounding area.
• The proposed exterior modifications to existing buildings with updated architectural
materials match the college design aesthetic.
C. Operations in connection with the proposed use do not create any more noise, fumes,
vibration, illumination, or other potential nuisances than the operation of any permitted
use in the particular zone.
• The proposed project will produce temporary noise, vibration, and other nuisances
associated with removing and replacing architectural features,painting,resurfacing
an asphalt walkway, and installing a concrete pad. Such nuisances will cease upon
completion of the project.
D. Community infrastructure and services, such as police, fire and other protective services,
roadways, schools, and water and sewer facilities are currently, or will be, of adequate
capacity to accommodate the proposed use.
• The project does not include modifications to existing community infrastructure and
services are of adequate capacity to accommodate the proposed use.
E. The proposed use, structure design, and site layout comply with all the provisions of the
Town Code and with the Town of Ithaca Comprehensive Plan.
F. The site layout, with proposed vehicular, bicycle and pedestrian access, traffic
circulation, and parking and loading facilities, is sufficient for the proposed use and is
safely designed for emergency vehicles.
• The project includes the installation of a new concrete pad for the entry of the
mechanical room at Landon Hall and modifications to the slope of the asphalt
entryway located at Eastman Hall. These modifications include improvements to
accessibility and pedestrian access. This project does not include modifications to
accessways for emergency vehicles.
G. The project includes sufficient landscaping and/or other forms of buffering to protect
surrounding land uses. Existing vegetation is preserved to the extent possible.
• The project does not include the removal of existing vegetation and is centrally
located on the Ithaca College campus away from surrounding land uses.
H. To the extent deemed relevant by the reviewing Board, the proposed use or structure
complies with all the criteria applicable to site plan review set forth in this chapter, and
be it
Further Resolved:
PB 2025-04-15 (Filed 4/28) Pg. 3
1. That the Town of Ithaca Planning Board hereby waives certain requirements for
Preliminary and Final Site Plan Approval, as shown on the Preliminary &Final Site Plan
Checklists, having determined from the materials presented that such waiver will result in
a significant alteration of neither the purpose of site plan control nor the policies
enunciated or implied by the Town Board; and
2. That the Town of Ithaca Planning Board hereby grants Preliminary & Final Site Plan
Approval for the proposed Ithaca College Eastman and Landon Hall Renovations, as
described in the materials listed in Whereas 93 above.
Moved: Bill Arms Seconded: Liz Bageant
Vote: ayes —Cameron, Arms, Bageant, Reynolds, and Ferrara
3. Consideration of Final Site Plan Approval for the Maplewood Phase II Project on
Maple Avenue, located between the Maplewood Graduate Student Apartment complex and
the East Lawn Cemetery. The project involves consolidating four parcels and constructing
six (6)five-story apartment buildings, containing 615 units/800 beds in studio, one bedroom,
and two-bedroom unit configurations. The project will also include integrated amenity/
service spaces,parking areas, trails and pedestrian facilities, open spaces, stormwater
facilities, and other site improvements. The project is a Type I Action under the State
Environmental Quality Review Act and is subject to environmental review. The Planning
Board issued a negative determination of environmental significance at the December 17,
2024,Planning Board meeting. The Board granted Preliminary Site Plan Approval for the
project on January 21, 2025. The Town Board approved rezoning the four parcels to Planned
Development Zone (PDZ)No. 17 on March 24, 2025. Cornell University, Owner/Applicant;
Michele Palmer, Whitham Planning, Design, Landscape Architecture, PLLC,Agent.
Overview and Board Questions
Michele Palmer gave an overview and a short presentation illustrating how the project has met
the preliminary site plan conditions of approval, including: the three public parking spaces
proposed inside the project have shifted to an area near the East Ithaca Recreation way trailhead
along Maple Avenue; the Planned Development Zone language was approved by the Town
Board substantially as submitted to the Planning Board; TCAT has been approached regarding
serving the project and has issued a"will serve" letter that was included in the meeting packet;
and other items required before final site plan approval.
Public Hearing
Opened at 7:02p.m. There was no one wishing to speak and the hearing was closed.
Determination
Ms. Bageant thanked the applicants for the great project and thorough review process.
PB 2025-04-15 (Filed 4/28) Pg.4
PB Resolution 2015-016: Final Site Plan Approval
Maplewood Phase II Project,Maple Avenue
Tax Parcels 63.-2-5, 63.-2-6, 63.-2-7.1, and 63.-2-7.3
Whereas:
1. This is Consideration of Final Site Plan Approval for the Maplewood Phase II Project
on Maple Avenue, located between the Maplewood Graduate Student Apartment
complex and the East Lawn Cemetery. The project involves consolidating four parcels
and constructing six (6)five-story apartment buildings, containing 615 units/800 beds
in studio, one bedroom, and two-bedroom unit configurations. The project will also
include integrated amenity/service spaces,parking areas, trails and pedestrian facilities,
open spaces, stormwater facilities, and other site improvements. The project is a Type I
Action under the State Environmental Quality Review Act and is subject to
environmental review. The Planning Board issued a negative determination of
environmental significance at the December 17, 2024, Planning Board meeting. The
Board granted Preliminary Site Plan Approval for the project on January 21, 2025. The
Town Board approved rezoning the four parcels to Planned Development Zone (PDZ)
No. 17 on March 24, 2025. Cornell University, Owner/Applicant; Michele Palmer,
Whitham Planning, Design, Landscape Architecture, PLLC, Agent,
2. The proposed project, which requires Site Plan approval by the Town of Ithaca
Planning Board and a rezoning to a Planned Development Zone (PDZ)by the Town of
Ithaca Town Board, is a Type I action pursuant to the State Environmental Quality
Review Act, 6 NYCRR Parts 617.4 (b)(3) and (b)(5)(iii), respectively, as well as Town
of Ithaca Environmental Quality Review Code section 148-5B(2) as the project as
proposed involves a zoning change and the construction of 250 or more residential
units (30 or more per Town Code)that will be connected to existing community or
public water and sewage systems,
3. The Planning Board, at its meeting on August 6, 2024,proposed to establish itself as
Lead Agency to coordinate the environmental review of the project, and on August 7,
2024,notified potential Involved and Interested agencies of its intent to serve as Lead
Agency,
4. The Planning Board, at its meeting on September 17, 2024, established itself as
Lead Agency to coordinate the environmental review of the project, after having
received no objections from other involved agencies,
5. The Planning Board, at a public hearing held on December 17, 2024, made a
recommendation to the Town Board per Town Code 270-181 on a proposed revised
draft Planned Development Zone rezoning document, labeled"for 12-17-24 PB
meeting,"
6. The Planning Board, at their meeting on December 17, 2024, issued a negative
determination of environmental significance for the project, after reviewing
PB 2025-04-15 (Filed 4/28) Pg. 5
application materials, studies, and a narrative plan set dated 07-19-2024,titled
"Maplewood Phase II Preliminary Site Plan Submission," submitted by Whitham
Planning Design Landscape Architecture, PLLC; supplemental materials and drawings
dated 08-26-2024, submitted by Whitham Planning Design Landscape Architecture,
PLLC;revised materials and drawings, dated 11-15-24, submitted by Whitham
Planning Design Landscape Architecture, PLLC; additional materials and drawings,
dated 12-9-24, submitted by Whitham Planning Design Landscape Architecture,
PLLC; a completed Full Environmental Assessment Form (FEAF) Part 1, prepared by
the applicant; and a completed FEAF Parts 2 and 3 prepared by Town Planning staff,
7. Project plans, and related information, were duly delivered to the Tompkins County
Planning and Sustainability Department per New York State General Municipal Law
§§239- 1 et seq., and such Department responded in a January 10, 2025, letter from
Katherine Borgella, Tompkins County Commissioner of Planning, pursuant to §§239-1,
-m, and-n of the New York State General Municipal Law, determining that the
proposed action will have no significant county-wide or inter-community impact,
8. The Planning Board granted Preliminary Site Plan Approval, after a Public Hearing held
on January 21, 2025, where the Planning Board reviewed and accepted as adequate
additional project information, including a revised narrative with lighting cut sheets,
dated January 7, 2025, drawings titled"Cornell- Maplewood Phase II,"including sheets
L-001, L-002, 1,100-1,108, AL100.S, and AL900.S, prepared by Whitham Planning
Design Landscape Architecture, PLLC, dated 12/20/24; previously reviewed drawings
received as stated above, including: Sheets A101-A103, A230, and A231,prepared by
cbt, dated 10/25/2024; and Sheets C101-C110, Sheets C201-205, and Sheets C301-305,
prepared by T.G. Miller, P.C., dated 11/15/2024; Construction Management Plan Sheets
CMP 1-9 prepared by Greystar, dated July 18, 2024; and other application materials,
9. The Planning Board, after a Public Hearing held on April 15, 2025,has reviewed and
accepted as adequate, Final Site Plan materials, including a narrative dated April 3,
2025, letters and documents required to be submitted before consideration of Final Site
Plan approval, revised drawings dated 4/3/2025,titled"Cornell-Maplewood Phase II,"
including Sheets L-001, L100 through L109, L-400 through L405, prepared by
Whitham Planning Design Landscape Architecture, PLLC; Sheets A 10 1 through A103,
A230, and A231,prepared by cbt; Sheets C 10 1 through C103, C103-1 through C103-3,
C104 through C116, C201 through C207, C301 through C305, C401 through C404,
C501, and C601,prepared by T.G. Miller, P.C.; IFD Access Plan Sheets 1 and 2,
prepared by T.G. Miller, P.C.; Construction Management Plan Sheets CMP 1-10
prepared by Greystar; and other application materials,
Now,Therefore Be It Resolved:
That the Town of Ithaca Planning Board hereby grants Final Site Plan Approval for the
proposed Maplewood Phase II Project, as described in the materials listed in Whereas 49
above, subject to the following conditions, to be met:
PB 2025-04-15 (Filed 4/28) Pg. 6
Before issuance ofa building permit:
a. Submission, review, execution, and filing of an Operation, Maintenance and Reporting
agreement for the proposed stormwater management facilities,with the Town of Ithaca,
specifying the ownership and maintenance responsibilities for the stormwater system,
including:
(i) Submission of an access easement, or other mechanism,to assure Town of
Ithaca access to the stormwater facilities,
(ii) Review and approval of the access easement and the Operation,
Maintenance, and Reporting Agreement by the Attorney for the Town and
the Town Engineer, and
(iii)Town Board authorization to allow the Town Supervisor to sign any
necessary easements and the Stormwater Operation,Maintenance, and
Reporting Agreement associated with the project,
b. Submission of a revised property survey that contains the following language: "A
private potable water service is shared between parcels. The Tompkins County
Whole Health and Town of Ithaca must be notified prior to any change in ownership
between the parcels that results in a non-common owner," and the wording in
condition "q"below regarding fire and emergency access,
c. Submission for, and approval by the Town of Ithaca Highway Superintendent of, a
Highway Work Permit, and submission of all items listed under the"Road Right of
Way (ROW)" section in the Town of Ithaca Engineering Memorandum that was
prepared by David O'Shea, Director of Engineering, dated 01/02/2025,
d. Submission of a Road Use Agreement for review by the Town of Ithaca Highway
Superintendent and Town of Ithaca Town Board, approval of the Agreement by
the Town of Ithaca Town Board, and full execution of the Agreement,
Before issuance ofa building permit, excluding the External Plumbing Permit and the
site work building permit:
e. Completion and dedication to the Town, and acceptance by the Town Board, of any
sewer infrastructure,
Before issuance ofany Certificate of Occupancy:
f. Receipt of any necessary variances from the Zoning Board of Appeals,
g. Construction of the multi-use trail,
h. Installation and completion of all proposed pedestrian facilities, safety devices, and
lighting fixtures within the Maple Avenue Highway Right Of Way (ROW), and a
determination by the Town of Ithaca Highway Superintendent that all such facilities
have passed Town inspection,
i. Final dedication to and acceptance by the Town of all pedestrian facilities and lighting
fixtures proposed for dedication,
j. Installation of the bike storage building,
k. Submission of any required executed easements,licenses, or other legal agreements
involving Town or City property, for review and approval by the Attorney for the
Town,
Before issuance owefinal Certi zcate of Occupancy for the last constructed multi-unit
PB 2025-04-15 (Filed 4/28) Pg. 7
residential building:
1. Submission of the NYS DEC SPDES Notice of Termination to the Town of
Ithaca Engineering Department,
in. Satisfaction of the terms of the executed Road Use Agreement,
n. Completion of the Materials& Amenities Plan and Planting Plan to the satisfaction
of the Director of Planning.
General Conditions oLApproval:
o. Noise producing construction activities will be limited to the hours between 7:00
A.M. and 9:00 P.M. unless authorized otherwise by the Town Board in accordance
with Town Code Chapter 184,
p. Any changes to the approved site plans must be submitted to Planning staff for
review and may require Planning Board approval in accordance with Town Code
270-191, and
q. Upon the conveyance of the Maplewood I parcel or Maplewood II parcel so that
there is no longer identical ownership of the two parcels, filing in the Tompkins
County Clerk's Office of an access easement that has been approved by the Attorney
for the Town; such filing shall be made at the time of the recording of the deed for
the conveyed parcel, and proof of such filing shall be submitted to the Planning
Department within 5 days of the filing.
Moved: Bill Arms Seconded: Liz Bageant
Vote: ayes—Arms, Bageant, Reynolds, Ferraro, and Cameron
4. Approval of Minutes
Motion made by Ms. Bageant to accept the March 41h and 181h draft minutes as final, seconded by
Ms. Reynolds; unanimous.
5. Other Business
Ms. Balestra reviewed the next meeting agenda.
Submitted by
Paulette Rosa, Town Clerk
PB 2025-04-15 (Filed 4/28) Pg. 8