[{"_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",6265560,"mediaKeyId","3090701-0c70aa3fe1019eeadd8065769633d575","parentId",3090701,"title","Planning staff circulate ADU ordinance draft; board signals support ahead of May 7 council vote","audioSeconds",371,"startMs",8829000,"endMs",9200000,"viewUrl","/Search/View?dp=1&key=3090701-0c70aa3fe1019eeadd8065769633d575&start=8829&end=9200","thumbnailUrl","https://assets.pipeline.soar.com/3090701-0c70aa3fe1019eeadd8065769633d575/thumbnail_8829000.jpg","articleUrl","/articles/6265560/New-York/Planning-staff-circulate-ADU-ordinance-draft-board-signals-support-ahead-of-May-7-council-vote","mediaUrl","https://secure.pipeline.soar.com/6265560-85a11b2407c2b9f40018142bcf939650/orig.mp4?Expires=1770836204&Signature=eBPnzkh0ZfGr8mPzsqKVXlNjham6nrwRrK1re5EIkawaKWCi3Gym67L-VQz~5lVXYjellp1uTTJJOeb5wesk--hyWEk76O1q6jMCbbAq-CKI~Hhiiepmt4OAx9haaYFbpWTXZNnJlVnaSuN~pVN-cemEAo6VGOKXLYVu9kJcAj0DPAmqK0MZahqrQe-IV~DW6V~5p3zLXkj3HatU9Hj1l7DQerHw6ZU58~g6K0zWnQnPCV634Wk5FgzJWz8FTEjnU9u6UxY168h2hMQnJhATSN7Tv~tuiVBe-X7I5jU9Bz59IDYj23KK~XJy4b3qejKZdjEHTnstbAHK0GLe9yYvWA__&Key-Pair-Id=KUT5TJCACFTXG","author","Ithaca City","date","2025-04-23T07:49:47.217Z","article","Planning staff told the board April 22 that they circulated a proposed accessory dwelling unit (ADU) policy and plan to ask Common Council to vote on it May 7.

Director of Planning and Development Lisa Nicholas said the draft would make accessory dwelling units easier to create in many residential zones and clarified definitions for attached and detached ADUs, size limits and setbacks. The draft would allow 1 ADU per parcel in specified residential zones, eliminate an off‑street parking requirement for ADUs, cap new detached ADU footprints at 800 square feet (two stories allowed) and allow existing accessory structures to be repurposed as ADUs without requiring new setbacks if their footprint is unchanged. Staff said the policy was informed by other cities and by local parcel sizes in Ithaca.

Board members welcomed the direction. Member Max Pfeffer and others suggested the next step include prototype designs to show feasible approaches for 800-square-foot footprints and two‑story options; staff said funding exists to help produce prototype construction drawings. Member Emily Petrina said relaxed ADU rules could help provide housing options in the middle of the housing market and help intergenerational living.

Board consensus was supportive of forwarding the ADU draft to Common Council; staff said they would provide the draft and background to the board and council ahead of the May 7 vote.

Quote from staff: “I did circulate the ADU policy. So I was wondering if you wanted to make any kind of recommendation to the Common Council. We're hoping for a vote on May 7,” Director Lisa Nicholas said.

Sources: Director’s report and discussion, Planning and Development Board, April 22, 2025.","mediaType","Video","parentTitle","04-22-25 Planning and Development Board Meeting","oneSentenceSummary","Planning staff circulated a draft accessory dwelling unit (ADU) policy and presented it to the Planning and Development Board, which discussed simplifying rules to encourage small secondary units and signaled support to forward a recommendation to Common Council.","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},6265565,"Applicant presents reworked CR-4 design for 201 Oak Avenue; board offers early design guidance",1555,3267000,4822000,"/Search/View?dp=1&key=3090701-0c70aa3fe1019eeadd8065769633d575&start=3267&end=4822","https://assets.pipeline.soar.com/3090701-0c70aa3fe1019eeadd8065769633d575/thumbnail_3267000.jpg","/articles/6265565/New-York/Applicant-presents-reworked-CR-4-design-for-201-Oak-Avenue-board-offers-early-design-guidance","https://secure.pipeline.soar.com/6265565-c531368150796b91c240e5c59047a72a/orig.mp4?Expires=1770836204&Signature=c0xBnvKoTacx7lHZZl2mqe6U65e2w5r8Gb3T8g69LiYmCrr3eT-ubZnlhmuxiLpdoNS7IgZ6XUWygKhnuC5WpCaKooDPrWkNMhUZKNdr-MRFn93WiEEuik9UrZifRqe2s22WQq3DcmOHDXQynHfjrd2j-CAtukpLmjBuS8keiulWBLuK3iXAiWSq2ILVayz~PKxQT55uwNInbzvk~YyyiJfKLge-q2x0Fe7frpiWjpM1uInf5LWbFrQVJbnW1TgRdeNInCsfr94KFyRLNtdp~BFYcAgE8NUkyF~kjpe1F11TcHlEkUvd4N9lIxNCnTo~PBc19t4p96hVXHkYYfcaxg__&Key-Pair-Id=KUT5TJCACFTXG","An applicant team presented a reworked design for 201 Oak Avenue on April 22 after the city’s rezoning in the surrounding area. The team said they changed the proposal from an earlier CR-3 approach to a CR-4-compliant scheme that consolidates massing into a pinwheel plan with four sub-facade expressions to meet maximum façade-length rules.

Presenters described the revised building as four stories over a walkout basement; grouping common spaces into the south-facing, lower-level volume and moving mechanicals and condensers to the roof. The applicant said the new plan provides accessible on-grade entry from Summit Avenue into an elevator lobby, two remote egress stairs to meet fire-safety expectations, improved rooftop condenser placement and greater contiguous green space (approaching 30 percent compared with earlier iterations).

Board members responded with early guidance rather than formal votes. Several members praised improvements in accessibility, overall massing and the move to a single clear entry and elevator. They asked for more development of materiality and façade articulation so the pinwheel massing reads clearly in perspective and so the building better fits the neighborhood character. Vice Chair Elizabeth Godden and others recommended a pedestrian eye‑level viewpoint for the plaza and the trail interface in future visualizations; members also asked for clearer north arrows and labeled streets on subsequent plans.

The applicant said they would continue to test materials and return with additional details in subsequent submissions.

Sources: Applicant presentation and board member comments, April 22, 2025.","The project team showed a new CR-4 ‘pinwheel’ massing for 201 Oak Avenue after recent zoning changes; the board welcomed improved accessibility and two remote exits but asked for stronger material articulation and pedestrian-level views.",{"_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},6265567,"INHS seeks approvals for West State Street senior apartments and daycare; board declares lead agency",2343,6475000,8818000,"/Search/View?dp=1&key=3090701-0c70aa3fe1019eeadd8065769633d575&start=6475&end=8818","https://assets.pipeline.soar.com/3090701-0c70aa3fe1019eeadd8065769633d575/thumbnail_6475000.jpg","/articles/6265567/New-York/INHS-seeks-approvals-for-West-State-Street-senior-apartments-and-daycare-board-declares-lead-agency","https://secure.pipeline.soar.com/6265567-c17181154dd995c8a3ce5b82a6a5d8fd/orig.mp4?Expires=1770836204&Signature=aDDp1TL4AK3Bb85XJkLWTHH1iWpi6M4PcNhWlhTCOySV7XogEvJwM4vZymYQ2xEGsYOZK9mMAt8o0qvG6y1Jnlr0AJh41rv7POynhMWOsIiXLlM8~yD1REbXd30I6ZnUi5F43FRJz5nH~btuNnHhDzA2gL4qUH0Y4AJuSkXDC8H5ZP5-Sd3lVCNSYtvaO-EWEWfN3HIQAjs0WX7XeOzat~b-H2udh5J0OVBrZC5PnFwrDtNrY9PHIRtt8rtBoRCaLZRyfm~txc5cKO~klWSI-fGxbO1rKnlRQ7N~cInv~cU2wpIpFvHmvdASbSPVXq2ID32o9AVg96ofiJQwBlZ5WA__&Key-Pair-Id=KUT5TJCACFTXG","Ithaca Neighborhood Housing Services (INHS) presented its West State Street Apartments concept to the Planning and Development Board on April 22, a proposed four-story senior housing project with about 56 units and a ground-floor daycare. Board members voted unanimously to be the lead agency for environmental review.

INHS team members, including project consultants from Fisher Associates and Holt Architects, described a building that meets the street edge and places a limited amount of parking under a portion of the building at the rear. The ground-floor program would include a residential lobby and community room for INHS tenants and a separate three-classroom daycare operator with a small outdoor play area; the team said the two must have distinct entrances for safety and operational reasons.

Project consultants noted a significant site constraint: the site is in a mapped floodplain, which requires residential amenity spaces to be set above the flood elevation. \"We are in a floodplain so we're challenged with the First Floor of this building,\" one presenter said, explaining why the residential entrance and community room will be at an elevated level and why elevator access will be provided to upper floors.

The INHS team said the project would be designed to be highly energy efficient, and they are working with NYSERDA and consultants to pursue aggressive sustainability targets, including a Passive House–level approach if feasible. The applicant said it plans to pursue funding with New York State Homes and Community Renewal (HCR) and that a timely final site plan would support an HCR application window anticipated later in the summer.

Board members raised operational and design questions: member Andy Roman asked whether INHS had considered on-site food/meal services for an older tenant population; the applicant said the community room would include a kitchenette, but full meal-production facilities were not currently proposed. Members also pressed the team on the design of exterior entry ramps versus stairs given mobility needs of an elderly population; staff and the applicant said they were exploring internal-grade solutions and trade-offs between exterior ramps and elevator access given floodplain constraints.

The board declared itself lead agency by unanimous motion (mover Andy Roman; second Elizabeth Godden). The project team asked to maintain a schedule that would support an HCR application later in the year and said they would return with more detailed civil and technical drawings and engagement materials.

Lead agency motion: moved by Andy Roman; seconded by Elizabeth Godden. Outcome: unanimous.

Sources: Presentation by Fisher Associates, Holt Architects and INHS; board discussion and lead-agency vote, April 22, 2025.","Ithaca Neighborhood Housing Services (INHS) presented a proposed senior housing project with a three-classroom daycare at West State Street. The board unanimously declared lead agency for SEQR review and discussed accessibility, floodplain constraints and the project’s passive-house goals.",{"_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},6265569,"Public hearing held for Water's Edge at 683 Third Street; board hears environmental and circulation updates",2584,634000,3218000,"/Search/View?dp=1&key=3090701-0c70aa3fe1019eeadd8065769633d575&start=634&end=3218","https://assets.pipeline.soar.com/3090701-0c70aa3fe1019eeadd8065769633d575/thumbnail_634000.jpg","/articles/6265569/New-York/Public-hearing-held-for-Waters-Edge-at-683-Third-Street-board-hears-environmental-and-circulation-updates","https://secure.pipeline.soar.com/6265569-fa21822974f2695cd1c5f314c8ccd2c1/orig.mp4?Expires=1770836204&Signature=ISePW9D5e4mtWJxpugWi076YHacRGoZ-iGLVGMBJF8uj4450zh0-RIDoEk3KSE-sto5E3-grEusZ7gF82-Nbfl4GGWzwdj7uy9MKjL5XKo~Q4DTqSbIBQnrJbweuPkxmdn6PtPK3c5OabiJWANcWtlqsVbkv6J-tKuQEHQ9mPVcae4N51INeRxcBQ3BKX88xnbw5gctcxB~pyHFWIQQioG2UuRd3NskJWrqy02ey-pJzSlHkku5BlT8JKQYcsTcriY7Zqj5qSBVwa91hwMw5FLoO3ZijKMR7q2TDWjOE7BabSRNL3GkhqvuazI~V2nKmUmj4-QW4BofDLfilJBjCJQ__&Key-Pair-Id=KUT5TJCACFTXG","The Planning and Development Board opened a public hearing April 22 on the proposed Water's Edge development at 683 Third Street and heard a detailed presentation from the applicant team on design updates, environmental testing, stormwater management and site circulation.

The public hearing was opened on a motion by Elizabeth Godden and seconded by Basil (motion recorded on the public record). No in-person public commenters were present, and the board received two written comments and one remote public speaker. Jan Rhodes Norman, president of the Ithaca Farmers Market board, spoke in support of the project and said the market welcomes the new neighbors. \"I'm Jan Rhodes Norman. I'm a vendor at market. I'm also the president of the farmers market board. So I wanted to, speak in favor of the Water's Edge project,\" she said.

Applicant Crystal Ross (Widom Planning and Design) and the project team described several updates since their last submission: a revised private entry road with additional street trees and sidewalks; elimination of several parallel parking spaces to make room for street trees and lighting, which reduced on-site parking from 215 to 210 spaces; designation of 25 spaces as public, unrestricted parking; and clarified pedestrian and drop-off circulation in a curbless plaza intended for mixed uses (food trucks, ride-hail, staging). The team noted the plan includes a 60-foot turning area in the plaza for vehicles and service operations.

The presentation also addressed environmental investigation and remediation. The applicant said multiple soil and groundwater investigations (more than 80 samples since 2020, with 38 samples in the last 12 months) identified two areas of concern (AOC): AOC 1, where contamination is presumed to be petroleum from a former fuel island; and AOC 2, where soil samples had SVOC levels attributed to road paint striping. Groundwater was reported at approximately 7 to 8 feet below ground surface. The applicant said remediation measures would be carried out if impacted soils are encountered during demolition and would include excavation, staging, testing, off‑site disposal and backfill with clean material; the applicant emphasized these procedures were being proposed as voluntary measures rather than mandated remedial orders. The project team said the proposed stormwater treatment approach was changed from underground infiltration chambers to a closed hydrodynamic (vortex) separator to prevent mixing stormwater with groundwater and to manage petroleum and suspended solids prior to discharge.

Board members queried circulation and retail access, particularly winter access for building residents to micro-retail spaces and the relationship with the waterfront trail. Member Max Pfeffer pressed the team to study alternative access that would improve year-round pedestrian connections to on-site retail, citing economic viability concerns for businesses that would otherwise rely on summer trail users. Several board members emphasized the undeveloped northern portion of the parcel: the team said the salt barn would remain and that disturbed areas used for staging would be restored to lawn, and that they already submitted a subdivision plan for the northern parcels with an expected discussion next month.

Other issues discussed: bicycle and pedestrian safety where the waterfront trail passes close to the plaza and building edges; tree removals (the project will remove four deciduous trees >8-inch trunk diameter and propose more than 40 new large deciduous trees); soil management plan (SMP) and site monitoring per New York State Department of Environmental Conservation (DEC) guidance; phasing and temporary parking to support the Ithaca Farmers Market during construction (through July 2025); and visualization viewpoints to be presented to the board in June.

The public hearing was closed on a motion by Elizabeth Godden and seconded by Andy Roman; the board voted unanimously to close the hearing. Board and staff asked the applicant for a follow-up submission addressing the demolition plan (tree species and sizes to be marked), more detailed plaza and pedestrian diagrams showing access to the micro-retail, additional stormwater and SMP details to reflect the updated hydrodynamic separator proposal, and proposed subdivision materials for the northern parcels.

Votes and motions recorded: public hearing opened (mover Elizabeth Godden; second Basil); public hearing closed (mover Elizabeth Godden; second Andy Roman) — both motions carried unanimously.

Proponents and opponents: Jan Rhodes Norman (Ithaca Farmers Market board) spoke in support; no public opposition was recorded at the hearing.

Sources: Presentation by Widom Planning and Design and consultants; public written comments submitted to the Planning and Development Board; public hearing record, April 22, 2025.","The board opened and closed a public hearing for the Water's Edge development at 683 Third Street, heard a presentation on design changes, remediation plans and circulation, and received support from the Ithaca Farmers Market.",{"_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},6265571,"Planning board grants final site plan approval for 325 College Avenue",364,251000,615000,"/Search/View?dp=1&key=3090701-0c70aa3fe1019eeadd8065769633d575&start=251&end=615","https://assets.pipeline.soar.com/3090701-0c70aa3fe1019eeadd8065769633d575/thumbnail_251000.jpg","/articles/6265571/New-York/Planning-board-grants-final-site-plan-approval-for-325-College-Avenue","https://secure.pipeline.soar.com/6265571-047769602ac2e1110edec7739a080072/orig.mp4?Expires=1770836204&Signature=cH8lodrc5RubSwCeWWzPh8xZZ6KTKRs2UqPln-iCRNIYJAhasVJET-BA-lmYVWEJMRrd34XGEM4sKOH9oIF2AgWKObxDOH-79w3y~Tp20yCL~kbJOY36IHEPiJFZjkI4nD3v9WeuaGOdsvHxVQDEqVnq6lDXAggTG0n1lSySDlkgKmu2X7iJnq4zmoWo8TqiXp8nkQONm3VdW6TkdA8TMZH0A8eUDX3r89qEl1G2mNn7EnauATK83bzLCaYiDjortnTayLZSLUuIOExB80lyyoZcVPFuzszyrlIwavCIzMULO7NQHyvTk77mdIswb~nXyr6IrRtJAdS090kUwnJvQw__&Key-Pair-Id=KUT5TJCACFTXG","The Planning and Development Board of the City of Ithaca on April 22 granted final site plan approval to the proposed development at 325 College Avenue, voting unanimously in a roll-call vote.

The approval followed a short presentation by the applicant team describing a late change required after New York State review. The applicant said they had added a second stairwell on the south façade, which removed a recessed window condition and required reconfiguring one unit and its bathroom. The team described the change as affecting façade massing but not the overall project footprint or unit count.

The board members who spoke praised the project’s process and responsiveness. “Thank you. I think the process worked really well,” board member Andy Roman said. Vice Chair Elizabeth Godden asked for clarification about façade materials; the applicant said the material itself did not change but the panel orientation was altered for warranty reasons. Director of Planning and Development Lisa Nicholas and environmental landscape planner Nikki Sarah confirmed no outstanding technical issues were blocking final approval.

After a motion to open discussion (moved by Elizabeth Godden, seconded by Andy Roman), the board voted by roll call on the final site plan. Andy Roman, Elizabeth Godden, board member Azahuri, and Chair Emily Petrina all recorded “yes” votes, and the board chair declared final site plan approval granted.

The applicant thanked the board for its assistance with the timeline and said demolition of the existing Cocos Building was already under way and contractors would mobilize next week.

Next steps: the applicant may proceed toward construction permitting consistent with the board’s final site plan approval.

Votes at a glance: Final site plan approval — motion to approve moved by Elizabeth Godden; seconded by Andy Roman. Roll-call yes votes: Andy Roman, Elizabeth Godden, Azahuri, Emily Petrina. Outcome: approved.

Sources: Board meeting presentation and roll-call vote, April 22, 2025.","The Ithaca Planning and Development Board voted unanimously on April 22 to grant final site plan approval to a residential building at 325 College Avenue after the applicant made last-minute code-driven design changes.","actionData","errors"]

Article not found

Planning staff circulate ADU ordinance draft; board signals support ahead of May 7 council vote

Applicant presents reworked CR-4 design for 201 Oak Avenue; board offers early design guidance

INHS seeks approvals for West State Street senior apartments and daycare; board declares lead agency

Public hearing held for Water's Edge at 683 Third Street; board hears environmental and circulation updates

Planning board grants final site plan approval for 325 College Avenue