Loading...
MN-PDB-2017-01-24Approved by the Planning Board on 2/28/2017 1 Planning & Development Board Minutes January 24, 2017 Board Members Attending: Garrick Blalock, Chair; Mark Darling (Board of Public Works Liaison); Jack Elliott, Matthew Johnston; Robert Aaron Lewis; McKenzie Jones-Rounds; John Schroeder Board Members Absent: None Board Vacancies: None. Staff Attending: JoAnn Cornish, Director, Division of Planning & Economic Development; Lisa Nicholas, Senior Planner, Division of Planning & Economic Development; Applicants Attending: Amici House at 661-711 Spencer Road Tom Schickel, Schickel Architecture City Centre at Trebloc Building Site Scott Whitham, Whitham Planning & Design, LLC; Yamila Fournier, Whitham Planning & Design, LLC; John Nicolich, Newman Development Group; Sean Bell, Humphreys & Partners Architects, L.P. College Townhouse Project at 119, 121, & 125 College Avenue Kathryn Wolf, Trowbridge Wolf Michaels Landscape Architects, LLP; Alan Chimacoff, ikon.5 architects; Phil Proujansky, Owner; John Novarr, Owner Apartments at 126 College Ave. Noah Demarest, STREAM Collaborative Apartments at 210 Linden Avenue Noah Demarest, STREAM Collaborative Apartments at 107 South Albany Street (Sketch Plan) Dan Hirtler, Architect; Nick Stavropoulos, Owner Parking at 821 Cliff Street John Barradas, Architect Approved by the Planning Board on 2/28/2017 2 Chair Blalock called the meeting to order at 6:00 p.m. 1. Agenda Review There were no changes to the Agenda 2. Privilege of the Floor Joel Harlan, 307 Ward Heights South, Town of Newfield, spoke in support of development. Dan Hoffman, 415 Elm Street, expressed concerns that the rear parking lot of the Amici House project may negatively affect the future Gateway Trail, which it adjoins. David Gallahan, 511 Spencer Road, spoke against the Amici House project. He stated that five stories is too high and that the building would be visible from the nearby Buttermilk Falls State Park falls and camping area. Members of the Board responded to the comments. They reported that staff had contacted the Town of Ithaca regarding the Gateway Trail, and that Town staff involved with its implementation are aware of the Amici House project and do not anticipate a conflict with the future trail. They also reported that the applicant had submitted a diagram demonstrating that the building would be not be visible from those areas. 3. Site Plan Review A. Amici House & Childcare Center, 661-701 Spencer Road, Tom Schickel for Tompkins Community Action (“TCAction”). Consideration of Preliminary & Final Approval. The applicant is proposing to construct two new buildings on the site to provide supportive housing for young homeless people and their children, as well as childcare. A 5-story, 20,785-SF building with a footprint of 4,215 SF will be built to adjoin the existing TCAction office building. On the first floor, it will contain a children's playroom, meeting / training room with an adjoining kitchen, a case conferencing room, public restrooms, and mechanical support spaces; and the upper floors will contain 23 efficiency apartments. The 1-story, 7,010-SF Child Care Center will provide 5 classrooms for Head Start and Early Head Start. This building is designed with an open courtyard facing the rear of the site with a fence on the southeast side. The project also includes new landscaping, a sidewalk on Spencer Road, and expanded parking from 44 to 65 spaces. Site development will include demolition of two existing houses currently used for TCAction programming. The project site is in both the SW-2 and the R-2a Zoning Districts and has received the required Area Variances and a Special Permit from the Board of Zoning Appeals. The project site is contiguous to Buttermilk Falls State Park. This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), §176-4 B. (1.) (k.) & (h.) (3.), and the State Environmental Quality Review Act (“SEQRA”), §617.4 (b.) (11.), for which the Board, acting as Lead Agency, issued a Negative Declaration of Environmental Significance on November 22, 2016. Applicant Tom Schickel of Schickel Architecture described several recent changes to the project that had been required by the fire department. Approved by the Planning Board on 2/28/2017 3 Adopted Resolution for Preliminary and Final Site Plan Approval: On a motion by Johnston, seconded by Schroeder: WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for a transitional housing building and childcare center, known as the Amici House, by Tom Schickel for Tompkins Community Action (“TC Action”) and WHEREAS: the applicant proposes to construct two new buildings on the site to provide supportive housing for young homeless people and their children, as well as childcare. A 5-story, 20,785-SF building with a footprint of 4,215 SF will be built to adjoin the existing TC Action office building. On the first floor, it will contain a children's playroom, meeting/training room with an adjoining kitchen, a case conferencing room, public restrooms, and mechanical support spaces; and the upper floors will contain 23 efficiency apartments. The 1-story, 7,010-SF Child Care Center will provide 5 classrooms for Head Start and Early Head Start. This building is designed with an open courtyard facing the rear of the site, with a fence on the southeast side. The project also includes new landscaping, a sidewalk on Spencer Road, and expanded parking from 44 to 61 spaces. Site development will include demolition of two existing houses currently used for TC Action programming. The project site is in both the SW-2 and the R-2a Zoning Districts and has received the required area variances and a special permit from the Board of Zoning Appeals. The project site is contiguous to Buttermilk Falls State Park, and WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), §176-4 B. (1.) (k.) & (h.) (3.), and the State Environmental Quality Review Act (“SEQRA”), §617.4 (b.) (11.), and is subject to Environmental Review, and WHEREAS: State Law specifies that, for actions governed by local Environmental Review , the Lead Agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS: Tompkins County Planning, NYS Homes and Community Renewal, and NYS Homeless and Housing Assistance Program provided written consent, and Tompkins County Department of Health did, by not responding to the request within 30 days , consent to the City of Ithaca Planning and Development Board’s being Lead Agency for this project, and WHEREAS: the City of Ithaca Planning and Development Board did on November 22, 2016 declare itself Lead Agency for the Environmental Review of the proposed project, and WHEREAS: legal notice was published and property posted in accordance with Chapters 276-6 B. (4) and 176-12 A. (2) (c) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required Public Hearing on November 22, 2016, and WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on November 22, 2016 review and accept as adequate a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 & 3, prepared by Planning staff and the following drawings: “Boundary and Topographic Map No. 661-711 Old Spencer Road, City of Ithaca, Approved by the Planning Board on 2/28/2017 4 Tompkins County, New York,” dated 10/26/16 and prepared by T.G. Miller, P.C, “Aerial Perspective (A000),” and “Site Section Trail Map (A001),” dated 10/14/16; and “Site Plan (S101- A),” “Layout Plan (C104),” “Planting Plan (L100),” “Demolition Plan (C102),” “Erosion and Sediment Control Plan (C103),” “Grading and Drainage Plan (C105),” “Utility Plan (C106),” “Details (C201),” “First Floor Plan (A101),” “Second and Third Floor Plan (A102),” “Fourth & Fifth Floor Plans (A103),” and “Childcare Floor Plan (A111),” dated 9/2 3/16 and “Amici House Elevations (A201 & A202),” “Childcare Elevations (A211),” and “Street Elevation (A220),” all dated 12/13/16 or 12/14/16 and all prepared by Schickel Architecture; and other application materials, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS: the City of Ithaca Planning and Development Board did, on November 22, 2016 determine the proposed project will result in no significant impact on the environment and issued a Negative Declaration of Environmental Significance, and WHEREAS: the Planning Board, has on January 24, 2017 reviewed and accepted as adequate the following new revised drawings showing site adjustments required to accommodate fire access: “Planting Plan (L100)”, “Demolition Plan (C102),” “Erosion and Sediment Control Plan (C103),” “Grading and Drainage Plan (C105),” “Utility Plan (C106),” and “Layout Plan (C104)” dated with a revision date of 01/16/17 and all prepared by Schickel Architecture; and other application materials, now, therefore, be it RESOLVED: that the Planning Board hereby grants Preliminary and Final Site Plan Approval to the project, subject to the following conditions: i. Submission of building materials samples, and details of fencing, lighting and signage, and ii. Submission of response to Transportation Engineer comments, and iii. Continuous sidewalks must be provided across all across curb cuts, and iv. All work in the City Right of Way will require a Street Permit, and v. Removal of any City trees requires a Tree Permit, and vi. Bike racks to be installed before a Certificate of Occupancy is issued. In favor: Blalock, Darling, Elliott, Johnston, Jones-Rounds, Lewis, Schroeder Opposed: None Absent: None Vacancies: None B. City Centre — Mixed Use Project (Housing & Retail), 301 E. State/M.L.K., Jr. St., Jeff Smetana for Newman Development Group, LLC. Public Hearing and Potential Consideration of Preliminary and Final Approval. The applicant proposes to redevelop the 0.759-acre site with an 8- story, up to 111’-tall, 187,536-GSF mixed-use building, with approximately 10,800 SF of new ground- floor retail space and 10,700 SF of building amenity and support space on the ground level. Upper floors will have a mixture of unit types (studio, 1-, and 2-BR) for a total of 193 units. The ground level also includes a loading / delivery / trash area wi th vehicular access provided from N. Aurora Street to a drop- Approved by the Planning Board on 2/28/2017 5 off area. The main vehicular access to the site is off E. Green Street to a below-grade parking deck with 69 parking spaces and bicycle storage with 48 interior spaces. The project is in the CBD -120 Zoning District, and has received Design Review. It requires a Zoning Variance for rear yard setback. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), §176 -4 B. (1) (h) [4], (i), (k), and (n), and the State Environmental Quality Review Act (“SEQRA”), §617.4 (6.)(iv), and (11), and has received Environmental Review. Applicants Scott Whitham of Whitham Planning & Design, LLC; developers Jeffrey Smetana and John Nicolich of Newman Development Group; and architect Sean Bell of Humphrey’s & Partners Architects, L.P. presented an update on the proposed project. Public Hearing On a motion by Jones Rounds, seconded by Lewis, and unanimously approved, Chair Blalock opened the Public Hearing. Joel Harlan, 307 Ward Heights South, Town of Newfield, spoke in support of the project. There being no further public comments, on a motion by Darling, seconded by Lewis, and unanimously approved, Chair Blalock closed the Public Hearing. Adopted Resolution for Preliminary and Final Site Plan Approval On a motion by Jones-Rounds, seconded by Schroeder: WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for an eight-story mixed-use building by Jeffrey Smetana for Newman Development Group, LLC, and WHEREAS: the applicant proposes to redevelop the 0.759-acre site with an 8-story, up to 111’-tall, 187,536- GSF mixed-use building, with approximately 10,800 SF of new ground-floor retail space and 10,700 SF of building amenity and support space on the ground level. Upper floors will have a mixture of unit types (studio, 1-, and 2-BR) for a total of 193 units. The ground level also includes a loading/delivery/trash area with vehicular access provided from N. Aurora Street to a drop-off area. The main vehicular access to the site is off E. Green Street to a below-grade parking deck with 69 parking spaces and bicycle storage with 48 interior spaces. The project is in the CBD-120 Zoning District, and has received Design Review. It requires a zoning variance for rear yard setback, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), §176-4 B. (1) (h)[4], (k) and (n), and the State Environmental Quality Review Act (“SEQRA”), §617.4 (6.)(iv) and (11), and is subject to Environmental Review, and WHEREAS: NYS Department of Transportation and Tompkins County Department of Health provided written consent and the Ithaca Development Authority did, by not responding to the request within 30 days, consent to the City of Ithaca Planning and Development Board’s being Lead Agency for this project, and Approved by the Planning Board on 2/28/2017 6 WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did, on October 25, 2016 declare itself Lead Agency for environmental review of the project, and WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on December 20, 2016 review and accept as adequate a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 & 3, prepared by Planning staff and the following drawings: “Boundary & Topographic Survey, No. 301 East State Street, City of Ithaca, Tompkins County, New York” dat ed 2/24/16 and prepared by T.G. Miller P.C., and “Demolition Plan”, “Grading Plan”, Erosion and Sediment Control Plan”, “Construction Plan”, “Site Plan”, “Utilities Plan”, “Zoning Analysis”, “Layout Plan”, “Paving Plan”, “Parking Plan”, “ Landscape Plan”, “Preliminary Planting List”, “ Floor Plans- Garage & Ground”, “Elevations, E State Street”, “Elevations, Aurora Street”, Elevations, Green Street”, “ Section AA, East to West”, Section BB North to South”, Section Across Aurora Street”, “Section EE Across State Street”, “Preliminary Building Materials”, “Rendering 1- From South”, “Rendering 2- From Bridge”, “Rendering 3 – From East”, “Rendering 4-From North”, “Rendering 5 – From Above”, and Rendering 6- Plaza Detail”, all dated 12/05/16 and prepared by Humphreys & Partners Architects L.P. et al; and other application materials, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS: in a letter dated December 20, 2016, from Ed Marx, Commissioner of Planning to Lisa Nicholas, Senior Planner, the County determined that the project might have inter -community or county- wide impacts and recommended the following modifications:  To help advance energy performance of the buildings we recommend a condition of the site plan be to require facade transparency of less than 30% to meet code requirements as opposed to the proposed transparency which appears to exceed this percentage.  To increase the potential use of rooftop solar beyond the 7.5kw system proposed at some point in the proposed buildings' lifetime, we recommend that rooftop mechanicals be placed in locations that allow for maximum rooftop solar potential.  To ensure safe pedestrian travel around the site, we recommend a full analysis of the pedestrian crossings of Aurora and E. State Streets be conducted. If recommended mitigation measures are recommended, those should be a required condition of approval, and WHEREAS: in response to Marx’s comments the applicant has 1) confirmed that the proposed glazing exceeds energy efficiency requirements, 2) confirmed that the rooftop layout allows for future solar expansion and 3) that the City Transportation engineer has reviewed the layout and not identified any pedestrian issues, and WHEREAS: the Board, acting as Lead Agency did, on December 20, 2016 determine that the proposed project will result in no significant impact on the environment and issued a Negative Declaration of Environmental Significance, and Approved by the Planning Board on 2/28/2017 7 WHEREAS: the Lead Agency made the determination that this project would not have significant impacts to aesthetic resources and historic resources based on the set of six renderings listed above and dated 12-05- 16, and not on any submitted floorplans or elevations, which, at that time, were not all consistent with these renderings, and WHEREAS: legal notice was published and property posted in accordance with Chapters 276-6 (B) (4) and 176-12 (A) (2) (c) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required public hearing on January 24, 2017, and WHEREAS: the Planning Board, has on January 24, 2017 reviewed and accept ed as adequate the following new, revised and retitled drawings: “Site Plan”, “Zoning Analysis”, “Site Layout”, “Erosion and Sediment Control Plan”, “Grading Plan”, “Utilities Plan”, “Construction Plan- Shoring Plan”, “Landscape Plan- Ground Level & Green Roof (L101)”, “Landscape Details – Green Roof (L104)”, “Landscape Details – Planting (L105)”, Landscape Lighting Plan (L106)”, “Garage Level Plan, 1st Floor Plan (A401 & A402)”, “2nd Level Through 7th Level Floor Plans (A403-A406)”, “8th Level Floor Plan, Roof Plan (A407 & A408)”, “East State Street Elevation (A410)”, “South Aurora Street Elevation (A411)”, “Building Materials – S Aurora & E Green A”, “Building Materials – E State & E Green A”, “Sketchup Model from Across S Aurora (Sk01)”, “Sketchup Model from S Aurora Bridge (Sk02)”, “Rendering from South (R02)”, “Sketchup Model from Green St Sidewalk (Sk03)”, “Rendering From East (R03)”, “Sketchup Model from E State St Approach (Sk04)”, “Rendering from Above Northwest (R04)”, “Rendering of Northwest Corner, Detail (R05)”, and “Rendering from S Aurora Bridge”, all dated 01/11/17, and all prepared by Humphreys & Partners Architects L.P. et al; and other application materials, and WHEREAS: the project has not yet received the required area variance; however, the Board has extensively reviewed the project over several months, and WHEREAS: final approval is being granted prior to approval of the required variance from the BZA due to two special situations: (1) consideration of the variance was unexpected ly delayed by one month, and (2) resolution of the approved conditions will be accomplished in an expedited manner, beginning next month, now, therefore, be it RESOLVED: that the Planning Board does hereby grant preliminary and final Site Plan Approval s ubject to the following conditions: i. Granting of the required area variance by the Board of Zoning Appeals before the applicant can seek Final Site Plan Approval, and ii. Approval specifically excludes all signage, which will be reviewed and approved at such time as the applicant has prepared a full sign package, and iii. Submission of a revised planting plan with removal of dotted line indicati ng underground tree well, and iv. Submission to the Planning Board for review and approval of all site details including but not limited to exterior furnishings, bollards, paving, railings, signage, lighting, etc., and Approved by the Planning Board on 2/28/2017 8 v. Submission of revised lighting plan showing all exterior lighting, and vi. Submission of revised elevation showing of façade facing Aurora St Bridge as shown in drawing SK01 dated 1-11-17 showing 1) brick replacing gray panel on first floor and 2) vertical ‘slot’ adjacent to tower as either all glass or a lighter grey panel, and vii. Submission of revised elevations showing taller windows, a row of transom windows, upper glass block, or one differentiated upper cladding color on the eighth floor of the dark towers facing E. State Street, and viii. Submission of a plan showing addition of bollards at corner of Aurora and E •••.•••State/MLK St. such that bollards protect the pedestrian ramp, and ix. Any work in the City Right of Way will require a Street Permit, and x. Transformer, if needed, will be located such that it is not visible from the public right of way, and xi. Bike racks must be installed before a certificate of occupancy is granted, and xii. Submission of new northwest roof terrace plan to include more greenery that will be clearly visible from the east end of the Commons, and xiii. Submission of revised roof plan pulling back rooftop utility screen from northwest corner of building (so it will be unseen from the east end of the Commons), and xiv. Submission of revised large-scale drawing refining the proposed streetscape (and streetscape furniture) plan to better accommodate pedestrian traffic flows near building entrances, and xv. Submission of missing elevation showing the East side of the building’s Aurora Street wing, and xvi. Submission of material sample board sheet, showing all currently proposed materials, and demonstrating that the Nichiha panels will display clear shadow-lines at all edges, and xvii. Submission of responses to all other issues raised at the January 17, 2017 Project Review Committee meeting, and xviii. Noise-producing construction shall be limited to the hours of 7:30 A.M and 7:30 P.M., Monday through Friday, and xix. Staging plan must be approved by the Building Division and Engineering before issuance of a building permit. In favor: Blalock, Darling, Johnston, Jones-Rounds, Lewis, Schroeder Opposed: None Absent: None Vacancies: None Approved by the Planning Board on 2/28/2017 9 C. College Townhouse Project, 119, 121 & 125 College Ave ., Kathryn Wolf, Trowbridge Wolf Michaels Landscape Architects, LLP. Approval of Transportation Demand Management Plan and Consideration of Preliminary & Final Approval. The applicant is proposing to construct three new apartment buildings with a total of 67 units (a mix of efficiencies, one-bedroom, and two-bedroom apartments) on the 0.476- acre (20,734 SF) project site. Two of the buildings, designed as row house apartments, are located along College Avenue, while the third building, a garden apartment building, is located behind, in the rear portion of the site. All buildings will be four stories and 45’ tall with habitable basements. Tenants are expected to be short-term visiting Cornell faculty. Since no parking is proposed for the project, the applicant will submit a Transportation Demand Management Plan (TDMP) for approval by the Planning Board. The project site consists of 3 tax parcels (to be consolidated) in the CR-4 Collegetown Area Form Districts (CAFD). It has received Design Review. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), §176-4 B. (1.) (k.), and the State Environmental Quality Review Act (“SEQRA”), §617.4 (b.)(11.), and has received Environmental Review. Applicant Kathryn Wolf of Trowbridge Wolf Michaels Landscape Architects, LLP; owners John Novarr and Phil Proujansky; and architect Alan Chimacoff of ikon.5 architects presented a brief update on the project. Adopted Resolution Approving Transportation Demand Management Plan On a motion by Schroeder, seconded by Lewis: WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for townhouses and an apartment building by Kathryn Wolf, Trowbridge Wolf Michaels Landscape Architects, LLP, for 119-125 CA Associates, LLC, and WHEREAS: the applicant is proposing to construct three new apartment buildings with a total of 67 units (a mix of efficiencies, one-bedroom, and two-bedroom apartments) on the 0.476-acre (20,734 SF) project site. Two of the buildings, designed as row house apartments, are located along College Avenue, while the third building, a garden apartment building, is located behind, in the rea r portion of the site. All buildings will be four stories and 45’ tall with habitable basements. Tenants are expected to be short -term visiting Cornell faculty. Since no parking is proposed for the project, the applicant will submit a Transportation Demand Management Plan (TDMP) for approval by the Planning Board. The project site consists of 3 tax parcels (to be consolidated) in the CR-4 Collegetown Area Form Districts (CAFD). It has received Design Review, and WHEREAS: This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), §176-4 B. (1.) (k.), and the State Environmental Quality Review Act (“SEQRA”), §617.4 (b.) (11.), and is subject to Environmental Review, and WHEREAS: the Board has on January 24, 2017 reviewed and accepted as adequate a Transportation Demand Management Plan (TDMP) dated 12-08-16 and prepared by Trowbridge Wolf Michaels Landscape Architects LLP, now, therefore, be it Approved by the Planning Board on 2/28/2017 10 RESOLVED: that the Planning Board does hereby approve the aforementioned TDMP for the project at 119- 125 College Avenue. In favor: Blalock, Darling, Elliott, Johnston, Jones-Rounds, Lewis, Schroeder Opposed: None Absent: None Vacancies: None Adopted Resolution for Preliminary & Final Site Plan Approval: On a motion by Jones-Round, seconded by Johnston: WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for townhouses and an apartment building by Kathryn Wolf, Trowbrid ge Wolf Michaels Landscape Architects, LLP, for 119-125 CA Associates, LLC, and WHEREAS: the applicant is proposing to construct three new apartment buildings with a total of 67 units (a mix of efficiencies, one-bedroom, and two-bedroom apartments) on the 0.476-acre (20,734 SF) project site. Two of the buildings, designed as row house apartments, are located along College Avenue, while the third building, a garden apartment building, is located behind, in the rear portion of the site. All buildings will be four stories and 45’ tall with habitable basements. Tenants are expected to be short -term visiting Cornell faculty. Since no parking is proposed for the project, the applicant will submit a Transportation Demand Management Plan (TDMP) for approval by the Planning Board. The project site consists of 3 tax parcels (to be consolidated) in the CR-4 Collegetown Area Form Districts (CAFD). It has received Design Review, and WHEREAS: This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), §176-4 B. (1.) (k.), and the State Environmental Quality Review Act (“SEQRA”), §617.4 (b.) (11.), and is subject to Environmental Review, and WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did, on November 22, 2016 declare itself Lead Agency for environmental review of the project, and WHEREAS: legal notice was published and property posted, and adjacent property owners notified in accordance with Chapter 290-9 C. (1), (2), & (3) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required Public Hearing on December 20, 2016, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on December 20, 2016 review and accept as adequate a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 & 3, prepared by Planning staff and the following drawings: a set of undated drawings Approved by the Planning Board on 2/28/2017 11 submitted with a cover memo dated 12-8-16 and a cover sheet dated 12-13-16, and titled “Site Plan”, “Site Section”, “College Avenue”, “College Avenue Elevation (showing street view)”, “College Avenue Elevation (showing below grade portions of the buildings in relation to the ground pl ane)”, “Streetscape”, “End Elevations”, “Ramp at Center Passage- Building 1 South”, “Ramp at Center Passage- Building 2 North”, “Building 3 Court Elevation”, “Building 1 & 2 Court Elevations”, “Building 3 Rear Elevation” and “Materials”, all prepared by ikon.5 architects, and “Site Surface Demolition Plan (C105)” dated 12/09/16 and “Survey Map, No. 119-125 College Avenue, City of Ithaca, Tompkins County, New York” dated 05/20/16, both prepared by TG Miller P.C., and “Existing Site Conditions (C101)”, “Utili ty Demolition Plan (C102)”, “Site Utility Plan (C103)”, “Erosion and Sediment Control Plan (C104)” and “Details (C201)” and all dated 11/04/16 and prepared by ikon.5 architects et al, and “Site Plan Streetscape Option A (A1.00A)”, “Site Plan Streetscape Option B (A1.00B)”, “Street Elevation & Site Section (A4.00)” and “Site Details (L5.00)” and all dated 10/14/16 and prepared by ikon.5 architects, and other application materials, and WHEREAS: the Planning Board did on December 20, 2016 determine that the proposed project would result in no significant impact and did make a Negative Determination of Environmental Significance, and WHEREAS: the Planning Board, has on January 24, 2017 reviewed and accepted as adequate new and revised drawings titled: “Site Plan (A1.00)”, “Architectural Site Details (A1.01)” , “Site Lighting Plan (L2.02)”, “Grading Plan (L3.01)”, “Planting Plan and Schedule (L4.01)”, “Site Details (L5.00)” and “Planting Details (L5.01)” all dated with a revision date of 01/11/17 and prepared by ikon.5 architects, and other application materials, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant Preliminary and Final Site Plan Approval to the project subject to the following conditions: i. Any work in the City Right of Way will require a Street Permit, and ii. Submission of record copies of the Site and Planting Plans that show a note indicating that the portion of the project containing the sidewalk, street trees and associated streetscape landscaping along College Ave. is subject to future approval by the Board, and iii. Transformer, if needed, will be located such that it is not visible from the public right of way, and iv. Bike racks must be installed before a certificate of occupancy is granted, and v. Noise-producing construction shall be limited to the hours of 7:30 A.M. and 7:30 P.M., Monday through Friday (or Saturday 9:00 A.M. to 7:30 P.M. with advance notification to and approval by the Director of Planning and Development), and vi. A staging plan must be approved by the Building Division and Engineering before issuance of a building permit. In favor: Blalock, Darling, Elliott, Johnston, Jones-Rounds, Lewis, Schroeder Opposed: None Absent: None Vacancies: None D. Apartments at 126 College Avenue, Visum Development Group. Public Hearing, Approval of Transportation Demand Management Plan, and Consideration of Preliminary & Final Approval. Approved by the Planning Board on 2/28/2017 12 The applicant is proposing to construct a 4-story (with occupied basement) apartment building with a total of 5 units (one on each floor) and 28 bedrooms on the .0908 acres (3,957 SF) project site. The project is expected to attract primarily student tenants. Site improvements include walkways, landscaping and a retaining wall with an upper terrace accessible from the basement apartment. All aboveground apartments will have a balcony facing College Ave. Site development will require the removal of the existing house, with its associated retaining walls, driveway curbcut, walkways and one mature tree. Four mature trees in the rear of the property will be preserved. The project site is in the CR-4 Collegetown Area Form District (CAFD) and has received Design Review. As no parking is proposed for the project, the applicant will submit a Transportation Demand Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations. It has received Design Review. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), and the State Environmental Quality Review Act (“SEQRA”), and has received Environmental Review. Noah Demarest of STREAM Collaborative updated the Board on the proposed project. Public Hearing On a motion by Schroeder, seconded by Jones-Rounds, and unanimously approved, Chair Blalock opened the Public Hearing. Joel Harlan, 307 Ward Heights South, Town of Newfield, spoke in support of the project. There being no further public comments, on a motion by Lewis, seconded by Jones-Rounds, and unanimously approved, Chair Blalock closed the Public Hearing. Adopted Resolution Approving Transportation Demand Management Plan On a motion by Darling, seconded by Lewis: WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a 5 unit apartment building by Visum Development Group, and WHEREAS: the applicant is proposing to construct a 4-story (with occupied basement) apartment building with a total of 5 units (one on each floor) and 28 bedrooms on the .0908 acres (3,957 SF) project site. The project is expected to attract primarily student tenants. Site improvements include walkways •••,•••landscaping and a retaining wall with an upper terrace accessible from the basement apartment. All above-ground apartments will have a balcony facing College Ave. Site development will require the removal of the existing house, with its associated retaining walls, driveway curbcut, walkways and one mature tree. Four mature trees in the rear of the property will be preserved. The project site is in the CR -4 Collegetown Area Form District (CAFD) and has received Design Review. As no parking is proposed for the project, the app licant will submit a Transportation Demand Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations. It has received Design Review, and WHEREAS: This is a Unlisted Action under the City of Ithaca Environmental Q uality Review Ordinance (“CEQRO”), and the State Environmental Quality Review Act (“SEQRA”), and is subject to Environmental Review, and Approved by the Planning Board on 2/28/2017 13 WHEREAS: the Board has on January 24, 2017 reviewed and accepted as adequate a Transportation Demand Management Plan (TDMP) dated 12-15-16 and prepared by Stream Collaborative, now, therefore, be it RESOLVED: that the Planning Board does hereby approve the aforementioned TDMP for th e project at 126 College Ave. In favor: Blalock, Darling, Elliott, Johnston, Jones Rounds, Lewis, Schroeder Opposed: None Abstain: None Absent: None Vacancies: None Adopted Resolution for Preliminary and Final Site Plan Approval: On a motion by Schroeder, seconded by Jones-Rounds: WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a 5 unit apartment building by Visum Development Group, and WHEREAS: the applicant is proposing to construct a 4-story (with occupied basement) apartment building with a total of 5 units (one on each floor) and 28 bedrooms on the .0908 acres (3,957 SF) project site. The project is expected to attract primarily student tenants. Site improvements include walkways, landscaping and a retaining wall with an upper terrace accessible from the basement apartment. All above-ground apartments will have a balcony facing College Ave. Site development will require the removal of the existing house, with its associated retaining walls, driveway curbcut, walkways and one mature tree. Four mature trees in the rear of the property will be preserved. The project site is in the CR-4 Collegetown Area Form District (CAFD) and has received Design Review. As no parking is proposed for the project, the applicant will submit a Transportation Demand Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations. It has received Design Review, and WHEREAS: This is a Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), and the State Environmental Quality Review Act (“SEQRA”), and is subject to Environmental Review, and WHEREAS: The Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did, on December 20, 2016 declare itself Lead Agency for the project, and WHEREAS: legal notice was published and property posted, and adjacent property owners notified in accordance with Chapter 290-9 C. (1), (2), & (3) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required Public Hearing on January 24, 2017, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and Approved by the Planning Board on 2/28/2017 14 WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on December 20, 2016 review and accept as adequate a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 & 3, prepared by Planning staff and the following drawings: “Existing Site Plan (L100)”, “Site Layout Plan (L101)”, “Grading Plans (L201)”, “Planting Plan (L301)”, “Planting Details (L501)”, “Basement Plan (A100)”, and “First Floor (A101)” all dated 11/22/16 and “ East Elevation (A2.1)”, “North Elevation (A2.2)”, “West Elevation (A2.3)”, “ South Elevation (A2.4)” and “Street Perspective (A9.1)” all dated 12/7/16 and all prepared by Stream Collaborative, and other application materials, and WHEREAS: the Planning Board did on December 20, 2016 determine that the proposed project would result in no significant impact and did make a Negative Determination of Environmental Significance, and WHEREAS: the Planning Board, has on January 24, 2017 reviewed and accepted as adequate new and revised drawings titled: “Existing Site Plan (L100)”, “Site Layout Plan (L101)”, “Grading Plans (L201)”, “Planting Plan (L301)”, “Planting Details (L501)”, “ East Elevation (A2.1)”, “North Elevation (A2.2)”, “West Elevation (A2.3)”, “ South Elevation (A2.4)”, “Street Elevation (A2.5)”, and “Street Perspective (A9.1)” all dated 01-17-17 and prepared by Stream Collaborative, and other application materials, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant Preliminary and Final Site Plan Approval to the project subject to the following conditions: i. Submission of a record copy of the Site Plan showing a note indicating that the por tion of the project containing the sidewalk and associated streetscape landscaping along College Ave is subject to future approval by the Board, and ii. Any work in the City Right of Way will require a Street Permit, and iii. Transformer, if needed, will be located such that it is not visible from the public right of way, and iv. Bike racks must be installed before a certificate of occupancy is granted, and v. Noise-producing construction shall take place only between the hours of 7:30 A.M. and 7:30 P.M., Monday through Friday, and vi. A staging plan must be approved by the Building Division and Engineering before issuance of a building permit. In favor: Blalock, Darling, Elliott, Johnston, Jones-Rounds, Lewis, Schroeder Opposed: None Absent: None Vacancies: None E. Apartments at 210 Linden Avenue, Visum Development Group, Public Hearing, Approval of Transportation Demand Management Plan, and Consideration of Preliminary & Final Approval. The applicant is proposing to construct a 4-story (with occupied basement) apartment building with a total of 9 units and 36 bedrooms on the .1324 acres (5,769 SF) project site. The project is expected to attract primarily student tenants. Site improvements include walkways, landscaping and a retaining wall with a lower terrace accessible from the basement apartment. All above-ground apartments will have a balcony. Site development will require the removal of the existing house, driveway, curbcut, and one mature tree. One mature tree in the rear of the property will be preserved. The project site is in the CR-4 Collegetown Area Form District Approved by the Planning Board on 2/28/2017 15 (CAFD) and has received Design Review. As no parking is proposed for the project, the applicant will submit a Transportation Demand Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), and the State Environmental Quality Review Act (“SEQRA”), and has received Environmental Review. Noah Demarest of STREAM Collaborative updated the Board on the proposed project. He noted that the front façade top-story detailing has been restored to the original (more successful) design, and that the top story has now been split, as can be seen on the east and west elevations. Finally, clerestory windows have been added atop the east facade. Public Hearing On a motion by Lewis, seconded by Darling and unanimously approved, Chair Blalock opened the Public Hearing. Joel Harlan, 307 Ward Heights South, Town of Newfield, spoke in support of the project. There being no further public comments, on a motion by Johnston, seconded by Elliot and unanimously approved, Chair Blalock closed the Public Hearing. Adopted Resolution Approving Transportation Demand Management Plan On a motion by Jones-Rounds, seconded by Lewis: WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a 9 unit apartment building by Visum Development Group, and WHEREAS: the applicant is proposing to construct a 4-story (with occupied basement) apartment building with a total of 9 units and 36 bedrooms on the .1324 acres (5,769 SF) project site. The project is expected to attract primarily student tenants. Site improvements include walkways, landscaping and a retaining wall with a lower terrace accessible from the basement apartment. All above-ground apartments will have a balcony. Site development will require the removal of the existing house, driveway, curbcut, and one mature tree. One mature tree in the rear of the property will be preserved. The project site is in the CR -4 Collegetown Area Form District (CAFD) and has received Design Review. As no parking is proposed for the project, the applicant will submit a Transportation Demand Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations, and WHEREAS: This is a Unlisted Action under the City of Ithaca Environmental Quality Revie w Ordinance (“CEQRO”), and the State Environmental Quality Review Act (“SEQRA”), and is subject to Environmental Review, and WHEREAS: the Board has on January 24, 2017 reviewed and accepted as adequate a Transportation Demand Management Plan (TDMP) dated 12-15-16 and prepared by Stream Collaborative, now, therefore, be it Approved by the Planning Board on 2/28/2017 16 RESOLVED: that the Planning Board does hereby approve the aforementioned TDMP for the project at 126 College Avenue. In favor: Blalock, Darling, Elliott, Johnston, Jones-Rounds, Lewis, Schroeder Opposed: None Absent: None Vacancies: None Adopted Resolution for Preliminary & Final Site Plan Approval: On a motion by Schroeder, seconded by Lewis: WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a 9 unit apartment building by Visum Development Group, and WHEREAS: the applicant is proposing to construct a 4-story (with occupied basement) apartment building with a total of 9 units and 36 bedrooms on the .1324 acres (5,769 SF) project site. The project is expected to attract primarily student tenants. Site improvements include walkways, landscaping and a retaining wall with a lower terrace accessible from the basement apartment. All above-ground apartments will have a balcony. Site development will require the removal of the existing house, driveway, curbcut, and one mature tree. One mature tree in the rear of the property will be preserved. The project site is in the CR -4 Collegetown Area Form District (CAFD) and has received Design Review. As no parking is proposed for the project, the applicant will submit a Transportation Demand Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations, and WHEREAS: This is a Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), and the State Environmental Quality Review Act (“SEQRA”), and is subject to Environmental Review, and WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on December 20, 2016 declare itself Lead Agency for the project, and WHEREAS: legal notice was published and property posted, and adjacent property owners notified in accordance with Chapter 290-9 C. (1), (2), & (3) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required Public Hearing on January 24, 2017, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS: the Planning Board, acting as Lead Agency in Envi ronmental Review, did on December 20, 2016 review and accept as adequate a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 & 3, prepared by Planning staff and the following drawings: “Existing Survey/Demo Plan (L100)”, “Proposed Site Plan (L101)”, “Grading Plans (L201)”, “Planting Plan (L301)”, “Planting Details (L501)”, “Basement Plan (A100)”, and “First Floor (A101)” all dated 11/22/16 and “East Elevation (A2.1)”, “North Elevation (A2.2)”, “West Elevation (A2.3)”, “ South Elevation (A2.4)” and “Street Approved by the Planning Board on 2/28/2017 17 Perspective (A9.1)” all dated 12/7/16 and all prepared by Stream Collaborative, and other application materials, and WHEREAS: the Planning Board did on December 20, 2016 determine that the proposed project would r esult in no significant impact and did make a Negative Determination of Environmental Significance, and WHEREAS: the Planning Board has on January 24, 2017 reviewed and accepted as adequate new and revised drawings titled: “Proposed Site Plan (L101)”, “Grading Plans (L201)”, “Planting Plan (L301)”, “ East Elevation (A2.1)”, “North Elevation (A2.2)”, “West Elevation (A2.3)”, “ South Elevation (A2.4)”, “Street Elevation (A2.5)”, and “Street Perspective (A9.1)” all dated 01 -17-17 and prepared by Stream Collaborative, and other application materials, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant Preliminary and Final Site Plan Approval to the project subject to the following conditions: i. Any work in the City Right of Way will require a Street Permit, and ii. Transformer, if needed, will be located such that it is not visible from the public right of way, and iii. Bike racks must be installed before a certificate of occupancy is granted, and iv. Noise producing construction shall be limited to the hours of 7:30 A.M. and 7:30 P.M., Monday through Friday, and v. Resubmit drawing L101 showing full sidewalk replacement vi. Submission for approval by staff of detail showing tree protection before issuance of building permit, and vii. A staging plan must be approved by the Building Division and Engineering before issuance of a building permit. In favor: Blalock, Darling, Elliott, Johnston, Jones-Rounds, Lewis, Schroeder Opposed: None Absent: None Vacancies: None F. 107 South Albany Street – Sketch Plan Architect Daniel Hirtler presented the project on behalf of owner Stavros Stavropoulos. Hirtler explained that the project approved last year for this site prove d to be unworkable, for reasons including a lack of construction access to the rear of the lot. The previous project kept the existing house, placing an addition behind it. The revised project, Hirtler explained, would require demolishing the existing house and constructing an entirely new structure, which would be a new three-story wood- framed multiple dwelling containing 11 one-bedroom units. Board members supported the basic concept, but suggested ways in which the project could be made more internally consistent and more compatible with the existing Albany Street context. G. 821 Cliff Street – Parking for Business in a Residential Zone The applicant and Planning Board discussed options for increasing parking on this site. The discussion ended with Board members suggesting that a variance is more likely to be obtained if the redesigned Approved by the Planning Board on 2/28/2017 18 parking area provided a community benefit such as street trees or additional internal shading for the proposed redesigned parking area. 4. Zoning Appeals APPEAL #3056 301 East State Street: Area Variance Appeal of Marc Newman on behalf of the owner Trebloc Development Co. for an area variance from Section 325-8, Column 14/15, rear yard requirements of the zoning ordinance. The applicant proposes to demolish the existing building located at 301 E. State Street and construct new 8 story mixed use building. The proposed building will contain below grade parking for 69 cars, multiple retail spaces on the first floor, and 193 apartments on the remaining 7 floors. The 301 E. State Street lot is located on the triangular parcel of land bordered by E. State Street, S. Aurora Street, and E. Green Street. The rear yard of the building will be located on the E. Green Street portion of the lot which abuts land owned by NYS Department of Transportation. The DOT parcel is part of the NYS Route 79 right-of-way and varies in width from 12.8’- 36.8’ from the curb to the rear property line of the 301 E. State Street parcel. The applicant proposes to utili ze a portion of the DOT land for access to the underground parking and landscape the remaining area as an open buffer between the sidewalk and the new building. In order to provide ample parking for the residents and size the building accordingly, the applicant proposes to construct the new 8 story building 1.7’ from the rear property line. The zoning ordinance requires a 10’ rear yard. The property is located in a CBD-120 use district in which the proposed use is permitted. However, Section 325-38 requires that a variance be granted before a building permit is issued. The Planning Board strongly recommends approval of this variance. The project site is highly visible and the building will have major facades on all streets, including Green, so, functionally, the site really has no “rear.” Additionally, there is a large swath of DOT property located between the project site and the sidewalk on Green Street, which functionally acts as a rear yard – and which will be heavily landscaped by the applicant. The variance will also allow wider sidewalks on E. State and Aurora streets, which will be a long-term planning benefit. 5. Old/New Business A. Sidewalks on Worth Street – Planning Board Resolution to Board of Public Works Adopted Resolution Recommending That the Board of Public Works Fund the Design and Implementation of Sidewalks on Both Sides of Worth Street to Connect the Maplewood Graduate and Professional Student Housing Project to the Belle Sherman Neighborhood and School: On a motion by Darling, seconded by Schroeder: WHEREAS: the City of Ithaca and the Town of Ithaca recently approved the Maplewood Graduate and Professional Student Housing Project, and Approved by the Planning Board on 2/28/2017 19 WHEREAS: the project will redevelop the existing 170-unit and 372-bedroom Maplewood housing complex into a new project with 500-600 units and up to 975 bedrooms. The units are to be a mixture of townhomes, stacked flats, and multi-family apartment buildings. The project will include a community center, some neighborhood-scaled retail, an internal circulation network, including connections to adjacent East Hill Recreation Way, landscaping, lighting, and other amenities. The project site is approximately 17 acres — 0.75 of which is in the City of Ithaca and is proposed to contain a road, landscaping, and a plaza with a covered TCAT bus stop, and WHEREAS: the project site is adjacent to the East Hill Recreation Trail and spans from Maple Avenue to Mitchell Street, and WHEREAS: the project has three connections to the East Hill Recreation Way, one of which is midway between Maple Avenue and Mitchell Street which could feasibly be extended to Walnut Street in the Town, then connecting to Worth Street in the City, and WHEREAS: such a connection would knit the development into the urban street layout and provide residents of the development with safe pedestrian passage between the project and Belle Sherman School, both of which are desirous urban planning goals, and WHEREAS: this connection, if achieved, would require a crosswalk and sidewalks to be installed on both sides of Walnut Street in the Town and sidewalks to be installed on both sides of Worth Street, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board recommends to the Board of Public Works that funding be approved for the design and implementation of sidewalks on Worth St, and that City engineering staff work with the Town to encourage the above referenced improvements in the Town. In favor: Blalock, Darling, Elliott, Johnston, Jones-Rounds, Lewis, Schroeder Opposed: None Absent: None Vacancies: None B. 2017 Planning Division Work Plan – Planning Board Comments Cornish explained and Board members discussed the December 30, 2016 revision of the Department of Planning, Building, Zoning, and Economic Development Projects and Work Plan 2016-2017. Regarding the “major planning projects underway” list, which included “2. Design Standards for Collegetown and Downtown,” Schroeder noted that the intent has long been — in coordination with adopting the design standards — to simultaneously revise the Collegetown Area Form Districts zoning. Cornish agreed. C. Update – Joint Planning Board/ILPC Meeting (DeWitt House) Nicholas reported that the joint meeting would be held on Tuesday February 14th, 2017 6. Reports A. Planning Board Chair Approved by the Planning Board on 2/28/2017 20 No Report. B. Director of Planning & Economic Development Cornish updated the Board on recent Planning Division work. C. Board of Public Works Liaison Darling updated the Board on recent Board of Public Works meetings 7. Approval of Minutes On a motion by Schroeder seconded by Elliot, the revised draft for October 18, 2016, meeting minutes as edited by Schroeder, were approved, with no modifications. 8. Adjournment On a motion by Lewis, seconded by Darling, and unanimously approved, the meeting was adjourned at 10:15 p.m.