Developers of the Water’s Edge subdivision at 683 Third Street presented revisions to the subdivision plat and site design at the City of Ithaca Planning and Development Board meeting on Sept. 23, asking for discussion rather than approvals as they fine-tune plans.
The applicant said the changes include a reduced footprint for the southeast building, an increase from four to five stories to hold the same 40 units, a westward shift to avoid a recent flood-plain line, a relocation and enlargement of ground-floor retail into the northwest corner of the site, and simplified vehicular circulation that adds roughly five parking spaces to about 220 total.
Board members and a public commenter urged short-term improvements to the northern parcel the applicant is keeping fenced and using for operations. A member of the public, Cheryl, urged “softening” the fence line with plantings or containers and moving the fence back along the trail so the area does not appear vacant from the farmer’s market and waterfront trail.
The applicant told the board the northern parcel is currently used as a secured maintenance and operations hub for properties the owner manages and that the owner’s insurer has warned coverage would be terminated if access control is removed. The applicant said their broker contacted multiple carriers and did not find coverage that would allow reduced access control.
Board members suggested alternatives that would not change the property’s access control but would improve its appearance while it remains fenced: higher-quality fencing, murals, seasonal plantings, container plantings on asphalt, and screening treatments. Several board members also asked the applicant to coordinate with adjacent property designs and to pursue a “nicer” fence treatment because the DOT easement that allowed the waterfront trail previously required barbed wire on the fence.
The project team presented design options for perforated parking screens at plaza-facing ground-floor parking, and said screening concepts could include abstract patterns, tree-like forms or an abstraction referencing Ithaca Falls. The team asked for feedback and plans to return with updated technical drawings and preliminary site plan and subdivision materials at a future meeting.
No formal board action or vote was taken on the revised plan at this session; the applicant said they were not requesting approval and the board did not move to a decision.
Planning staff noted the project already received a negative declaration for environmental significance during earlier review and that traffic and peak shared parking demand memos indicate the refinements do not increase previously analyzed trip generation.
Board direction: the board generally endorsed the relocation and enlargement of retail to the corner, encouraged the applicant to return with refined technical drawings, and pressed the applicant to present interim perimeter improvements for the northern parcel that avoid changing access control but improve the trail-facing edge.
Next steps: applicants will update drawings and return for preliminary site plan and subdivision review; staff and the board expect follow-up materials addressing fence/edge improvements, screening details for parking, and logistics for retail servicing and trash containment.