[{"_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",6199790,"mediaKeyId","3823235-c55e2f13479260dc1d24e65cc66f5996","parentId",3823235,"title","Developer, planning board spar over Cayuga Park sign package as designers shrink and clarify proposals","audioSeconds",1378,"startMs",862000,"endMs",2240000,"viewUrl","/Search/View?dp=1&key=3823235-c55e2f13479260dc1d24e65cc66f5996&start=862&end=2240","thumbnailUrl","https://assets.pipeline.soar.com/3823235-c55e2f13479260dc1d24e65cc66f5996/thumbnail_862000.jpg","articleUrl","/articles/6199790/New-York/Developer-planning-board-spar-over-Cayuga-Park-sign-package-as-designers-shrink-and-clarify-proposals","mediaUrl","https://secure.pipeline.soar.com/6199790-67050df2299c12e4ccdbb5f16747cb9a/orig.mp4?Expires=1770411767&Signature=UWZfTK4cC7Fi3MZGs5Rwl3f4uBqo88RbMm9POqEBHPeLescETt2FY0X2hLBcIB3ChgjW3~T~-DDoLCUu1wgA-yArCl7ITO1Kcgladug2kSB~s8WKBYPjvsJl0~xUiANKsASR-hwsChTiQu5apdlPoyZy5XE4vUEWy8E9THaxXqM6HPy7dLpx5Iz4l8GIFzOBlOrZwNFs578JHlUVRjmRoS-kSlfb083Frgasra9snYU1dmarHfs5lqVsMpGiLwciLuZIbanzzCTI~OAFxZclqR7TWagXTLsXq-PRYbDejif~MnReunk08ykK6CL4tHn9WWpE4aQYrHO5XACI-1DQtQ__&Key-Pair-Id=KUT5TJCACFTXG","author","Ithaca City","date","2025-06-14T03:05:20Z","article","Cayuga Park project representatives returned to the Planning & Development Board Project Review Committee on June 13 to present a scaled‑back sign package after earlier criticism about size, character and visibility.

The applicant team described reductions to blade and monument signs, added north/south labeling for two residential buildings now called Aurora North and Aurora South, raised internal wayfinding signs to avoid sightline conflicts and proposed backlit panels for the main entrance monument. “We have reduced the size of all of the signs that are on the public facing orientation,” the project team said, and emphasized the intent to help Cayuga Health and other tenants and visitors locate buildings on a complex site.

The discussion focused on three recurring concerns: (1) the visual impact of illuminated signs on nearby residents and drivers, (2) the public-facing scale of the main monument sign and how much of its area is dedicated to the development’s name, and (3) pedestrian/vehicular sightlines at internal intersections.

Nikki Sarah, environmental landscape planner and staff to the board, walked the committee through the city’s sign rules and reminded members of the specific criteria staff will include in a draft resolution, including management and operational conditions for identifying and limiting sign illumination and placement. She also said staff had raised sight‑line concerns about low monument signs and that revised wayfinding posts were designed to reduce those conflicts.

Paul Dudley, the signage consultant for the applicant, described the revised monument as two feet shorter than earlier versions and said the sign would feature reverse‑illuminated channel letters for the primary development identity, with tenant panels that can be backlit as occupancy fills. The design team also proposed raised blade signs on the Route 13 side and reflectorized wayfinding signs along internal roads.

Several board members asked for additional materials before the full board hearing. Max Viffer, member, asked the applicant to be ready to discuss illumination levels and potential effects on drivers. “The question of illumination would be, in terms of brightness, how it would affect whether or not it would be a distraction to drivers on the road,” he said.

Board members also requested a clear before‑and‑after comparison showing how the blade and monument signs changed in size and proportion since the prior submission. Emily Petrina, chair of the board, and others said side‑by‑side renderings would help the full board evaluate the magnitude of the changes. Several board members said they were supportive of reducing scale but remained cautious about illumination mounted to residential façades and about proximity to apartment windows.

The meeting included a tense exchange over tone. Andy Bodowitz, representing the development team, urged “reasonableness” and described the team’s long work on the project; multiple board members and staff later emphasized that review comments were intended as professional critique, not personal criticism.

Direction from the committee: the applicant was asked to provide updated full‑site renderings for the planning board that clearly show (1) before‑and‑after comparisons of each sign type, (2) which residential windows are nearest illuminated blade signs and proposed hours or dimming schedules, and (3) a narrative addressing sightlines and safety for motorists and pedestrians. The committee did not take a formal vote; the sign package will return to the full Planning Board with those materials.

The project team said they will update renderings and illumination details and expect to appear at the upcoming planning board meeting.","mediaType","Video","parentTitle","06-13-25 Project Review Committee","oneSentenceSummary","Cayuga Park project representatives presented a pared‑down sign package to the city’s Planning & Development Board Project Review Committee on June 13, and were asked to provide clearer before‑and‑after renderings plus an illumination plan before the full board reviews the request.","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},6199770,"215 College Avenue team refines streetscape, terraces and access for student housing project",1448,3144000,4592000,"/Search/View?dp=1&key=3823235-c55e2f13479260dc1d24e65cc66f5996&start=3144&end=4592","https://assets.pipeline.soar.com/3823235-c55e2f13479260dc1d24e65cc66f5996/thumbnail_3144000.jpg","/articles/6199770/New-York/215-College-Avenue-team-refines-streetscape-terraces-and-access-for-student-housing-project","https://secure.pipeline.soar.com/6199770-ef94fa2bc959da9845e049f44076c8ee/orig.mp4?Expires=1770411767&Signature=dpwmR9VexlteuogR6tFge2g8FvHrGlJVmHpyoYFE4PpgzyHarJFKEHN~l-600XJAPi8yGJZf4u9DOzI-HlK8lymS9u4OdgffdgJBjbXhofadYvI7lL0Y9xiz~TsAcY88fuIAtcIBCfsyQIUSmzYl2rRQA~-DnhfXNNr2LKjeVIxKWgHREa~JqKPUvFBfynDbUxFiEPhbhSfd5f38upOx9LFEw1sG8EwzW1GmmKmibb7E0dhv2VQwr6wnKqywRuK14mrI22gFt~7A5q1tujVQc-U3tlNpcoVS9QyjD~O~qXTakQV6t~hZ7xk3kWsUn9bLVZveg7BUVHiUYfC13VpwAw__&Key-Pair-Id=KUT5TJCACFTXG","The development team for 215 College Avenue presented revised streetscape plans on June 13 that aim to activate College Avenue with an intermediate terrace and to soften Linden Avenue with terraces, planting beds and a more articulated façade.

Presenters said the site has a broad setback with variable widths between property line and building face (roughly 8–18 feet) that allow a public terrace on College and a stepped garden on Linden. The terrace on College Avenue will be raised slightly above sidewalk grade but accessible via a short ramp and steps; designers said the elevated configuration preserves an open amenity area while maintaining visibility into the lower‑level amenity room. Renderings showed benches, planters and an accessible route to the terrace.

On Linden Avenue the team proposed a gravel planting bed, a garden area and a sequence of balconies and vertical window panels to break the façade and create a residential scale. The designers said they adjusted first‑floor materials, wrapping warm wood tones around the base to create a distinct entry expression and to reduce the sense of a monolithic façade.

Board members praised the creative responses to prior comments but asked for additional clarifications. Andy Rollman and others asked for a clearer Ground Floor plan in relation to the site — specifically, how the childcare, community space and accessible ramps will function together — and for elevations that show the terraces in context with neighboring grades. Staff asked for winter renderings to show the look and maintenance of planting and gravel beds during Ithaca winters.

The project team said it will provide additional sections and a transportation and construction staging package for the full planning board; the team also noted early coordination with BikeWalk Tompkins and planned bicycle amenities including a bike tool pump station.

No formal approvals were taken; the committee will expect updated visualizations, construction staging and any TDM (transportation demand management) materials at the next meeting.","Developers presented updated streetscape and terrace designs for 215 College Avenue, showing an accessible intermediate terrace on College and a stepped garden on Linden, and the committee asked for clearer sections, winter renderings and a construction staging plan for the busy College Avenue corridor.",{"_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},6199775,"INHS refines West State Street apartment elevations, proposes murals and explores car‑share spots",885,2432000,3317000,"/Search/View?dp=1&key=3823235-c55e2f13479260dc1d24e65cc66f5996&start=2432&end=3317","https://assets.pipeline.soar.com/3823235-c55e2f13479260dc1d24e65cc66f5996/thumbnail_2432000.jpg","/articles/6199775/New-York/INHS-refines-West-State-Street-apartment-elevations-proposes-murals-and-explores-carshare-spots","https://secure.pipeline.soar.com/6199775-0f077d569c0b5359813725fd2b125f05/orig.mp4?Expires=1770411767&Signature=YUmzRxyUvP2YzIBDDIXdYD1P64Q8llCGe9lx4~fUVxKhSCeuU39uGp7MvD~jpGiZrT0tMWK4tYLG~lgA3HU~eLH~X52Jvioiw5cpCxnD56LI-rW~IKSou7fTV5zXTqlVNWBU3KSvAU-MHva0dziZb5nvIKw7XvlCgfBAsGEgUUbN0~swM~EIOZzlbE96wIzNnivQ3waXbgl-Uk2NwhpAWug~BNjwDTUVPxG8QK7VDnnsgFGbeOHw6u26OlZsCL4SM2t6jM9LUu8mpBh8~-Ujb8xnxJBPRp~qaowxf0o1OOTMlXRT42scIoHhFP99kDf8DyPTQ7viKdibi4T70Lrmeg__&Key-Pair-Id=KUT5TJCACFTXG","Ithaca Neighborhood Housing Services (INHS) returned to the committee on June 13 with revised building elevations, a proposal for public‑facing murals and an initial query about adding car‑share parking to the West State Street apartment project.

INHS representatives said they are toning down a previously high‑contrast black‑and‑white palette in favor of a softer field color with vertical accent bands and a terra‑cotta tone to echo nearby brick architecture. They also proposed an art treatment in a central stair tower and a larger mural on the building’s western stair tower to enliven the façades.

Victoria (last name not stated), speaking for the team, said INHS had contacted Ithaca Car Share and McGraw House and was exploring the value of adding a dedicated car‑share space and an accessible parking spot near the project to improve resident mobility. Nikki Sarah, planning staff, suggested the engineering division be involved in any conversion of on‑street parking and noted the city is reluctant to remove curbside parking where possible.

Board members asked for context: where mural materials would be located, whether murals would be painted on panels or applied media, and how the palette will look in winter light. Andy Rollman and others asked for demonstrations of floor plans, ground‑floor programing, and how the child care and community spaces will be accessed following recent changes to ramps and entrances.

INHS said it will also present construction staging plans — including coordination with Welliver and how to maintain access on a busy corner — and is working with geotechnical engineers; a preliminary geotech indicated sandy soils that will likely require driven helical piles to deeper, firmer strata.

Direction: INHS will return with updated renderings that show elevations in context, mural details (media and location), a construction staging plan, and a response to ILPC input once available. Staff encouraged coordination with engineering on any car‑share or on‑street parking changes and requested planting/landscape plans so the committee can assess maintenance and winter appearance.","Ithaca Neighborhood Housing Services updated the committee on exterior finishes for the West State Street affordable housing project, discussed murals for stair towers, and raised the possibility of partnering with Ithaca Car Share for on‑site car‑share parking; staff suggested engineering will need to review any conversion of on‑street parking.",{"_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},6199780,"Applicant for DeWitt Park house seeks special‑permit recognition for bed‑and‑breakfast at 308 North Cayuga Street",794,40000,834000,"/Search/View?dp=1&key=3823235-c55e2f13479260dc1d24e65cc66f5996&start=40&end=834","https://assets.pipeline.soar.com/3823235-c55e2f13479260dc1d24e65cc66f5996/thumbnail_40000.jpg","/articles/6199780/New-York/Applicant-for-DeWitt-Park-house-seeks-specialpermit-recognition-for-bedandbreakfast-at-308-North-Cayuga-Street","https://secure.pipeline.soar.com/6199780-e63bded727ed0bea4587449683a8ef0f/orig.mp4?Expires=1770411767&Signature=TciIHUNFANWUNMgqxrN4JgzigL3RZm6FlUXg2gMGwKygknU3wePMBO3HRHZrFQjasQ-6bcnYAOgjLDodLrr4wwvrkGmPry1sIi02P5PerBDtYNZYf90CWtjOGfFqt2ssvLBJ42~7Pax-oqyWLGmH0GbSSy-FGZiVor5ydir-6449UjohTuSfP~2mzEsYoBaJQDjugKXKJtZ4-ioL2z3YbQLlTpfohYIARWSbxrMnabdpzKrLfUso4eRo8Z1xoBwBQHe264vqSNh3nAk~ZkZTj~dXzAe-PXFDzjTwqcSnMMtdhCk2v9ksV0jgqiZoXQee~E4ddosev3Y3xEVSebCsAQ__&Key-Pair-Id=KUT5TJCACFTXG","Crystal Wright appeared to discuss seeking a special permit to operate a bed‑and‑breakfast at 308 North Cayuga Street and explained why she purchased and intends to operate the historic property as a community asset and small business.

Wright said she bought the property in late 2021 with the intent to continue the previous owners’ approach to maintaining the home’s historic features while operating it as a bed‑and‑breakfast and occasionally making the space available for nonprofit meetings and community events. “We wanted to think of it as a community asset as well,” she said, describing the home’s use for staff retreats and neighborhood milestones.

Staff clarified the property’s permit history. Nikki Sarah, environmental landscape planner and staff to the board, told the committee that the prior owners had held a bed‑and‑breakfast permit while they lived on the property, but that during their final years they used the site as a cooperative house and are now using short‑term rental classifications. As a result, “there is no special permit right now,” Sarah said, and Wright will need to obtain a bed‑and‑breakfast inn special permit for the current use.

Sarah reviewed special‑permit criteria that are commonly applied to bed‑and‑breakfasts: the inn must be owner‑managed, exterior alterations are limited, guest rooms may not have individual cooking facilities (a single kitchen for the building is allowed), in‑house food service may only be provided to guests and occupants, and staff will prepare proposed conditions for the board’s resolution. The city’s practice is to issue bed‑and‑breakfast special permits on five‑year cycles, Sarah said.

Board members asked applicant to bring clearer neighborhood context, a context map and specifics about parking as the file proceeds to the full planning board. Max Viffer suggested that Wright present “a little bit more about the neighborhood context and how the place fits in,” and Emily Petrina, board chair, recommended a locational image (Google Earth or similar) that shows the site, adjacent library and any on‑site parking.

Staff also said that building compliance and a certificate of occupancy/certificate of compliance must be confirmed before final special‑permit approval; the committee indicated it might not vote final approval at the next meeting until building compliance items are cleared by code enforcement and building staff.

Action/status: staff confirmed there is currently no active bed‑and‑breakfast special permit for 308 North Cayuga Street; staff will continue to work with the applicant on building compliance and will prepare a draft resolution that lists operational conditions. The applicant will return to the Planning Board with a context map, parking and operation details; the committee did not vote on the special permit at this meeting.","Crystal Wright, current operator of the house at 308 North Cayuga Street, sought Planning & Development Board guidance on obtaining a special permit to operate a bed‑and‑breakfast inn; staff confirmed there is presently no active B&B permit and outlined owner‑management and operational conditions applicants must meet.",{"_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},6199786,"Water’s Edge team presents waterfront building materials and asks planning board to weigh community activation",3187,3125000,6312000,"/Search/View?dp=1&key=3823235-c55e2f13479260dc1d24e65cc66f5996&start=3125&end=6312","https://assets.pipeline.soar.com/3823235-c55e2f13479260dc1d24e65cc66f5996/thumbnail_3125000.jpg","/articles/6199786/New-York/Waters-Edge-team-presents-waterfront-building-materials-and-asks-planning-board-to-weigh-community-activation","https://secure.pipeline.soar.com/6199786-f9418eba9415761048ec08c0afad9334/orig.mp4?Expires=1770411767&Signature=WjDIV6Zvor2iKgIz78oVumtzdRruz7GhZHrlehWePFcRYpXW9yn44p-PZPey-BaC1mH4KlsPHa7B4lV9hH79OhmspAeI-ZbZZjSB0sLcC~6~~-ecaxFhjQgZnSDloTBFdEky0ecnv93aD-prpz6FSamrxzyffAsVepyOw8qqccYpp5E4O-edjk80Jiaa6yq7ietfIR3ScaRdyos2OXCP6U0wk~sNzm6eMgMAUcvCxAtIhxWUoB5o0r7llrB-CbeMyHfg1ye3BVlqIv8vpyFx73VKzgR1IJnaB-kFhP2mK8loKXD2NvabZoplMEb2A4NtOtOr0sbFHkZXlyImFRgCsw__&Key-Pair-Id=KUT5TJCACFTXG","Architects and developers for the Water’s Edge project presented façade materials, building massing and proposed public realm activation to the Planning & Development Board Project Review Committee on June 13, seeking preliminary guidance on community character and waterfront design guidelines.

The project team described thermally modified wood and corrugated metal as their primary materials, with vertical wood elements and trimmed window patterns intended to break the buildings’ horizontality. “That vertical element helps cut down the horizontality of the building,” a team member said. The team also proposed first‑floor, covered retail bays and a plaza oriented toward the waterfront trail to activate the public realm.

Board members and staff focused on two central questions: how the First Floor would engage the trail and inlet, and whether the ground‑level façades facing the water were too inactive. Andy Rollman, member of the committee, and other members noted that several elevations showed large louvered or screened openings for garage ventilation, and asked whether the team could increase active uses or visibility along waterfront edges.

Max Viffer, board member, asked for a clearer explanation of the marketplace component and whether the retail program would be viable for the site’s pedestrian flow. “The biggest concern…is the viability of the retail space and how that is really going to work,” he said, urging the team to provide a stronger retail activation strategy.

Committee members also asked for material samples and for renderings that showed how the materials will age in Ithaca’s climate — in particular, how thermally modified wood will silver or weather, and what maintenance program the developer anticipates. Emily Petrina, the board’s chair, asked for renderings that show the building in winter and over time.

The team noted that the site will be visible “in the round” and provided preliminary strategies for screening garage openings with wood louvers and slatted panels. The applicant said they would provide more detailed visual simulations and a table tying the proposal to the waterfront design guidelines at the planning board meeting.

Direction from the committee: the project team should (1) provide material samples at the planning board meeting, (2) prepare renderings of waterfront views that include winter/light‑gray conditions, (3) show strategies to activate the trail‑facing First Floor (retail program, seasonal uses or other activation), and (4) include a narrative addressing how ground‑floor garage louvers and screens will support a pedestrian‑friendly frontage.

No formal votes were taken; the committee will review the visualizations and the team’s responses to guideline checklists at the full planning board meeting.","Design team for the Water’s Edge mixed‑use project reviewed architectural materials and façade treatments for the two L‑shaped buildings along the Cayuga Inlet, and the committee requested additional visualization of waterfront‑facing ground floor activation and clearer plans for retail viability.","actionData","errors"]

Article not found

Developer, planning board spar over Cayuga Park sign package as designers shrink and clarify proposals

215 College Avenue team refines streetscape, terraces and access for student housing project

INHS refines West State Street apartment elevations, proposes murals and explores car‑share spots

Applicant for DeWitt Park house seeks special‑permit recognition for bed‑and‑breakfast at 308 North Cayuga Street

Water’s Edge team presents waterfront building materials and asks planning board to weigh community activation