[{"_1":2,"_124":-5,"_125":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76,88,100,112],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6310310,"mediaKeyId","2403162-a3bec3e7c5faba18e56987532ee302cb","parentId",2403162,"title","Planning board grants preliminary and final approval for Prospect Street parking lots with sidewalk/apron repair condition","audioSeconds",696,"startMs",6600000,"endMs",7296000,"viewUrl","/Search/View?dp=1&key=2403162-a3bec3e7c5faba18e56987532ee302cb&start=6600&end=7296","thumbnailUrl","https://assets.pipeline.soar.com/2403162-a3bec3e7c5faba18e56987532ee302cb/thumbnail_6600000.jpg","articleUrl","/articles/6310310/New-York/Planning-board-grants-preliminary-and-final-approval-for-Prospect-Street-parking-lots-with-sidewalkapron-repair-condition","mediaUrl","https://secure.pipeline.soar.com/6310310-3a7ab2479ec0359eaf908639d7ffa5f9/orig.mp4?Expires=1771100638&Signature=De7op9vosvy8XTcGz4MauEEU089uAAQlNXfyGxF7nRzIgDqGjkWJ7dF31IhHoTEmWcK9tA5~awjL0MTL~qizGxQiLzE3k~GBjM1kRRUXuDr64yEO4v~2n27tp3EKGQYGuIH52o3LjXEc~D3WF-b2XYhqMZvOIxt5vVv65R-ArQE-qkOIYOTM87xVCrVCL8BjhejNh5bL36guiJMCV6amRoWZpl88ROCbjYtRcAtOMcHsjFSEOoD4QEa4S7irrEP1OD7ZUPtZTLzSoQbr4kbL~GoNoMF16E8CKgPxknkiD6TMU2rJp6JUeM77YLMtBmN0sZmVOvDW4O-BTXoXWSKOFw__&Key-Pair-Id=KUT5TJCACFTXG","author","Ithaca City","date","2025-02-26T13:27:09Z","article","The Planning and Development Board on Feb. 25 granted preliminary and final approval for site plan changes at 215–217 Prospect Street, subject to a condition requiring repair, replacement or reconstruction of city property — including the driveway apron and sidewalk — to City of Ithaca engineering specifications, and to submission of required executed easements for shared access.

Why it matters: The proposal formalizes an existing rear parking layout used by adjacent properties and clarifies maintenance and access obligations. The board discussed whether screening at the rear was necessary but concluded the land is flanked by other parking lots and heavy vegetation will provide seasonal screening without formal fencing or plantings. City engineering had identified a deteriorated apron and sidewalk and the board included a condition requiring upgrades to meet ADA and city standards.

Board action and conditions
- Motion and vote: The board approved preliminary and final site plans with the added condition that the applicant repair or reconstruct any city property such as paving, sidewalk, curbing, tree lawn, signage or drainage structures to City Engineering specifications. The motion passed by roll call.
- Easement requirement: The applicant confirmed an executed easement will be provided so that the rear driveway is recorded to serve 207, 211, 213 and 215–217 as needed; the applicant’s attorney is preparing the required documents.

City staff and board comments
- Screening and vegetation: Board members noted the back of the site is already heavily vegetated and abuts other parking areas; several members said formal screening or fencing was unnecessary but suggested the owner consider additional plantings where feasible as a goodwill gesture to neighbors.
- Driveway apron and ADA: City engineering flagged broken pieces of concrete and an ADA nonconforming sidewalk in this area; board members requested the applicant work with City Engineering on specifications and permits for the repairs — including a city street permit if work affects the public right of way.

Vote summary
- Motion: Approve preliminary and final site plan for 215–217 Prospect Street with conditions described above.
- Mover: Basil Kori; Second: Jenny Sutcliffe.
- Vote: Andy Roman — yes; Jenny Sutcliffe — yes; Basil Kori — yes; Max Pfeffer — yes; Emily Petrina (chair) — yes. Outcome: approved.

Ending: The board will require documentation that easements are executed and confirmation of sidewalk/apron repairs to City Engineering specifications before closing the project’s permitting file.","mediaType","Video","parentTitle","02-25-2025 Planning and Development Board Meeting","oneSentenceSummary","The board granted preliminary and final approval for the 215–217 Prospect Street parking lot redevelopment, adding a condition requiring repair or replacement of any damaged city sidewalk or driveway apron to City Engineering specifications and requiring executed easements for shared driveway access.","taxTitle","Ithaca City, Tompkins County, New York","taxId",52738,"location","New York","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6310316,"Planning board issues SEQR negative declaration for 325 College Ave redevelopment",872,5423000,6295000,"/Search/View?dp=1&key=2403162-a3bec3e7c5faba18e56987532ee302cb&start=5423&end=6295","https://assets.pipeline.soar.com/2403162-a3bec3e7c5faba18e56987532ee302cb/thumbnail_5423000.jpg","/articles/6310316/New-York/Planning-board-issues-SEQR-negative-declaration-for-325-College-Ave-redevelopment","https://secure.pipeline.soar.com/6310316-191d629350c1bb4de993f48ef624a181/orig.mp4?Expires=1771100638&Signature=ULkNEf8gNxgOeaVkW0msPg5t13d64iPvmPkZ-EdyN309EinfhOp7j5TQjaMG6N5Oxpj3ee5nulJEdjInxbKPjF0zxSxohf1KDWJ6P5FYB0r~cN7Y1V0hqb7~wkB9HBbL79xFSNgqrIFFRkeUYgiloqOyw9ihUrOwEEuBqUJic6YKT3Ty~Rc1a5wLyJHPQFTBfZAs8PQai1cqtmvTHPs-w83pr99ePs40TmSx~LqVDYfcRK5uHxzjNi9FRpwqVuaI0DkCBlWtUFmqwTGNW8nwZzI~ToRt8lxcpMR1~cRWAJLCP6lX-posiq~BfroXH-mnn4jrwQ27jQ0gYUAF~K3lrw__&Key-Pair-Id=KUT5TJCACFTXG","The Planning and Development Board of the City of Ithaca on Feb. 25 adopted a State Environmental Quality Review (SEQR) negative declaration for the 325 College Avenue redevelopment project, concluding the board’s environmental review under SEQR and allowing the project to proceed to final design and permitting.

The motion for a negative declaration was moved by Andy Roman and seconded by Jenny Sutcliffe; the board approved the SEQR determination by roll call. Board members and applicant representatives discussed façade revisions, trash and recycling routing, rooftop screening materials, and bicycle storage during the presentation and asked for a few final details before final site plan approvals.

Why it matters: A SEQR negative declaration means the planning board found no potential for significant adverse environmental impacts from the project as proposed, removing one procedural barrier to construction and permitting. The project team presented updated façade materials, screening details for roof equipment, and a streetscape plan that widens the sidewalk and eliminates a previously proposed sunken well.

Key project details discussed
- Façade and streetscape: The applicant showed revised façade panels, a widened sidewalk along College Avenue and shadow‑box window trim; the team added planting zones and granite block seating similar to other local streetscape projects. Board members praised the revised streetscape for widening pedestrian space and asked for additional detail on a wall on the corner of Dryden/College that the applicant proposed to clad or plant.
- Trash and curb cut plan: The team indicated they had coordinated with a hauler (Casella) and proposed a curb cut and trash routing across the street to a location where a truck can service both sides; engineering requested a detailed loading/trash plan showing dumpster dimensions and service staging because front‑loading equipment could block the street during pickup.
- Rooftop screening and prefabrication: The applicant described black corrugated metal screening on an HSS frame for rooftop equipment and noted the building will use prefabricated panelized structural wall systems to reduce on‑site erection time and street disruptions.
- Bicycle parking: The project provides required outdoor racks and indoor bicycle storage; the applicant reported limited outdoor rack use in comparable buildings and said indoor secure parking provision meets code and anticipated demand.

Vote and next steps
- Motion: Approve SEQR negative declaration for 325 College Ave redevelopment.
- Mover: Andy Roman; Second: Jenny Sutcliffe.
- Vote: Andy Roman — yes; Basil Kori — yes; Max Pfeffer — yes; Emily Petrina (chair) — yes. Outcome: SEQR negative declaration adopted.

The board asked the applicant to provide detailed engineering comments about trash/recycling pickup and final rooftop screening elevations; staff said engineering sign‑off would be required for final site plan conditions. The applicant said it will return with additional details at the next review.","The board found no significant environmental impact for the 325 College Avenue project and issued a SEQR negative declaration, clearing the way for continued design and permitting. Board members also discussed façade, trash routing and rooftop screening details for final review.",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":92,"_45":93,"_47":94,"_49":95,"_51":96,"_53":97,"_55":56,"_57":58,"_59":98,"_61":62,"_63":64,"_65":99,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6310320,"Breeze Apartments site plan altered after bedrock and utility easement discoveries",1601,3811000,5412000,"/Search/View?dp=1&key=2403162-a3bec3e7c5faba18e56987532ee302cb&start=3811&end=5412","https://assets.pipeline.soar.com/2403162-a3bec3e7c5faba18e56987532ee302cb/thumbnail_3811000.jpg","/articles/6310320/New-York/Breeze-Apartments-site-plan-altered-after-bedrock-and-utility-easement-discoveries","https://secure.pipeline.soar.com/6310320-475adb93d98f4388a3189d993ca8e929/orig.mp4?Expires=1771100638&Signature=gWA-3PghA8-mZdNMidEYv5t0SjoypkpNmxxeT4oDthxttNOZcE1jsa6eQXCkU5JvF7wZ9YO7uQo5aUNo~jCwjdATbt9HOGfslwBiQI9U0uvBXV8jygXl4D9BUWk75dZufMqbhAHc9DkOXafN8W7GXnPDQpeAdIOElPmaIrwzR0Dcu19ishP4lZs1kFBE4Lz24dxz3gfP2-w6~xoNqGHfYpwlwBHcGBCk-EYcs0F65ZYdzduYSHPcY8-Yp0dAba2UO2ZJaGB11K0e1UQ92pQzbZahS7E~lFWpLuqVE0g7eFMSPOzhk9bewZcsvW-nhPVH~fa3VD-~ujtWIW1joimikQ__&Key-Pair-Id=KUT5TJCACFTXG","The Breeze Apartments redevelopment at 121–125 Lake Street was revised after the project team encountered different bedrock and utility constraints during on‑site brownfield cleanup, project architect Eric Reynolds told the Planning and Development Board on Feb. 25.

Key changes the team presented included shifting the surface parking area north to accommodate a NYSEG pole and transformer, inserting retaining walls where soil — not competent bedrock — was exposed, regrading a steep northeast corner and asking the board for guidance on reducing the number of loading zones from four to two. The developers and architects said the total parking count will remain the same but the location of spaces and loading access changed as a result of subsurface conditions and utility clearance requirements.

Why it matters: The site required brownfield soil removal and exposed the underlying bedrock and variable soil depths. The new plan retains exposed bedrock faces where structurally sound, but adds concrete retaining walls where the cleanup left substantial soil cuts. The changes affect landscaping, tree retention and the location of loading and service areas.

Technical changes explained
- Bedrock and retaining walls: Project team members said bedrock at the center of the site is competent and will remain exposed as a bedrock face; at the north and south ends removed soil required new retaining walls — the largest around the transformer location could approach 15 feet tall in places. The team proposed seeded meadow plantings on regraded slopes to stabilize soil where fill is brought in.
- NYSEG transformer and pole: After NYSEG design review, the utility requested a pole adjacent to the transformer, which required shifting the parking area north to meet clearance requirements. The team said total parking spaces are unchanged, but accessible stalls sit farther from Lake Street than originally shown.
- Loading‑zone reduction and variance: Because the site lost area at the rear turnaround, the applicant asked the board to accept a plan that provides two loading zones instead of the four originally provided and to allow a variance to zoning standards; the project team said furnished apartments typically need fewer large loading operations than typical retail or commercial uses.

Board questions and next steps
Board members requested additional elevations and sections showing the new retaining walls, the exposed bedrock face and exact tree/planting replacements. Andy Roman and other members asked for assurances about small rock fall and ongoing maintenance of the exposed bedrock, and for coordination with the Ithaca Fire Department to confirm the emergency vehicle turnaround geometry.

No final approvals were taken at the hearing. The applicant said it will present additional drawings and pursue a variance from the Board of Zoning Appeals (BZA) for the reduced number of loading zones; the fire department will be asked to review the revised turnaround geometry before final approvals.","Developers told the board that deeper‑than‑expected bedrock cuts and new utility transformer pole requirements forced shifts to parking, the addition of retaining walls and a request to reduce loading bays from four to two; the board asked for elevations, planting details and fire‑department sign‑off.",{"_33":101,"_35":36,"_37":38,"_39":102,"_41":103,"_43":104,"_45":105,"_47":106,"_49":107,"_51":108,"_53":109,"_55":56,"_57":58,"_59":110,"_61":62,"_63":64,"_65":111,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6310326,"Planning board approves vendor parking surface at Ithaca Farmers Market with condition to revisit",2098,1703000,3801000,"/Search/View?dp=1&key=2403162-a3bec3e7c5faba18e56987532ee302cb&start=1703&end=3801","https://assets.pipeline.soar.com/2403162-a3bec3e7c5faba18e56987532ee302cb/thumbnail_1703000.jpg","/articles/6310326/New-York/Planning-board-approves-vendor-parking-surface-at-Ithaca-Farmers-Market-with-condition-to-revisit","https://secure.pipeline.soar.com/6310326-1258ddd00a4adce45691c1d07cea24c0/orig.mp4?Expires=1771100638&Signature=mzPrRt8hnJRlO-5Le0DSLJ8VX1R5JHWKTSR~s7AybFjpUA1Fu1JsYUEtpFREyEeSw1UbD~mCzK69QkG~BjE9U1HJFWB7eDNQlhEZOPR0-cHD7xPk9QLYefFtNR5XqLwAGn3e06qDj970l1FBFLH0bV6LuCbOSfBLbcMu47vtnycDjMXMvpOiR1z75flkdHGy7HQ9kkLDhbdwWVsx33mDfUtC4Ut19Hfv7DA037T283hC~n7LmrsTUS8H9QS8xe-2oiMtP0e9pG7B0h6nBTsj0fK~B-gQxQrXvkL8QERnaJu9E5DdQwG6p3wpxy5NmKzx4KVEZVBoBwyyrxrLnZ2HlA__&Key-Pair-Id=KUT5TJCACFTXG","The Planning and Development Board of the City of Ithaca on Feb. 25 approved proposed site‑plan changes for the Ithaca Farmers Market parking lot that will allow vendor parking adjacent to the pavilion to be finished with a stabilized gravel system in time for market opening, with a condition requiring the applicant to revisit a more permanent surface in a later phase if the gravel proves difficult to maintain.

The change addresses construction sequencing and seasonal constraints: contractor representatives said porous asphalt cannot be relied on before the market’s April opening because asphalt plants are weather‑dependent. Vendors told the board they preferred a compacted, stabilized gravel system — a plastic grid filled with small aggregate and a stabilizing layer — citing safety, grease, and maintenance concerns for asphalt surfaces directly adjacent to the pavilion.

Why it matters: The vendor parking area functions as a cooking and back‑of‑house zone for food vendors, who must meet fire‑safety rules and operate safely near pedestrians. The choice of surface affects vendor operations this spring, ongoing maintenance costs, and long‑term durability.

What the board approved and why
- Approval and condition: The board voted to approve the proposed parking‑lot changes but added a condition that if the vendor gravel spaces prove too difficult to maintain, an alternative surface such as porous asphalt (exact material to be decided) will be installed in phase 2 or 3 of the site plan. The motion was moved by Basil Kori and seconded by Andy Roman and passed by roll call.
- Contractor and vendor input: Project staff said the stabilized grid system distributes vehicle loads while allowing infiltration; the manufacturer will warranty the grid product for one year, and the design team said the product is heavy‑duty rated and used elsewhere on site. Vendors emphasized the timeline and operational concerns: cooking with propane, grease, rainwater runoff from pavilion downspouts, ice risk in cold weather and heat in summer on asphalt surfaces.

Vendor testimony and operational details
- Vendors said porous asphalt could make cooking areas slippery and would require more frequent maintenance and power washing. One vendor representative said installing and later removing temporary structures to meet the April opening and then repaving would be “a lot of work we’d like to avoid.”
- The planner explained the proposed grid system would sit under a layer of gravel, reduce migration, and increase porosity compared with compacted crusher‑run stone; occasional sweeping or raking may be required. Project staff said the grid is rated for heavier service (fire lanes) and that weekend market traffic is expected to be within its capacity.

Other site changes discussed
- Bike racks and shelter: the project will add approximately 17 new bike racks. The applicant proposed removing an overhead bike shelter from this phase to avoid removing a mature willow tree that was missed on the survey; instead, new racks will be installed adjacent to existing racks without a canopy. Board members and staff encouraged revisiting covered bike parking in a later phase tied to pavilion improvements.

Vote and conditions
- Motion: Move to approve proposed parking‑lot changes with the added condition that if the vendor gravel spaces prove too difficult to maintain, an alternative surface such as porous asphalt will be installed in phase 2 or 3.
- Mover: Basil Kori; Second: Andy Roman.
- Vote: Andy Roman — yes; Basil Kori — yes; Max Pfeffer — yes; Emily Petrina (chair) — yes. Outcome: approved. The board recorded the condition so the pavement choice can be revisited in later project phases.

Ending: With the condition in place, construction can proceed to meet the market’s spring schedule; the board asked project staff to monitor performance and return with updates if maintenance issues arise.","The board approved site changes to the Farmers Market parking area, agreeing to a stabilized gravel grid for vendor parking to meet this spring’s opening and adding a condition to revisit a more permanent porous asphalt surface in a later phase if maintenance proves difficult.",{"_33":113,"_35":36,"_37":38,"_39":114,"_41":115,"_43":116,"_45":117,"_47":118,"_49":119,"_51":120,"_53":121,"_55":56,"_57":58,"_59":122,"_61":62,"_63":64,"_65":123,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6310330,"Ithaca planning board presses developers to scale signage at Cayuga Park",1557,144000,1701000,"/Search/View?dp=1&key=2403162-a3bec3e7c5faba18e56987532ee302cb&start=144&end=1701","https://assets.pipeline.soar.com/2403162-a3bec3e7c5faba18e56987532ee302cb/thumbnail_144000.jpg","/articles/6310330/New-York/Ithaca-planning-board-presses-developers-to-scale-signage-at-Cayuga-Park","https://secure.pipeline.soar.com/6310330-afe2c1dbe24f8137c093ff0c7f098602/orig.mp4?Expires=1771100638&Signature=NW~CEb83lxwcfAUzBN8HPntvst9HiyooRkmekA0EX8Aav-yQe4VwwUa-RiuysXtpdyZ4zr5ZV6cuyVahYjq-0Ynor1Fz0ak~pDcMLMnTcuweyR6Kk4SnQXUSbzUbhe-DecUv2hpn~AI5DgkiUwvZp-DoMYiOaZFn8EJO1fkQGPJGDmxrjdtF-cLv2dBlNclWYtEgeugB9fT-ZWdDctqTn78R67E8tC7SuC3vVEjedxUq~M7x6P37U3VSKhtnh1yWowYz-1bJD22PdQDnVKQNtF1fd8sNBxB41qUJsh-m6Dy8b-7aJQgL-LSkvkMlfOwLsxjMVOI7INHeq44QknS--g__&Key-Pair-Id=KUT5TJCACFTXG","Developers and sign fabricators returned to the Planning and Development Board of the City of Ithaca on Feb. 25 with a revised sign package for the Keuka Park/Cayuga Park campus, presenting blade signs for residential buildings, two freestanding monument signs at the Route 13 and Third Street entrances, and four internal wayfinding panels.

Board members said the site needs clearer navigation to the Cayuga Health building and retail, but expressed consistent reservations about large building branding and illumination on residential structures. “I don't see the need to brand these buildings,” said Andy Roman, member of the board, arguing the residential buildings should read as neighborhood housing rather than commercial landmarks. Several board members said monument signage should be smaller and make room for tenant identification for retail uses.

Why it matters: Keuka/Cayuga Park combines medical, residential and retail uses. Board members framed the design choices as one of balance — navigation for patients arriving at the Cayuga Health building versus preserving a more residential street character for the Aurora apartment buildings and Marketview retail.

Developers said the package responds in part to requests from Cayuga Health and that consistent branding was important for patient wayfinding and retail leasing. Paul Colucci of DeMarco Group, one of the developers, said Cayuga Health has reported patient difficulty finding the building without a Route 13 entrance; he said the team coordinated signage with the medical tenant. Paul Dudley, president of ID Sign Systems, described the proposed blade signs as backlit aluminum cabinets with 12‑volt LED illumination and cut‑out lettering.

Board concerns and design direction
- Illumination: multiple members urged against illuminated blade signs on residential façades. “They don't need to be illuminated,” Roman said, recommending any building signage be located at the Ground Floor or integrated into canopies, not mounted midway on residential façades.
- Branding versus wayfinding: board members said the larger perceived audience for Route 13 is retail and medical traffic, while residential wayfinding should be subtler. Jenny Sutcliffe and others said the blade signs felt too healthcare‑oriented and suggested softer materials, additional planting or other treatments to create a neighborhood feel.
- Monument signs and tenant space: board members asked the applicant to reduce the dominance of a single campus brand on the freestanding monuments and to ensure smaller spaces for retail tenant names.
- Quantity and size: Basil Kori asked the team to consider cumulative square footage of signage, not just the count; several board members flagged potential light pollution from illuminated signs.

What the applicant presented
- Sign count: the team said the proposal adds eight new signs in addition to signs already installed on two constructed buildings — two building signs and six site signs, including two monumental entrance signs and four internal wayfinding panels.
- Materials and illumination: blade signs are fabricated aluminum with internal, low‑voltage LEDs intended to illuminate only the white text; monument signs would match building masonry and sit outside the DOT right of way.
- Precedents: the team cited recent local blade‑sign approvals at City Centre and Art House as precedents and said they had revised earlier, larger proposals after prior board feedback.

Next steps and unresolved items
The board did not take a formal vote on the sign package. Members asked the applicant to return with revised designs that reduce illuminated building signage, better differentiate retail tenant signage on the monuments, and demonstrate the proposed cumulative sign area and illumination schedules. The applicant acknowledged the comments and said they would return with modifications.

Ending: The board's comments were primarily design and testable: reduce residential façade illumination, shrink monument dominance, and clarify tenant signage; the applicants will bring revised artwork and additional detail at a future meeting.","Developers presented a unified sign package for the Keuka/Cayuga Park mixed‑use campus; planners and board members pressed for smaller, less illuminated building signage and clearer monument and wayfinding signs that prioritize navigation to Cayuga Health.","actionData","errors"]

Article not found

Planning board grants preliminary and final approval for Prospect Street parking lots with sidewalk/apron repair condition

Planning board issues SEQR negative declaration for 325 College Ave redevelopment

Breeze Apartments site plan altered after bedrock and utility easement discoveries

Planning board approves vendor parking surface at Ithaca Farmers Market with condition to revisit

Ithaca planning board presses developers to scale signage at Cayuga Park