Developers revise 325 College Ave. design to expand streetscape; board requests further visualizations

Developers seeking design review for 325 College Ave presented revised plans Jan. 10 to the Project Review Committee of the Planning and Development Board that add sidewalk setbacks, expanded storefront glazing and outdoor seating aimed at strengthening the College Town streetscape.

The presentation, led by Annie of BKB and project representative Nick, showed a 4‑foot setback along College Avenue and a further 4‑foot pullback around the corner onto Dryden Avenue to create an 8‑foot “urban public transition” zone with planters, benches and space for restaurant seating. The team said the setback allows a continuous storefront to wrap the corner and provides a flatter, accessible zone while the public sidewalk beyond rises with the grade.

The board said the changes respond to earlier feedback but asked for additional visual materials and technical clarifications. “I think this plan makes it look like the building is coming out 4 feet, but it’s actually aligned with your gate,” Commissioner Andy Rollman said, warning the corner could pinch the pedestrian path and reduce connectivity to the Brizzano building. Rollman also asked the applicants to reconsider the location of bike racks and to show options that open the corner sidewalk rather than creating a semi‑private space behind a railing.

Why this matters: College Avenue and Dryden Avenue are key pedestrian corridors into Ithaca’s College Town. The committee said how the building meets the sidewalk, where glazing ends and how outdoor seating is configured will affect walkability, sightlines and the experience of students and other pedestrians.

Project details and applicant comments - The design team described a storefront-heavy façade on College Avenue, a prominent corner bay window and an artful metal railing/screen at the site portion of sidewalk where the grade changes. - The applicant indicated the restaurant tenant has limited interior space and does not want additional internal stairs, so the team proposed split slabs and some exterior steps to balance interior restaurant function with exterior access. The team said the current proposal reduces an earlier 12‑step change to about six exterior steps. - The applicants showed shadow studies and said they are preparing material boards, lighting concepts, detailed elevations and additional visualizations. - The team said removing additional retail area would necessitate losing residential units above; the presentation noted units above represent roughly 8% of the project’s total units and that changing floor‑plate layouts could affect unit counts.

Board requests and concerns - Sidewalk clearance and pedestrian flow: Rollman asked the team to illustrate how the setback ties into the adjacent building at 205 Dryden and how the sidewalk width will feel at the corner. He urged the team to avoid a configuration that channels wheelchair users to the outside of the path. - Streetscape integration: Staff and board members asked for sketches showing the three typical sidewalk zones described by the applicants (building edge activity zone, clear pedestrian walkway and curb boulevard) and how the new building will relate to those zones up and down Dryden Avenue. - Visualizations: Chair Emily Petrina and board members requested additional viewpoints, specifically a driving view from the south up College Avenue, street‑level sections at the sidewalk showing how much glass is visible from a standing pedestrian, and low views looking up Dryden to show the penthouse/mechanical screens on the skyline. - Materials and detailing: Board members asked for material samples and a product spec for railings (one member preferred a designed steel solution rather than an “off‑the‑shelf” product) and more clarity on the proposed glass rail option versus the team’s preferred artful metal railing. - Accessibility and grade transitions: The committee asked the team to continue efforts to reduce the number of exterior steps and to show options for slab and ramping that preserve restaurant seating needs while improving the public realm.

Next steps The committee asked the applicants to return in a few weeks with revised drawings, material boards and quick, annotated sketches or collages that animate pedestrian flow (they said high‑cost renderings are not required). Staff asked the applicants to include measured dimensions and site sections that clarify sidewalk clearances, the proposed activity zone widths, and a realistic human scale in the street‑level views. The committee indicated it will consider the design review and community character items at the next meeting.

The Project Review Committee heard this item Jan. 10 and scheduled follow‑up review at a future meeting.