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HomeMy WebLinkAboutMN-PDB-2024-11-26DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 1 Planning and Development Board Minutes November 26, 2024 Attending: Emily Petrina, Chair; Bassel Khoury, Andy Rollman, Daniel Correa, Jennie Sutcliffe, Max Pfeffer, Elisabete Godden Board Members Absent: Board Vacancies: Staff Attending: Development Nikki Cerra, Environmental and Landscape Planner - Department of Planning and Development Samuel Quinn-Jacobs, Planner - Department of Planning and Development This meeting was held in Common Council Chambers, Third Floor, City Hall, and also conducted remotely using videoconferencing technology, as authorized by Part WW of Chapter 56 of the Laws of 2022 of New York State and Local Law 2022-05. All resolutions and public comments are attached at the end of this document. Chair Petrina called the meeting to order at 6:01 p.m. 1.Agenda Review – None 2.Approval of Minutes – September 26, 2024 and October 22, 2024 On a motion by Godden, seconded by Rollman, the Planning and Development Board voted unanimously to approve the September 26, 2024 and October 22, 2024 meeting minutes. 3.Public Comment Chair Petrina opened Privilege of the Floor. The following members of the public spoke: -Meg Prichard spoke regarding the Squeaky Clean Car Wash located on South Meadow Street -Adam Shandler spoke regarding the Squeaky Clean Car Wash located on South Meadow Street. There being no further members of the public appearing in order to speak, nor any additional written comments submitted to be read into the record, Chair Petrina closed the Public Comment period. DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 2 4. Board Responses to Public Comment Sutcliffe spoke regarding the planning and development’s board lack of purview regarding the sound generated by the car wash. Staff stated the car wash is applying for an additional site plan review and there will be a presentation about that application at the next meeting. Board members and staff discussed the anticipated timeline for the review process of that application. 5. Site Plan Review A. The Outlook – 815 S Aurora Street by Julia Bucher, Visum Development Group. Approval of Project Changes. The Planning Board granted final approval of this project on September 24, 2019 and granted further approval for site plan changes on September 26, 2023 and March 26, 2024. The applicants are now seeking input for site plan changes. This project was determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(b), (d), (k) and (n) and the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (5)(iii) and (9) for which the Lead Agency made a Negative Determination of Environmental Significance on September 22, 2020. Project materials are available for download from the City website Applicants Attending: Julia Bucher, Todd Fox The applicants presented information regarding the potential purchase of the neighboring property that would remove the uncompliant stairs from the required zoning setback. The applicant requested that the planning board approve a stair had already been installed of an approved design. The applicant presented plantings designed to mitigate the visual impact of the stairs. The applicant went on to describe a second request for the planning board to approve a change in material to an exterior stair leading between a building and parking lot. The proposal included a composite material in place of the approved metal. The third request was to leave a portion of an EIFS brick that was installed without site plan approval. Sutcliffe stated that she is generally favorable of the proposed changes. Correa stated that he is generally favorable of the proposed changes. Rollman asked questions regarding the proposed material for the planters. Rollman stated that the stairs should not ne a wooden material. Rollman expressed his opinion that any wood material should be removed from the exterior details and that the EIFS material is already degrading on site. DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 3 Godden stated that she is not favorable of the EIFS material. Godden went on to state that the composite material is not safe in this climate and the approved concrete stair should be installed. Godden stated she is not comfortable making any decision on the southern stairs until the land deal is no longer hypothetical. Khoury stated his general support of the proposed changes although he expressed his preference for a concrete stair instead of a composite material. Pfeffer expressed his desire for a real brick material rather than the EIFS. Pfeffer was favorable of the other proposed changes. Correa stated that the board should look at the site to gain a better understanding of size of the stairs in question. The applicants proposed to remove the stairs from the parking lot to the building. Correa spoke to the applicant regarding the board’s right to hold the developer to the approved drawings. The applicants described a history of the financial difficulties and legal battles related to the development. Chair Petrina stated that the board is not favorable of the EIFS material and, although split, the board is not favorable of the proposed composite material for the stairs. Board members and the applicant discussed how the applicant could approach proposing no stairs between the parking lot and the building. Rollman stated that he would not be supportive of the removal of the stairs. The applicant talked about how pressure treated lumber on the site could be covered in cladding. Chair Petrina gave the applicant feedback regarding how information should be presented at the next meeting. B. The William – 110 College Avenue by Jason Demarest. Consideration of Project Changes. The Planning Board granted final approval of this project on January 31, 2023. The applicants are now seeking approval for changes to the approved site plan which have been installed. The changes pertain to site layout, materials, landscaping and building facades. There are also several unsatisfied conditions. In accordance with Chapter 276-5 D of the City Code, the Director of Planning and Development has DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 4 determined that the changes are significant and require reopening of the review. The property owner has entered a legally-binding agreement with the city to bring the project into compliance with the approved site plan; however, the owner still wishes to pursue approval for the installed changes. This project was determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(k) and (l) and the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (11) for which the Planning Board, acting as Lead Agency, issued a Negative Declaration of Environmental Significance on December 20, 2022. Project materials are available for download from the City website. Applicants Attending: Jason Demarest and Chris Petrillose The applicants presented a series of slides detailing the approved drawings versus the proposed the changes with alternatives. Changes include material changes to the sunken patios, retaining walls, railings, balconies and other exterior site details. The applicant also provided details regarding the drainage capacity of the sunken patios. Chair Petrina requested the applicant provide the email exchange regarding the drainage of the patios. Pfeffer stated his general support for the proposed project changes. Godden expressed her opinion that proposed material changes for the sunken patios in not ideal. Rollman stated that his approval of the . Rollman stated that he believes the white trim should go around the building. Concrete is better than pavers. Rollman expressed opinion that the proposed changes to the sunken patios. Rollman stated that the concrete retailing walls should be installed as approved. Correa stated that the white trim should wrap around the building as approved. Correa was favorable of the proposed changes in the rear of the building. Correa expressed his internal conflict regarding the sunken patios. Correa stated if had to choose it would be to install the PT with a clear stain. Sutcliffe was supportive of the backyard changes. Sutcliffe expressed her opinion the trim should either be installed as approved or removed from the building. Sutcliffe thanked the applicant for looking into the weather events and their impact on the drainage of the site. Sutcliffe stated that she is supportive of the proposed PT lumber as the larger footprint would allow for more light. Chair Petrina proposed that the original metal railings be installed but the proposed sunken patios be approved. DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 5 Director Nicholas expressed to the board that the proposed PT material is not compatible with the Collegetown Design Guidelines. Board members and the applicant discussed cladding options for the pressure treated lumber. Rollman pointed to the Catherin Commons buildings as an example of how concrete can be aesthetically appealing. Rollman requested that the stormwater management be stamped and designed by an engineer. Board members discussed their opinions regarding the options for the sunken patios. Correa expressed opinion that the proposed should contain commercial materials and that he believes the original metal railing should be approved. Rollman stated that the patios should be installed with the approved materials. Godden stated that the sunken patios should be installed with the approved materials. C. 325 College Ave Redevelopment – 325 College Avenue by Nick Robertson. Lead Agency, Presentation and Public Hearing. The applicant proposes to combine two parcels, demolish the existing one-story structure located at 32 College Ave, and construct a single 8-story, mixed-use building, approximately 37,551 GRSF. The applicant proposes 53 residential units with a unit mix ranging from studio to 4-bedroom apartments, a 1,500 SF commercial space, 356 SF Lobby, a 770 SF private fitness center, and a small roof deck. The project includes sidewalk extension, landscaping, and a chamfer corner. The project is located in the MU2, in which the maximum building height is 6 stories/80’and will require two area variances including maximum building floors and floor to floor height. It is also subject to Collegetown Design Guidelines. The project involves 2 tax parcels totaling approximately .136-acres. Parcel consolidation will be required. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B(1)(h)[4], & (k), and the State Environmental Quality Review Act (“SEQRA”) §617.4 (11) and is subject to environmental review. Applicants Attending: Nick Robertson, Charlie O’Connor, Anni Pi The applicants presented renderings of the building and detailed changes made to the proposal. The applicants presented street-level perspectives and described how the project attempts to activate the street. The first-level floorplan was presented with detail. The applicant stated that a seat wall will Adopted Declaration of Lead Agency On a motion by Correa, seconded by Khoury. DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 6 Public Hearing Chair Petrina opened the public hearing on a motion by Correa, seconded by Godden, and the board voted unanimously. Patrick Kraft spoke in opposition to the proposed project. Chair Petrina closed the public hearing on a motion by Correa, seconded by Rollman, and the board voted unanimously. Sutcliffe stated that she believed the design for the exposed windows should account for the fact that the residents will desire privacy and likely put up shades. Correa asked the applicant to provide more information on the use of the retail space. Rollman asked the applicant to provide information about soil testing, affordable housing? What is the sustainability story of the building? What materials are being used that relate to green infrastructure? Rollman gave the applicant feedback regarding the design of the building at the street level along Dryden Road. The applicant stated that soil sampling has already been done and described their process for handling and contaminated soil. The applicant stated that there is no affordable housing proposed for the project. Board members agreed that information regarding soil contamination and handling be provided by applicant as available. Pfeffer asked the applicant to provide information regarding indoor bike storage. Board members asked for the applicant to provide detailed site plans and elevations for the building. Staff, the board and the applicant discussed the environmental review and reviewed the FEAF Part 3. D. Taber Street Auto – 229 Cherry Street by Steven Sinn. Public Hearing. The applicant proposes to replace a 169 SF asphalt parking area northwest of the existing building, which is an auto repair shop and construct a 14,653 SF gravel parking area north and east of the existing building. The proposal also includes erecting a six-foot chain-link privacy fence with a locked gated and barbed wire around the gravel parking area perimeter to protect the vehicles parked there for maintenance. The project site is in the Cherry Street Zoning District (CSD) and is subject to Design Review. The project will require no variances. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B(1)(h)[1] and the State DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 7 Environmental Quality Review Act (“SEQRA”) §617.4 (11) and is subject to environmental review. Applicants Attending: Andrew Sciarabba The applicants presented a series of site plans and civil drawings detailing changes made to the proposed parking lot. Changes include the addition of a sidewalk, plantings and a vegetated swale to allow for additional drainage. Pfeffer expressed his support for the project and asked how the runoff from the parked vehicles has been mitigated? Pfeffer cited the sensitive nature of the area. The applicant stated that any spill on the parking lot will not enter the groundwater. Rollman expressed concern regarding the stormwater management the use of barbed wire in the proposal. Correa expressed his support for the project and requested a more robust landscaping plan around the site. Sutcliffe expressed her support for the proposal. Chair Petrina thanked the applicant for the changes made to the proposal. Petrina agreed that additional plantings in the front would be desirable. Public Hearing Chair Petrina opened the public hearing on a motion by Correa, seconded by Godden, and the board voted unanimously. Chair Petrina closed the public hearing on a motion by Khoury, seconded by Godden, and the board voted unanimously. 6. Reports • Director’s Report 7. Old/New Business • December meeting rescheduled to 12/17/24 8. Adjournment: On a motion by Godden and seconded by Correa, the meeting was adjourned by unanimous consent at 8:44 p.m. ADOPTED RESOLUTION City of Ithaca Planning & Development Board Declaration of Lead Agency 325 College Avenue Redevelopment 325 College Avenue November 26, 2024 WHEREAS: 6 NYCRR Part 617 of the State Environmental Quality Review Law and Chapter 176.6 of the City Code, Environmental Quality Review, require that a lead agency be established for conducting environmental review of projects in accordance with local and state environmental law, 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: the City of Ithaca Planning and Development Board has one pending application for site plan approval for constructing a new 8-story apartment building by Nick Roberston, and WHEREAS: the applicant proposes to combine two parcels, demolish the existing one-story structure located at 321 College Ave, and construct a single 8-story, mixed-use building, approximately 37,551 GRSF. The applicant proposes 53 residential units with a unit mix ranging from studio to 4-bedroom apartments, a 1,500 SF commercial space, 356 SF Lobby, a 770 SF private fitness center, and a small roof deck. The project includes sidewalk extension, landscaping, and a chamfer corner. The project is located in the MU2, in which the maximum building height is 6 stories/80’and will require two area variances including maximum building floors and floor to floor height. It is also subject to Collegetown Design Guidelines, and WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B(1)(h)[4], & (k), and the State Environmental Quality Review Act (“SEQRA”) §617.4 (11) and is subject to environmental review, and WHEREAS: the NYS Department of Environmental Conservation, and the Tompkins County Department of Health, both potentially involved agencies in this action, have consented to the Planning Board acting as Lead Agency for this project, now, therefore be it RESOLVED: that the City of Ithaca Planning and Development Board does, by way of this resolution, declare itself Lead Agency in Environmental Review for the proposed project. Moved by: Correa Seconded by: Khoury In Favor: Correa, Khoury, Petrina, Pfeffer, Godden, Sutcliffe, Rollman Against: None Abstain: None Absent: None Vacancies: None