HomeMy WebLinkAboutPB 2025-03 Maplewood II Preliminary Site Plan ApprovalPage 1
PB 2025-03 (filed 2025-1-22)
PB RESOLUTION 2025-03: Preliminary Site Plan Approval
Maplewood Phase II Project
Maple Avenue, Town of Ithaca Tax Parcel No.’s 63.-2-5,
63.-2-6, 63.-2-7.1, and 63.-2-7.3
Town of Ithaca Planning Board
January 21, 2025
WHEREAS:
1. This is consideration of Preliminary 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, which requires a rezoning from Multiple
Residence and High-Density Residential Zones to a Planned Development Zone (PDZ),
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. 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 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;
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PB 2025-03 (filed 2025-1-22)
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. At a Public Hearing held on January 21, 2025, the Planning Board has 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, L100-L108, 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, and
8. Project plans, and related information, were duly delivered to the Tompkins County
Planning and Sustainability Department per New York State General Municipal Law §§239-
l et seq., and such Department responded in a January 10, 2025, letter from Katherine
Borgella, Tompkins County Commissioner of Planning, pursuant to §§239-l, -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;
NOW, THEREFORE BE IT RESOLVED:
That the Town of Ithaca Planning Board hereby grants Preliminary Site Plan Approval for the
proposed Maplewood Phase II Project, as described in the materials listed in Whereas #6 and #7
above, subject to the following conditions, to be met:
Before final site plan approval:
a. Submission of documentation to and a determination from the Town of Ithaca Director
of Code Enforcement that all fire flow calculations are satisfactory, and all emergency
access issues have been satisfied,
b. Submission to and approval by the Director of Engineering of all items listed under the
“Stormwater” section in the Town of Ithaca Engineering Memorandum prepared by
David O’Shea, Director of Engineering, dated 01/02/2025,
c. Approval by the Town Board of the concept and location of any proposed dedicated
utilities (sanitary sewer), and trail/pedestrian facilities (including pedestrian-actuated
Rectangular Rapid Flashing Beacon (RRFB)),
d. Coordination with all utility companies (including NYSEG and Verizon) to assure that they
have no concerns associated with the project’s connection to the electrical grid, with the
burying of utility lines, or with other project elements,
e. Submission of proof by the City of Ithaca that the applicant has satisfied the
comments regarding project elements impacting or located on the city-owned water
tank property listed in the email from Matt Sledjeski, City of Ithaca Environmental
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PB 2025-03 (filed 2025-1-22)
Engineer, dated September 12, 2024,
f. Submission of letters of commitment from Ithaca Bikeshare and Ithaca Carshare
that they will locate bicycles and vehicles, respectively, on the project site, and
from Tompkins Consolidated Area Transit, Inc. (TCAT) that it intends to serve
the project site,
g. Submission of documentation showing location(s) of off-site contractor parking, and
location of temporary trail public parking.
Before issuance of a building permit:
h. Submission of evidence of approval from the NYS Office of Parks, Recreation, and
Historic Preservation for the additional mitigation fencing proposed to protect the Mitchell
Family Cemetery from the Maplewood Phase II development,
i. 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,
j. 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 “z” below regarding fire
and emergency access,
k. Consolidation of Tax Parcel No.’s 63.-2-5, 63.-2-6, 63.-2-7.1, and 63.-2-7.3, and submission
to the Planning Department of a copy of the completed Tompkins County Consolidation
Request Form,
l. 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,
m. 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,
n. and Completion and dedication to the Town, and acceptance by the Town Board, of any
sewer infrastructure.
Before issuance of any Certificate of Occupancy:
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PB 2025-03 (filed 2025-1-22)
o. Construction of the multi-use trail,
p. 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,
q. Final dedication to and acceptance by the Town of all pedestrian facilities and lighting
fixtures proposed for dedication,
r. Installation of the bike storage building,
s. 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 of a final Certificate of Occupancy for the last constructed multi-unit
residential building:
t. Submission of the NYS DEC SPDES Notice of Termination to the Town of Ithaca
Engineering Department,
u. Satisfaction of the terms of the executed Road Use Agreement,
v. Completion of the Materials & Amenities Plan and Planting Plan to the satisfaction of the
Director of Planning.
General Conditions of Approval:
w. For as long as the Maplewood II project is in operation, the three parking spaces indicated
on the approved plan sets shall remain open to the public, be maintained in useable
conditions, and, if and as determined necessary by the Attorney for the Town, be subject to
a legal agreement regarding public access and use. Signage shall be approved by the Town
of Ithaca Highway Superintendent and shall be installed and maintained. If and when the
Maplewood II project ceases operation, if deemed necessary and practicable by the Town
Highway Superintendent, the site owners shall construct three public parking places in the
vicinity of Maple Avenue to serve the East Ithaca Recreation Way,
x. 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,
y. 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
z. 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: Cindy Kaufman
Vote: Ayes: Sara Reynolds, Bill Arms, Kelda McGurk, Caitlin Cameron, Cindy Kaufman