HomeMy WebLinkAboutPB 2024-025 Maplewood Phase II Recom PDZ to TB
PB Resolution 2024-025: Recommendation to the Town Board
Proposed Planned Development Zone – 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
December 17, 2024
Whereas:
1. This is consideration of a Recommendation to the Town Board Regarding the Proposed Rezoning 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. The project is a Type I Action under the State
Environmental Quality Review Act and is subject to environmental review. Cornell University,
Owner/Applicant; Michele Palmer, Whitham Planning, Design, Landscape Architecture, PLLC,
Agent,
2. The Maplewood Phase II development project has been determined to be consistent with the Town
Comprehensive Plan, which included the project site in the “TND High Density” category, intending
the area for a mix of higher density housing types “built to create an intentional neighborhood with
linkages and proximity to services, employment, public transit, and recreational areas,”
3. The consultant team drafted language for a Maplewood II Planned Development Zone (PDZ) that
utilizes a form-based code approach to guide and regulate the form of the development, following the
formatting and language used in the Maplewood Graduate and Professional Student Housing
Redevelopment Project PDZ (PDZ No. 16),
4. The Town of Ithaca Planning Committee reviewed the draft Maplewood Phase II PDZ language at
their meetings on June 20, 2024, July 18, 2024, August 15, 2024, and September 16, 2024, and
referred the draft language to the Town Board for referral to the Planning Board,
5. The consultant team, along with Greystar, a developer/owner/manager of collegiate housing, presented
the development proposal and draft PDZ to the Town Board on October 7, 2024, where the Town
Board, via resolution, then referred the draft PDZ to the Planning Board for review and a
recommendation, and
6. The Planning Board, at a public hearing on December 17, 2024, has reviewed, discussed, and
considered the draft Maplewood Phase II PDZ language;
Now, therefore be it resolved:
That, per Town Code §270-181 (F), the Planning Board hereby recommends that the Ithaca Town Board adopt
a local law creating a Planned Development Zone for the Maplewood Phase II Project, with the recommended
changes outlined in the draft document titled “Draft Maplewood II PDZ- for 12-17-24 Planning Board
meeting.”
Moved: Fred Wilcox Seconded: Sara Reynolds
Vote: Ayes: Fred Wilcox, Caitlin Cameron, Cindy Kaufman, Bill Arms, Gary Stewart, Liz Bageant, and
Sara Reynolds