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Planning board approves modified entry and circulation for 110 North Meadow after flood‑map changes
Summary
The Planning and Development Board approved site‑plan changes for 110 North Meadow — raised first‑floor elevation, shifted footprint, longer ramps and stairs — conditioned on a redesigned northeast entry that adds benches and removes bike racks, with final designs circulated to the board.
The Planning and Development Board of the City of Ithaca on Aug. 26 approved changes to the site plan for 110 North Meadow Street after applicants revised the design to respond to updated FEMA flood maps and egress requirements.
The board voted to approve the project changes with a condition that the northeast entry be redesigned as a west‑facing switchback ramp with benches under the canopy and no bike racks; the applicant must circulate detailed renderings and elevations to the board for mid‑month review before building permit issuance.
Project representatives told the board the Federal Emergency Management Agency flood maps raised the required first‑floor elevation by about "a 10 inch increase in the finished floor elevation," forcing adjustments to ramps, stairs and the building footprint. The team said the building footprint was shifted roughly "12 inches to the east" to secure a minimum egress path that meets the 44‑inch requirement. Graham and Jacob Van Mecca of the applicant team and Dustin Welch of Passaro presented the revised plans and renderings.
Board members debated adding bike racks and seating at the covered entry. Andy Roman said the bike racks would be "potentially more desirable" but later supported moving to seating, telling the applicant, "that would definitely be my preference." Several members, including Elizabeth Godden and board chair Emily Petrina, described the front entry as crowded by ramps and railings and asked the team to show a tighter elevation or zoomed renderings to evaluate how the railings and benches would look.
The applicant sketched an impromptu solution on the record: fold the last leg of the ramp to run back to the west, create an extended landing and add benches or planters to conceal railings. Robert Kane, representing ownership, said that approach "seems very possible" and could be handled quickly to meet financing deadlines. The board agreed to a mid‑month email circulation of revised elevations and renderings for staff and board review; if the changes do not satisfy the condition the applicant must return to the board.
Action: Elizabeth Godden moved to approve the project changes for 110 North Meadow Street with the condition that the northeast corner entry be redesigned to switch back to the west and include benches and the removal of the bike racks; Andy Roman seconded. Roll call votes were recorded as "Yes" by Andy Roman, Max, Elizabeth Godden and Emily Petrina; motion carried.
The board also asked the applicant to provide at least one close‑up elevation of the entry and to confirm whether window trim color changes (black trim proposed) would be part of the submittal. The applicants agreed to supply renderings, elevations and details with the mid‑month submission.
