NOTICE OF MEETING
The regular meeting of the Planning and Development Board will be held at 6:00 p.m. on Tuesday,
July 25, 2006, in the Common Council Chambers, 3rd Floor City Hall, 108 East Green St., Ithaca, NY.
1. Agenda Review
2. Privilege of the Floor
3. Subdivision Review
A. Major Subdivision, 136 Terrace Hill, City of Ithaca Tax Parcel # 81.-3-2, Jason Fane,
Owner/Applicant. Consideration of Final Approval. Applicant is proposing to subdivide an existing
5.055 acre (22,0195.8 SF.) lot into five lots; Parcel A equaling 1.757 acres (76,534.9 SF.), Parcel B
equaling 1.082 Acres (47,131.9 SF) and containing an existing five-story building, Parcel C equaling .165
acres (7187.4 SF.) and containing an existing two story building, Parcel D equaling 1.744 acres
(75,968.64 SF.) and containing an existing three story building, and Parcel E equaling .307 acres
(13,372.9 SF) and containing an existing two story building. Property is in the B-1a Zoning District.
4. Site Plan Review
A. TCAT City Center Project, Project Update for Seneca Street Shelter, Proposal to replace unit
pavers with stamped colored concrete. Rick Manning, Northeast Greenways Applicant for
Tompkins Consolidated Area Transit, Applicant/Owner.
B. Maplewood Apartments, 143 Maple Avenue, City of Ithaca. David Beer Applicant for Beer
Properties LLC, Owner. Consideration of Final Approval. Applicant is proposing to build a two-
story, 7,500 square foot footprint, apartment building. The proposed building will have 10 units, some of
which will be handicapped accessible. Parking for 15 cars is proposed. The proposed project is on two
contiguous tax parcels that abut the East Hill Recreation Way. One existing building will remain on the
site and a portion of the other building will be removed to accommodate ingress and egress from the site.
Parcels are in an R2b and an R3b Zoning District.
C. Kwik Fill Red Apple, 303 Elmira Road, City of Ithaca, United Refining Company of Pena,
Owner/Applicant. Consideration of Final Approval. Applicant is proposing to demolish an existing
1,731.57 SF. retail building, remove the existing concrete pads, canopy, islands, fuel dispensers, tanks
and associated piping. Applicant is proposing to construct a new 770 SF retail building, install new
underground fuel tanks, concrete pads and associated piping, three multi-pump fuel dispensers, and a new
76’ X 24’ canopy over the fuel dispensers. Proposal also includes new sidewalks, landscaping, lighting,
and drainage improvements. The property is in the SW-2 Zoning District.
If you have a disability and require accommodations in order to fully participate, please contact the City Clerk at
274-6570 by 12:00 noon on the day of the meeting
Planning & Development Board members, who will NOT be attending the meeting, are asked to contact Cindy
Hamnett, Department of Planning and Development (274-6550) by 3:00 p.m. the day of the meeting.
D. Realty USA, 704-710 Hancock Street, City of Ithaca, Philip J. Silvestri, Applicant for Merle
Whitehead III, Owner. Consideration of Final Approval. Applicant is proposing to renovate and
expand an existing one-story, 2,500 SF building that is currently vacant, (but has been used in the past as
a restaurant) and to remove an existing building currently used as a car wash. The proposed project is on
two contiguous tax parcels equaling a total of .58 acres (25,264 SF). The one-story building expansion
will increase the first floor by 2,000 SF and add a 3,000 SF second floor. The building will include a
new brick façade and pitched roof with asphalt shingles, new asphalt paving, and landscaping. The
proposed project will have 35 parking spaces including two handicapped spaces. The property is in the B-
4 Zoning District.
E. Hoy Baseball Field Upgrade, Hoy Road, Gary Wilhelm, Applicant for Cornell University, Owner.
Consideration of Final Approval. Applicant proposes to remove the existing turf, including the infield,
outfield, and bullpen areas on Hoy Baseball Field and replace it with artificial grass. Also proposed is to
install new dugouts, new bleachers, and a new press box, to remove and replace existing fencing,
reconfiguration of existing parking and associated site improvements. The property is in the U-1 Zoning
F. Modified Site Plan Review, Elmira Road Shopping Center, 398 Elmira Road, City of Ithaca, Marco
Marzocchi, Applicant for The Widewaters Group, Owner. Public Hearing and Consideration of
Modified Site Plan Approval. Applicant is proposing to modify the December 27, 2001 Approved Site
Plan by changing the shape and size of the proposed retail footprint adjacent to the now built Home Depot
Store. 189,444 SF of retail and 1,101 parking spaces were originally approved. The modified site plan
has 181,737 SF of retail and 843 parking spaces.
G. Lakeview Mental Health Single Room Occupancy Facility, 310-318 Third Street, City of Ithaca,
Mark A. Pandolf A.I.A., Plan Architectural Studio, P.C. Applicant for Lakeview Mental Health
Services, Owner. Public Hearing and Consideration of Modified Site Plan Approval. Applicant is
proposing to modify the January 24, 2006 Approved Site Plan by adding eight additional beds (four
additional beds on the second floor and four additional beds on the third floor) to the facility for a total of
38 beds. The building footprint will increase by approximately 1,650 SF and the kitchen and mechanical
room on the first floor will be enlarged.
H. Cayuga Green II, Green Street, City of Ithaca. Peter J. Trowbridge, Trowbridge and Wolf
Landscape Architects and Planners, Applicant for Ken Schon, Bloomfield Interests, Ithaca Urban
Renewal Agency, Owner. Public Hearing and Consideration of Modified Site Plan Approval.
Applicant is proposing to modify the September 14, 2005 Approved Site Plan. The approved site plan
included 14,270 GSF of office space, 10,200 GSF of retail space, a 35,212 GSF multiplex theater, and
56,145 GSF of Residential. The modified proposal has no office space, 16,100 GSF of retail, no theaters,
and 74,400 GSF of residential. Major changes include a reduction in the overall building height and
footprint and replacement of the amphitheater with lawn area including a trellis for outdoor seating.
I. Goodyear Tire and Rubber, Buttermilk Falls Plaza, 401 Elmira Road, City of Ithaca. Peter J.
Trowbridge, Trowbridge and Wolf Landscape Architects and Planners, Applicant for William
Zikakis, Owner. Public Hearing and Consideration of Modified Site Plan Approval. Applicant is
proposing to modify the September 27, 2005 Approved Site Plan by adding a storage facility to the
building equaling approximately 2,900 SF and by increasing the number of parking spaces from 26 to 32.
The roof will change from a gable roof to a flat roof and from brick to painted concrete block and dryvit
J. Six Mile Creek Center, 215 The Commons, City of Ithaca, Scott Whitham Applicant for Jeffery
Rimland, Owner. Project of Limited Scope. The applicant is proposing renovations to the entry and
lobby including installation of a new sign at the building face, removal and replacement of concrete in
front entry and vestibule, addition of natural stone pylons, and upgrades to the vestibule along with
interior renovations. The project is in the CBD-60 Zoning District. This is a Type II Action under both
the City of Ithaca Environmental Quality Review Ordinance 176-5 (C) (6) and the State Environmental
Quality Review Act 617.5 (c) (2) and is not subject to environmental review.
5. Zoning Appeals
#2695, 215 North Cayuga Street, Moosewood Restaurant, Sign Appeal
#2696, 335 Elmira Road, Maryann Friend, Use Variance
#2697, 114 – 118 North Tioga Street, TC3 Foundation, Sign Appeal
#2698, 423 – 435 Franklin Street, Papa John’s Pizza, Sign Appeal
#2699, 143 Maple Avenue, David Beer, Special Permit
6. New Business:
7. Old Business:
A. Planning Board Chair
B. Deputy Director
C. Board of Public Works
9. Approval of Minutes - None
cc: City of Ithaca Planning and Development Board
cc: Agenda Only:
Ralph Nash, Major Subdivision, Terrace Hill
David Beer, Maplewood Apartments
Al Kolb, Kwik Fill Red Apple
Philipp J Silvestri, Realty USA
Gary Wilhelm, Hoy Baseball Field Upgrade
Marco Marzocchi, Elmira Road Shopping Center
Mark Pendolf, Third Street SRO
Peter Trowbridge, Cayuga Green II, Goodyear Tire and Rubber
Ken Schon, Cayuga Green II
Scott Whitham, Six Mile Creek Center