HomeMy WebLinkAboutPB 2025-016 Maplewood II Final Site Plan
PB 2025-016 (Filed 4/15) Pg. 1
PB RESOLUTION 2025-016: Final 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
April 15, 2025
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 application
materials, studies, and a narrative plan set dated 07-19-2024, titled “Maplewood Phase II
PB 2025-016 (Filed 4/15) Pg. 2
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-
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,
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, 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,
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 A101 through A103, A230, and A231,
prepared by cbt; Sheets C101 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 #9 above, subject to
the following conditions, to be met:
Before issuance of a 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,
PB 2025-016 (Filed 4/15) Pg. 3
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 of a 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 of any 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 of a final Certificate of Occupancy for the last constructed multi-unit residential
building:
l. Submission of the NYS DEC SPDES Notice of Termination to the Town of Ithaca
Engineering Department,
PB 2025-016 (Filed 4/15) Pg. 4
m. 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 of Approval:
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