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Board asks staff to prepare amended SEQR record for 602 West Buffalo Street after accessibility and floodplain review
Summary
Planning board heard an extensive presentation for the 602 West Buffalo Street proposal and, after lengthy discussion about elevator-centered access, safety of the rear entrance and floodplain-driven design changes, directed staff to prepare an amended negative declaration and requested additional follow-up from the applicant on accessibility and engineering details.
The Ithaca Planning & Development Board heard a detailed presentation on Nov. 24 for the project described in the record as "the Citizen at 602 West Buffalo Street." Presenters outlined site elements, floodproofing measures, landscaping and building elevations, and the board spent extensive time probing accessibility, safety and supportive-housing operations.
The applicant team described design changes driven by floodplain requirements: the building was raised about 4 feet, and one story was removed so the design dropped from five stories to four to avoid triggering a zoning variance. The design includes under‑building parking, an elevated electrical room and an underground cistern intended to hold roof runoff during high volumes to protect the storm system.
Board members pressing on accessibility emphasized concerns with an elevator-first entry sequence for residents. Jenny (board member) said she was "admittedly still a little bit uncomfortable with the accessibility component" and warned that "relying on elevator only access for a building, especially an elevator access that has public access from the outside in can lead to other challenges." Several board members urged the applicant to engage outside accessibility experts — Jenny suggested reaching out to the Finger Lakes Independent Center for review.
The project team confirmed they had submitted for HCR funding "through the 9% application" and identified about 18 units proposed for supportive housing; the board asked whether those units will have on-site support staff and requested a strategy for avoiding problems the board associated with past projects that lacked sufficient onsite supportive services.
Members also raised safety and visibility concerns about the rear parking/garage area and requested that any security approaches preserve visibility while screening vehicle areas. Peggy Tully, a new board member, said the rear entry as proposed "doesn't feel like an entrance" and warned that the layout could "feel like you're hiding the people." The applicant said the back vestibule would be secured and would serve as the raised emergency egress required by floodproofing rules.
On procedural next steps, several members recommended amending the prior negative SEQR declaration so the record clearly reflects changes (flood impacts, changes in story count and other visible revisions). Staff agreed to prepare an amended negative declaration and return the document to the board concurrently with responses to the questions raised at the meeting. The board did not record a formal roll-call vote on the amended SEQR at the meeting but expressed support to proceed with an amended record and requested additional materials and clarifications from the applicant before final action. The applicant team was asked to provide further detail on accessibility planning, whether supportive units include on-site support staff, and precise distances and code compliance for adjacent building relationships.
The public hearing produced no public commentators. Staff and the applicant will bring the amended SEQR language and requested clarifications back to the board at a subsequent meeting.
