INHS revises West State Street plan to raise entrances, remove rear parking amid floodplain constraints

Ithaca Neighborhood Housing Services told the Planning and Development Board Project Review Committee on May 9 that it has reworked the proposed 205–217 West State Street development to respond to floodplain constraints and passive-house requirements, shifting elevation work to the exterior of the building, removing rear parking, and preserving separate street entrances for senior housing and a day care center.

The changes matter because the project sits in a flood-prone area and the design choices affect how residents, visitors and emergency responders will access the building. Chair Emily Petrina said she viewed the changes as “really positive” and asked the applicant to make site access and the ramps front-and-center at the public hearing in two weeks.

Project representatives said a conflict emerged between wet floodproofing measures for residential units and the passive-house standards the developer is pursuing. “As we furthered our research along, we recognized that there was gonna be a conflict between some of the flood proofing measures with wet flood proofing for residential and, the passive house requirements that we're trying to shoot for,” the applicant explained. To resolve that, the team said it has shifted elevation treatments to the exterior of the building so interior residential spaces are compatible with both requirements.

Design changes the applicant described include moving the building back on the lot to create room for ramps and planting, converting the prior central entrance configuration into two distinct State Street entries (one for senior housing on the east corner, one for the day care on the west), and removing parking at the rear while keeping a covered drive-through lane and a drop-off/loading lane for day care within the building footprint. The applicant said the play area, previously under the building footprint, has been relocated to the exterior and enlarged.

Board members and staff flagged operational and safety issues the applicant must address at the public hearing. Emily Petrina asked the team to explain constraints that affect aerial access and fire‑truck clearances so the full board and the public understand what is feasible. Planning staff asked for a mailing map and address list used for public-notice mailings so the board can see who was notified ahead of the scheduled hearing.

Members also raised landscaping and micro-design details. Lisa Nicholas, director of planning and development and staff to the board, said planting strips at the low‑slope sidewalk entrances will improve the streetscape but cautioned the available soil width will be “very squeezed,” and that the project’s landscape designer will have “his work cut out” to make plantings thrive. The applicant acknowledged the constraint and said they will try alternatives—benches or other elements—if plantings are infeasible.

Board members requested the applicant show detailed ramp and stair elevations for the State Street frontage at the next meeting so the committee can review exact slopes and how entries will appear at the human scale. The applicant warned there will still be vertical change at doorways: “Once it gets to the entry door, it's gonna be about a 3 foot 4, shift between elevations,” the applicant said, and noted they are exploring coverings or heated ramp surfaces to reduce slip hazards during winter.

The applicant said they are also working to place the dumpster inside the building footprint, on the east side, to avoid blocking views from the play area; staff asked whether the dumpster could instead be located beside the generator to reduce visibility from the sidewalk. On operations, the applicant confirmed the day care will have a covered drop-off and loading lane and that the team will study striping, signage and other measures to address safety where children will cross the drive lane.

No formal vote or board decision was taken at this work session. The applicant will present updated materials, including ramp/stair elevations and the public-notice mailing map, at the committee’s full meeting and public hearing in two weeks.

For the record, committee members at the May 9 session included Emily Petrina (chair), Lisa Nicholas (director of planning and development and staff to the board), Sam Quinn Jacobs (planner and staff to the board), Nikki (staff member), and Sarah (environmental and landscape planner and staff to the board). Applicant representatives in the discussion included Steve Woods and Bear Smith.