[{"_1":2,"_124":-5,"_125":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76,88,100,112],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6225653,"mediaKeyId","3536064-cbc4b281b9c1364da1f8b8bde479c930","parentId",3536064,"title","INHS West State Street plan updated: entry raised to meet flood rules, day‑care play area moved and ramping added","audioSeconds",56,"startMs",63000,"endMs",119000,"viewUrl","/Search/View?dp=1&key=3536064-cbc4b281b9c1364da1f8b8bde479c930&start=63&end=119","thumbnailUrl","https://assets.pipeline.soar.com/3536064-cbc4b281b9c1364da1f8b8bde479c930/thumbnail_63000.jpg","articleUrl","/articles/6225653/New-York/INHS-West-State-Street-plan-updated-entry-raised-to-meet-flood-rules-daycare-play-area-moved-and-ramping-added","mediaUrl","https://secure.pipeline.soar.com/6225653-235914c6524767445eb397b46f91cfc7/orig.mp4?Expires=1770664932&Signature=JxXDbN7OPG7QPESBu79IW80MdXifCBvvoe1W6btZcireeGtF-U78R7axGoBbZSN-WDiMb2LZIVbcGuA2Mj-0Z01eVbl0g0QxGV7GFVP~wh9fXFBf24hPAiWuTv2nwMHiAFyDoApgk2nfRFlcr7Wfqj6nyyvU8jKCn6f8U47LtcffCMU6CvqAjPDBOW0KKDXDKE~PhLlBbHh3UWB4sPesznKvhd8p4kM1GBzSTBBTqniWJWuOPCM4EvJqPeXmsXOJy6MBmvNrq~M02JaaijJVVef3pi4eAOvH-lknAbK88Cu1Er-KueocfWRND-vtCxUEq~cSeMWZ-vFOUGMT9JsBSg__&Key-Pair-Id=KUT5TJCACFTXG","author","Ithaca City","date","2025-05-27T22:04:38Z","article","Ithaca Neighborhood Housing Services (INHS) and its consultants presented updates to the West State Street apartments and day‑care plan at the May 27 Planning and Development Board meeting, explaining design changes driven by floodplain rules and Passive House goals.

Why it matters: The project provides senior affordable housing and a day‑care facility in a constrained, urban lot. How the building meets floodproofing rules and maintains accessible entries while keeping outdoor play space affects both residents and neighborhood pedestrian connections.

Key design changes explained: INHS representatives said coordination between flood‑proofing requirements and Passive House principles affected entry design. Because residential spaces cannot be ‘‘dry flood‑proofed’’ under applicable guidance, the team said it must allow lower areas to flood (wet‑flood‑proofing) and therefore elevated usable residential entries. To achieve accessible entries while accommodating the site slope and flood rules, the team slid the building slightly back from State Street, removed some on‑site parking, preserved a drop‑off for the day care and relocated the daycare play area east of the building footprint where it can be visible from the street and supervised.

Accessibility and ramping: The team described an east‑oriented ramp that follows the gentler slope across the site; they noted the ramp grade is shallower than standard ramp maxima (about 1:20 in places) to help with senior accessibility. A continuous canopy is proposed across most of the ramped facade so the approach functions as a covered, porch‑like entry; a dog‑leg of stairs will connect down to the public sidewalk where needed.

Services and utilities: The applicant said a dumpster location is constrained by overhead utilities on the west side and by the need for truck access; crews will attempt to minimize visual impacts by locating the enclosure and coordinating sightlines to the play area. The team said they will continue to refine the drive aisle and drop‑off geometry and that they coordinated with emergency access requirements during site adjustments.

Board questions and next steps: Board members praised the accessibility improvements and asked for more detail on resident services programming, outdoor benches and small‑scale outdoor spaces for residents, and coordination with licensing for the day‑care play area. The board requested typical site‑plan deliverables for the next submission: foundation/geotech details, construction staging and traffic control, an erosion‑and‑sediment narrative, and clearer graphics for the public‑facing ramp and canopy. No formal action or vote occurred tonight.","mediaType","Video","parentTitle","05-27-25 Planning Board Meeting","oneSentenceSummary","Ithaca Neighborhood Housing Services (INHS) and its consultants presented updates to the West State Street apartments and day‑care plan at the May 27 Planning and Development Board meeting, explaining design changes driven by floodplain rules and Passive House goals.","taxTitle","Ithaca City, Tompkins County, New York","taxId",52738,"location","New York","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6225669,"Planning board reviews Water’s Edge subdivision and site plan; residents press for interim treatment of northern parcel",2263,533000,2796000,"/Search/View?dp=1&key=3536064-cbc4b281b9c1364da1f8b8bde479c930&start=533&end=2796","https://assets.pipeline.soar.com/3536064-cbc4b281b9c1364da1f8b8bde479c930/thumbnail_533000.jpg","/articles/6225669/New-York/Planning-board-reviews-Waters-Edge-subdivision-and-site-plan-residents-press-for-interim-treatment-of-northern-parcel","https://secure.pipeline.soar.com/6225669-0a69370708dff7f0f5fab13a37ca010d/orig.mp4?Expires=1770664932&Signature=LrQn3B3XzIeu5lGDsUKvoEyYTP4fZJ51OKE9GLI7Ln5-3J61NaE7CkDVkTHF8CIPBzGycFY7JQCBNSsI2bofQBasIO~ONPJ3ODfdAuL4I5Kai4lwL47A5VTGS5cct4SwMhDRKweCbtEF0nXyWHYOrISl~P5oE1t5~1V3Vb51fdBYJIxRpvnBxzxk2BEWKKTpoOX~W2jjRw0xIRaNdeUmPI2my3Up-aJfY1leGDU3lUfD3qp4d8XjK1yfqQbWUTgrt1mPPP4ox7DPYsIW88Y8ifDcZ3A7PuAbQ5CfwM6z6IvsV223NIyCHwWgjHcD0ZsS~XHHtrEZyBSWhdxN6dT2Fw__&Key-Pair-Id=KUT5TJCACFTXG","The City of Ithaca Planning and Development Board on May 27 opened a public hearing and heard detailed presentations on the Water’s Edge subdivision and the related site plan, including traffic, parking and design work for waterfront micro‑retail. The applicant presented a sketch subdivision to create four parcels and said the current site plan focuses on parcels A and B while preserving easements for future development of parcels C and D.

Why it matters: Water’s Edge sits adjacent to the Ithaca Farmers Market and the Waterfront Trail; decisions about interim landscaping, access and wetlands on the northern parcels will affect trail users, market patrons and the visual character of the waterfront for years while the broader project phases proceed.

Presenters from the project team—Scott Widom and Crystal Ross of the consulting team, Jacob Von Mecow of the applicant’s design group and engineers from Arnett and ECA—walked the board through a sketch subdivision they called a “long‑term” configuration rather than a carve‑up tied only to phase 1. The plan establishes private property lines, a north–south private access drive, and easement areas intended to preserve legal access while allowing the parcel footprints to remain flexible for a future phase.

Resident Cheryl Swank urged the board to press the applicant for interim improvements to parcels C and D, saying, “I was disappointed so far not to see any plans for those c and d parts of the subdivision,” and asking whether parcel D—an approximately 1.2‑acre strip along the roadway—contains wetlands and how it would be maintained while awaiting development.

Traffic and parking: Traffic consultant Amy (Passero) presented an updated traffic impact assessment. Trip generation estimates showed small peak‑hour impacts (for example, roughly a dozen to three dozen trips in peak windows), and consultants said any minor decreases in level‑of‑service at the Third Street intersection could be mitigated by signal timing adjustments coordinated with NYSDOT as the new intersection opposite Fifth Street comes online. The applicant proposes Transportation Demand Management strategies (bicycle and pedestrian facilities, unbundled parking and a Transportation Management Association agreement). The site plan calls for up to 90 dedicated parking spaces and about 46 bicycle parking spaces on site; roughly 25 parallel public spaces along the access drive would be available for Waterfront Trail users and Farmers Market overflow.

Construction and environmental controls: The applicant said construction will last about 24 months. Measures in the draft Stormwater Pollution Prevention Plan (SWIP) include erosion‑and‑sediment controls, stabilized construction entrances, concrete washouts, daily street sweeping and water suppression for dust. The team said they reduced the estimated excavation from an earlier figure of about 12,500 cubic yards to about 7,600 cubic yards and will haul excess material to permitted facilities. For vibration and noise mitigation during foundation work, the designers said they intend to use a controlled modulus column ground improvement system used successfully on other local projects.

Micro‑retail and plaza design: The applicant described three small, roughly 300‑square‑foot micro‑retail spaces along the waterfront, plus space in the plaza for seasonal tents and pop‑ups. The project team said the micro‑retail is intended to be easier to lease than larger storefronts and to activate the Waterfront Trail; board members and staff asked for more detail on circulation, winter access and how to generate sufficient year‑round activity around only a few kiosks.

Northern parcel debate: Board members and the applicant spent extended time on interim treatment of the larger northern parcel. The applicant said greening the northern parcel now could change the site’s impervious/pervious baseline and trigger different DEC permitting requirements under recent wetland delineation rule changes; one engineer summarized that DEC and city engineering staff treat changes that persist for roughly five years as the new baseline for future permitting. The developer said that converting currently hard surfaces to a meadow or other permeable landscaping in the interim could make future second‑phase permitting (and required stormwater handling) more difficult. Several board members pressed for some middle ground—temporary programming or low‑impact public amenities (events plaza, seasonal markets, temporary seating and plantings or food‑truck events) that would improve the waterfront appearance without permanently changing the site’s hydrologic baseline.

Board direction and next steps: No formal approval or vote on the subdivision or site plan took place tonight. The board asked the applicant to return with more detailed information for both the subdivision and the site plan review, including: updated wetland delineation information per DEC’s new rules; clearer descriptions of proposed easements and the legal mechanism for shared access (including potential easements through Cornell property); a refined construction staging plan and traffic‑management details; and options for interim treatment of parcels C and D that balance visual improvement with future permitting constraints. The applicant and city staff also agreed to continue coordination on DOT signal timing and to provide more detailed cross‑sections showing pedestrian and bicycle circulation from the Farmers Market and the Waterfront Trail into the plaza and micro‑retail areas.

The public hearing was opened and closed by board motions tonight; the board will consider the next submission after the applicant supplies the requested technical updates and the engineering team finalizes wetland and stormwater analyses.","The City of Ithaca Planning and Development Board on May 27 opened a public hearing and heard detailed presentations on the Water’s Edge subdivision and the related site plan, including traffic, parking and design work for waterfront micro‑retail.",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":92,"_45":93,"_47":94,"_49":95,"_51":96,"_53":97,"_55":56,"_57":58,"_59":98,"_61":62,"_63":64,"_65":99,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6225649,"Cornell Hillel presents Grinspoon Center design; board applauds material choices and sustainability goals",210,6370000,6580000,"/Search/View?dp=1&key=3536064-cbc4b281b9c1364da1f8b8bde479c930&start=6370&end=6580","https://assets.pipeline.soar.com/3536064-cbc4b281b9c1364da1f8b8bde479c930/thumbnail_6370000.jpg","/articles/6225649/New-York/Cornell-Hillel-presents-Grinspoon-Center-design-board-applauds-material-choices-and-sustainability-goals","https://secure.pipeline.soar.com/6225649-5993e55f5f44f413dfa9e5b3425ff38c/orig.mp4?Expires=1770664932&Signature=UO7HvbWoUSMiemQP3PZXDt9xNbvAoVUt-TD3cc52A3dOnQ05ya49fhBjXYpyBr720xM8JFmT0gONcULVr7txhCMOSEgnKmbiwHRH7iVw758l0cgkCOIzHgT0Az3v95DTTG1Kozo7hQJWhoaijbrGpmYsMhCn4wpLjU~uMR5PZgH0Hos-7wqtkitqbChO~ZHSJp4AK0HHJrTFeS2JFfg6gm7guw~PB6QznPgVjdpHtPEzvyn5NYWY65dkzVHysinclLmsDXzx0hqD3qzXsRhYIft7QCmeBbIygtPqtaCqifW7TDf107EWzeWjIABAibSJhNT5U93voZKbQ1fDu7Mr4w__&Key-Pair-Id=KUT5TJCACFTXG","Cornell Hillel and its design team returned to the Planning and Development Board May 27 with a refined concept for the Grinspoon Hillel Center at 722 University Avenue, a proposed multi‑use campus building intended to serve undergraduate and graduate students.

Why it matters: The site sits near West Campus and provides campus‑oriented programming for thousands of students. The design’s scale, materials and sustainability commitments will shape a visible approach to campus and West Campus‑adjacent streets.

Project overview: Rabbi Ari Weiss described the center as a long‑sought permanent home for Cornell Hillel’s programs serving roughly 2,500 undergraduate and 500 graduate Jewish students. Architect Lisa Ferreira (Goody Clancy) presented a three‑story design with a gross area near 23,190 square feet and a ground‑level footprint of approximately 5,700 square feet. The building will include multi‑use gathering spaces: a ground‑floor café and lounge, a lower‑level recreation/gathering room, a second‑floor Beit Midrash (worship/study) and an upper‑level multipurpose room with a roof terrace.

Materials and sustainability: The team said the building height will be comparable to adjacent structures and that terracotta masonry is under consideration as the primary material to complement campus buildings. The project team committed to a minimum of LEED Silver and said it will avoid Red List materials commonly linked to poor indoor environmental quality.

Board response and next steps: Board members praised the building’s massing, attention to contextual scale and sustainability commitments and asked the team to return with full elevations showing all sides with adjacent context to illustrate how the roofline and massing relate to neighboring properties. The team said it will provide an updated schedule and continue coordination with Cornell Transportation for nearby parking and access.","Representatives for the Grinspoon Hillel Center at 722 University Ave presented a 3‑story, roughly 23,190‑square‑foot building design to the board on May 27. The board reacted positively to the scale, plan and the team’s commitment to LEED Silver and healthy materials.",{"_33":101,"_35":36,"_37":38,"_39":102,"_41":103,"_43":104,"_45":105,"_47":106,"_49":107,"_51":108,"_53":109,"_55":56,"_57":58,"_59":110,"_61":62,"_63":64,"_65":111,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6225658,"Planning board debates sunken courtyards and frontage design for 215 College Ave; applicants urged to show sections and lighting studies",2564,2602000,5166000,"/Search/View?dp=1&key=3536064-cbc4b281b9c1364da1f8b8bde479c930&start=2602&end=5166","https://assets.pipeline.soar.com/3536064-cbc4b281b9c1364da1f8b8bde479c930/thumbnail_2602000.jpg","/articles/6225658/New-York/Planning-board-debates-sunken-courtyards-and-frontage-design-for-215-College-Ave-applicants-urged-to-show-sections-and-lighting-studies","https://secure.pipeline.soar.com/6225658-5293341ef8aae2b3f88b5ef8de6272f6/orig.mp4?Expires=1770664932&Signature=HwEE3aUs8Uja7GRgxcSNPsmW8DhAIFpjSIVAC6bLuXJNB14D2k3oUoTNoihkrMvo-8D6zEPlDm8yZvImfdQmZ~1yeKW5j0uEWlmvfksfDGxWSHxQfnCWJ3nDj2thYB6GTo8hAbRtJzEsuzyfRHyv7rubEATFtGCZK7TLfyxykut~8gtmUuAiAvtuuwfNkghPIsdq4FlTEbh9NyBknpvuRXTtk2IvjT6WR9PdkFPIw8ICV5iF4YGCI6HsbFbfSkV5Ou~SxGxbmjXXOwIygF5~xGiRf61rrSGr2jc0tp1ccWrWfIQKfw878~1Msju3ekZs~NcCtJY4pKka0jIVoTL6jw__&Key-Pair-Id=KUT5TJCACFTXG","Designers for 215 College Avenue returned to the Planning and Development Board May 27 with revisions intended to reduce earlier requested variances; they removed a top story on the CR‑4 side but retained stepped entry terraces that create sunken courtyards on the College Avenue frontage and on Linden Avenue.

Why it matters: 215 College Ave sits on a prominent College Avenue approach to West Campus. How the building addresses the sidewalk—porch or sunken area well—will shape the streetscape character and visibility of an adjacent historic building the design team is trying to highlight.

What the board heard: The project team said they had cut a story on the CR‑4 side to avoid a height variance and now seek only two small lot‑coverage variances under U‑1 zoning. Architect Jack Borman and the team described a stepped design intended to open views to the adjacent historic building, place a two‑level entry/amenity suite beneath an overhang and create terraces with visual access to the southwest view.

Board focus and split opinion: Much of the meeting focused on the sunken terraces/area wells. Some board members argued the lowered terraces animate the street and provide visible amenity space; others raised concerns that repeated sunken private spaces along a main street would create dark, fence‑lined areas and trash‑accumulation problems and asked whether the board should set a precedent. Elizabeth Godden and others said the raised ledgers and 6‑foot drops will likely require guardrails and that the design needs clearer sections and a light‑study to show how much daylight reaches lower amenity and living spaces. Andy Grama and several members asked the applicant to present an internal walk‑through of how the amenity spaces are used and how light and activity animate the multi‑level plan.

Zoning and variance status: The applicant reported the lot‑coverage relief sought is under 6 percent on each side of the site; the team also said reviews with the BZA showed height concerns that they addressed by removing the extra story. The applicant said they will validate elevations and provide additional context drawings comparing the building height to nearby structures including Catherine Commons.

Next steps: The board asked the applicant to return with detailed cross‑sections showing grade changes and the vertical relationships of terraces to the sidewalk, a shadow/light study for the courtyard wells and clearer interior program narratives showing how the lower amenity spaces are intended to operate. No formal vote or action was taken tonight.","At the May 27 meeting the board reviewed revised designs for 215 College Avenue and spent significant time debating sunken area wells on the College Avenue frontage and Linden side. Board members split on whether sunken courtyards create useful amenity space or undesirable, dark private wells that set a precedent for the streetscape.",{"_33":113,"_35":36,"_37":38,"_39":114,"_41":115,"_43":116,"_45":117,"_47":118,"_49":119,"_51":120,"_53":121,"_55":56,"_57":58,"_59":122,"_61":62,"_63":64,"_65":123,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6225664,"Board hears updates on 201 Oak Ave mixed‑use housing plan; board asks for foundation/geotech and clearer pedestrian access",1037,4766000,5803000,"/Search/View?dp=1&key=3536064-cbc4b281b9c1364da1f8b8bde479c930&start=4766&end=5803","https://assets.pipeline.soar.com/3536064-cbc4b281b9c1364da1f8b8bde479c930/thumbnail_4766000.jpg","/articles/6225664/New-York/Board-hears-updates-on-201-Oak-Ave-mixeduse-housing-plan-board-asks-for-foundationgeotech-and-clearer-pedestrian-access","https://secure.pipeline.soar.com/6225664-3efebb6597ab717a1f2189b21e6b0b2b/orig.mp4?Expires=1770664932&Signature=Sfp0MORZ-SuhQmSjJMdiMKUUgwM7nXY4mz4qjw5ezJTqkSaDriWP7WQvi9jcYKE1e1d8Giwi3VQtFUIC8s702O8mIE4Z-twc-NVXAE-X9OK4EvVVd3dgBpix1jsiW1TJwSTe1GINYMfMB1cAMjBl9DolWRwQ7o-qKEmd8bAe-fmgGI5TrZtjePPdcdwGfww2C2VoiDe2HluWgR9GqFtaT1fKB-4RCJx25ZgTmJPtr4mPQd4xOViiDiH9uHHDPj8TSU6qnfh4XLfHDfpmsIY7574jX~pOUHjk-RrKUmGbG1ZMDhO514D6kp5fA0qro9t1P4GSCQs4sdRClQ-tHF~dhQ__&Key-Pair-Id=KUT5TJCACFTXG","The Planning and Development Board reviewed updated plans for 201 Oak Avenue at its May 27 meeting, hearing revised massing, material samples and site engineering approaches from the applicant’s design team.

Why it matters: 201 Oak Ave is a multiunit residential project in a walkable area near Cornell; the board flagged accessibility, bicycle parking and the relationship of the building to adjacent houses as key design considerations.

Applicant updates: The project team showed an updated design that moves the building’s primary entrance northward on Summit Street, converting the previous corner entry into a one‑bedroom unit and adding a more central lobby with adjacent amenity space. Designers said the site will include about 18 required bicycle parking spaces (13 uncovered along Summit, five covered under the building canopy) and a short list of planting and landscape updates. The applicant described a proposed base of white brick, a primary facade of cement‑board panels in cool gray, wood‑look cement board accents, and a single‑skin light‑gray metal panel in service areas.

Board comments and technical requests: Board members and staff pressed for technical follow‑ups: the building team expects to submit geotechnical reports and foundation recommendations (they said they are starting foundation work with Tatum and expect geotech within a month). Members asked for clearer cross‑sections and wider elevation context so the board can see the building’s height and massing relative to neighboring houses; they also asked for an extended elevation along Oak Avenue showing how the project relates to nearby roofs and the streetscape. Several members asked for interior bicycle storage (covered, secure spaces) instead of relying only on exterior racks, and asked the team to show how mechanical penetrations, roof‑mounted equipment and screening will be integrated into the elevations.

Accessibility, egress and code: The project team explained the fire‑rating and egress approach (fully sprinklered; rated core walls; basement units with interior access); planning staff confirmed they had coordinated with building officials on stairs and required exits. The board asked for a construction staging and work‑zone traffic control plan for the next submittal, along with an updated site lighting scheme and clarified transformer screening near the proposed small green area.

Next steps: The applicant will provide geotechnical and foundation information, more complete elevations with context, and refined mechanical‑screening and bicycle‑parking details for the board’s next review. No formal action or vote was taken on the project this evening.","The Planning and Development Board reviewed revisions to the 201 Oak Avenue project on May 27, including a shifted entrance, updated utilities and materials samples. Board members asked for geotechnical information, foundation details and clearer pedestrian and bicycle access plans.","actionData","errors"]

Article not found

INHS West State Street plan updated: entry raised to meet flood rules, day‑care play area moved and ramping added

Planning board reviews Water’s Edge subdivision and site plan; residents press for interim treatment of northern parcel

Cornell Hillel presents Grinspoon Center design; board applauds material choices and sustainability goals

Planning board debates sunken courtyards and frontage design for 215 College Ave; applicants urged to show sections and lighting studies

Board hears updates on 201 Oak Ave mixed‑use housing plan; board asks for foundation/geotech and clearer pedestrian access