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HomeMy WebLinkAboutMN-PDB-2025-02-25DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 1 Planning and Development Board Minutes February 25, 2025 Attending: Emily Petrina, Chair; Andy Rollman, Jennie Sutcliffe, Bassel Khoury, Max Pfeffer 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 6:04 p.m. 1.Agenda Review – None 2.Approval of Minutes – January 28, 2025 On a motion by Sutcliffe, seconded by Rollman, the Planning and Development Board voted unanimously to approve the January 28, 2025 meeting minutes. 3.Public Comment Chair Petrina opened Privilege of the Floor. There being no 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. 4.Board Responses to Public Comment None 5.Sign Review DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 2 A. Cayuga Park Signage – Carpenter Park Road by Whitham Planning and Design. Signage Design Updates. 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 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. Applicants Attending: Jacob von Mechow, Paul Colucci, Paul Dudley The applicants presented a sign package, stating that changes were made to the package to address concerns raised by the board from previous meetings. Design elements such as internally lit features on the blade signs were highlighted. Applicants presented examples of existing signage elsewhere in the city. Board members gave the applicants feedback regarding the overall aesthetic, sizing and location of the signage. The board was in agreement that the proposed signage is consistent with that of a business campus rather than the residential neighborhood it is. Rollman expressed his opinion that the residential buildings should not be branded as the design of the building is enough wayfinding for long-term residents. Rollman also stated that the proposed internal lighting of the blade sign is not appropriate for the site. Pfeffer expressed support for the wayfinding signs but not the proposed blade signs. Cerra expressed concern for the number and size of the proposed wayfinding signage. Cerra reminded the applicant that the proposed wayfinding signage is not allowed within the right of way. 6. Site Plan Review A. The Ithaca Farmers Market – Steamboat Landing 545 Third Street by Whitham Planning and Design. Consideration of Site Plan Changes for Phase 1. The Planning Board granted final approval for Phase I, redesign of the parking lot, of this project on September 26, 2023. The applicants are now seeking input for site plan changes for Phase I, which include relocating a bike rack, omitting a bike shelter, and changes to DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 3 pavement materials in vendor parking area. The project is on City-owned land and requires approvals from Common Council, the Special Joint Committee of the Ithaca Area Water Treatment Plant, NYS DEC, and the Army Corps of Engineers. The project site is in the Market District and is subject to Design Review. This was determined a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(b), (h)[2] and (i) and the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (10) and (11) for which the Planning Board, acting as Lead Agency, issued a Negative Declaration of Environmental Significance on January 25, 2022. Applicants Attending: Jacob von Mechow, Monika Roth The applicants presented a series of changes proposed for the parking lot approved as phase 1 for the Ithaca Farmer’s Market. Changes include the replacement of a porous asphalt parking lot with gravel, covered bicycle parking with bike racks and Pfeffer confirmed with the applicant details regarding the longevity of the proposed gravel parking area. Rollman confirmed with the applicants, details regarding the design of the gravel parking and maintenance of the gravel moving forward. Board members expressed concern for the long-term maintenance of the gravel material and discussed alternatives with the applicants. Board members expressed support for the proposed changes to the bicycle parking. Adopted Declaration of Approval of Project Changes for Phase 1 On a motion by Khoury, seconded by Rollman. B. Breeze Apartments – 121-125 Lake Street by Todd Fox. Presentation of Site Plan Changes. The Planning Board granted final approval for Phase II of this project on May 23, 2023. The applicants are now seeking input for site plan changes, which include grading modifications that include introducing fill in the northeast corner of the parcel to resolve the steep slopes, reducing the asphalt area, and reducing the off-street loading spaces from 4 to 2. These changes will require an area variance for the minimum number of off-street loading spaces. This was determined a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B(1) (h)[2], (k) and (n) 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. Applicants Attending: Erik Reynolds, Julia Bucher The applicant presented a series of drawings describing changes made to the site to accommodate changes to the topography from construction. Changes include the removal of 2 DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 4 loading spaces, relocation of parking and the installation of new retaining walls. Applicants explained that a variance is required from the board of zoning appeals due to the removal of required loading spaces. Rollman confirmed details of the original approval with the applicants. Petrina asked the applicant to provide details and sections of the proposed changes as well as elevations of the proposed retaining walls. C. 325 College Ave Redevelopment – 325 College Avenue by Nick Robertson. CEQR Determination. 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, Jack Boarman The applicants presented a series of renderings describing the changes made to the proposal including façade design, trash removal plans, additional plantings, streetscape changes and mechanical screening changes. Board members expressed support for the project and thanked the applicant for the changes made to the proposal. Sutcliffe expressed her opinion that more indoor bicycle storage should be included in the proposal. Rollman gave the applicant feedback regarding the design of wall between the proposal and the neighboring building on Dryden Road. Board members and staff reviewed the draft FEAF Part 3. Adopted Negative Declaration of Environmental Significance On a motion by Rollman, seconded by Sutcliffe. DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 5 Cerra requested a roof plan for the next meeting. Cerra went on to explain that city engineering department still has concerns related to the trash removal for the project. D. 215-217 Prospect Street Parking Lot – 215-217 Prospect Street by Andrew Schreck. Preliminary and Final Site Plan Approval. The applicant proposes to retain an approximately 1590 SF gravel parking area south of the existing house located at 215- 217 Prospect Street. The gravel parking lot will contain 6 parking spaces for the residents at the existing building. The project will require two area variances for parking in the side and rear yards. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 and the State Environmental Quality Review Act (“SEQRA”) §617.4 and is subject to environmental review. Applicants Attending: Andrew Schreck The applicant had no presentation and was available for questions from the board. Petrina stated that she does not believe the installation of screening is possible on the site. Board members, staff and the applicant discussed what improvements could be made to the site to improve the condition. Board members agreed that the proposed parking is acceptable so long as the applicant install a new apron for the parking lot to the specifications of the City of Ithaca Engineering Office. Adopted Declaration of Preliminary and Final Site Plan Approval On a motion by Khoury, Sutcliffe. 7. Reports • Director’s Report 8. Old/New Business • None 9. Adjournment: On a motion by Rollman and seconded by Sutcliffe, the meeting was adjourned by unanimous consent at 8:15 p.m. APPROVED RESOLUTION Ithaca Farmers’ Market Project Changes – Phase 1 – Parking Lot Steamboat Landing – 545 Third Street Site Plan Review City of Ithaca Planning & Development Board February 25, 2025 WHEREAS: The Planning Board granted Final Site Plan Approval to Phase 1 of the project on September 26, 2023. Phase 1 is comprised of reconfiguring, landscaping, and paving the Parking Lot and drive lines, and WHEREAS: the applicant is now requesting changes to the parking lot consisting of changes to pavement materials from porous asphalt to porous gravel in vendor parking area, omitting a bike shelter, and relocating several bike racks, and WHEREAS: this Board,has on February 25, 2025, reviewed and accepted as adequate revised drawings titled Site Materials, Signage and Marking Plan 1 & 2 (C100 & C101) (54 pp.) with markups dated June 21, 2024 and Materials Plan 1 & 2 (L301 & L302) revised January 27, 2025 all prepared by Whitham Planning Design Landscape Architecture; and PLLC EZ Roll Spec Sheets (5 pp.); and other application materials, and WHEREAS: the Planning Board has determined that the project changes are consistent with the January 25, 2022 Negative Declaration of Environmental Significance and that no additional environmental review is required, now therefore be it RESOLVED: that the Planning Board does approve the proposed changes to the Parking Lot, subject to the following condition: i. Should the vendor gravel parking lot spaces prove too difficult to be maintained, an alternative surface, such as porous asphalt, will be installed in Phase II or Phase III of the site plan, and be it further RESOLVED: that this approval incorporates all related unresolved conditions of the September 26, 2023 Phase 1 Final Approval Resolution. Moved by: Khoury Seconded by: Rollman In favor: Rollman, Sutcliffe, Khoury, Pfeffer, Petrina Against: None Abstain: None Absent: Correa, Godden Vacancies: None ADOPTED RESOLUTION City of Ithaca Planning & Development Board S/CEQR Negative Declaration 325 College Avenue Redevelopment 325 College Avenue February 25, 2025 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, and WHEREAS: the City of Ithaca Planning and Development Board, being the local agency, which has primary responsibility for approving and funding or carrying out the action, did on November 26, 2024 declare itself Lead Agency in Environmental Review for the project, and WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on February 25, 2025, review and accept as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 and 3 prepared by Planning staff; Response to Plan Review Comments (5) prepared by BKV Group and dated 02/07/25; Layout, Grading, Planting Plans L101 and Site Details L501 prepared by BKV Group and Stream Collaborative and both dated 02/21/25; and 325 College Avenue – Ithaca, NY Planning Board Presentation Packet (12) prepared by BKV group and dated 02/25/25, and WHEREAS: interested parties have been given the opportunity to comment on the proposed project, and any received comments have been considered, now, therefore, be it RESOLVED: that the City Planning Board determined, as elaborated in the FEAF Part 3, that the proposed project will result in no significant adverse impacts on the environment and a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be issued in accordance with the provisions of Part 617 of SEQRA. Moved by: Rollman Seconded by: Sutcliffe In favor: Petrina, Rollman, Sutcliffe, Khoury, Pfeffer Against: None Abstain: None Absent: Correa, Godden Vacancies: None APPROVED RESOLUTION Site Plan Approval Preliminary & Final Approval 215-217 Prospect Street Parking Lot 215-217 Prospect Street City of Ithaca Planning & Development Board February 25, 2025 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site plan approval for a 6-space gravel parking lot by Andrew Schreck, and WHEREAS: the applicant proposes to retain an approximately 1590 SF gravel parking area south of the existing house located at 215-217 Prospect Street. The gravel parking lot will contain 6 parking spaces for the residents at the existing building. The project will require two area variances for parking in the side and rear yards, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 and the State Environmental Quality Review Act (“SEQRA”) §617.4 and is subject to environmental review, and WHEREAS: the City of Ithaca Planning and Development Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on December 17, 2024, declare itself Lead Agency in Environmental Review for the project, and WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on December 17, 2024, review and accept as adequate: a Short Environmental Assessment Form (SEAF), Part 1 prepared by the applicant; SEAF Part 2 & 3 prepared by Planning staff; Survey Map 215-217 Prospect Street City of Ithaca, Tompkins County, New York dated 6/8/2009 and prepared by T.G. Miller, P.C.; and pictures (4) submitted by Andrew Schreck (owner) on December 5, 2024; and other application materials, and WHEREAS: 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 did, on December 17, 2024 determine, as elaborated in the SEAF Part 3, that the proposed project will result in no significant adverse impacts on the environment and issued a Negative Declaration of Environmental Significance, and WHEREAS: the Board of Zoning Appeals granted the required area variances on February 4, 2025, and WHEREAS: this Board did on February 25, 2025 review and accept as adequate new photographs depicting the site topography and submitted February 2025 by the applicant, now, therefore, be it RESOLVED: that the Planning and Development Board does hereby grant Preliminary & Final Site Plan Approval subject to the following: The following conditions must be satisfied before issuance of a Certificate of Occupancy: i. Submission to Planning staff of detailed planting plan and planting schedule ii. This site plan approval does not preclude any other permit that is required by City Code, such as sign permits, tree permits, street permits iii. Any changes to the approved site plans must be submitted to Planning staff for review and may require Board approval iv. Repair, replacement, or reconstruction of any City property including, but not limited to paving, sidewalk, curbing, trees or tree lawn, signage, drainage structures, etc. to the City of Ithaca Engineering Department specifications. v. Submission of any required executed easement, licenses or other legal agreements Moved by: Khoury Seconded by: Sutcliffe In favor: Rollman, Sutcliffe, Khoury, Pfeffer, Petrina Against: None Abstain: None Absent: Correa, Godden Vacancies: None