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Home My WebLink AboutMN-IURA-2011-04-04Ithaca Urban Renewal Agency Approved 5/20/211 108 East Green Street Ithaca, New York 14850 (607) 274-6559 59 (607) 274-6558 (fax) (607) 274-6558 (fax) MINUTESMINUTES Special Meeting ITHACA URBAN RENEWAL AGENCY Council Chambers, City Hall 4:30 p.m., Monday, April 4, 2011 Members: Susan Cummings, Doug Dylla, Tracy Farrell Excused: Carolyn Peterson Others: J.R. Clairborne (4:45 p.m.), Common Council liaison to IURA Staff: Nels Bohn, JoAnn Cornish Public: Mathew Clark I. Call to Order The meeting was called to order by Vice‐Chairperson Cummings at 4:34 p.m. II. Public Comment Mathew Clark identified himself as an East Seneca Street resident who converted a rental property to an owner‐occupied residence. He spoke against the requested area variances for the Seneca Way Apartments project as detrimental to the adjoining residential neighborhood on East Seneca Street. III. Comment on area variance appeal #2843 for the Seneca Way Apartments project located at 140 Seneca Way Members reviewed revised plans for the proposed project dated March 22, 2011 and a draft comment letter from the IURA Neighborhood Investment Committee recommending denial of the requested area variances. Members noted that the project has been revised to provide a 30‐foot step back of the top floor nearest the R‐2a zoning boundary line. Cummings reported that the project requires a 17.5 foot height variance, a 22‐space off‐street parking variance and a variance from the loading standards and is located at the boundary line with a residential neighborhood located in the R‐2a zoning district. Cummings recommended approval of a resolution to authorize delivery of the IURA Neighborhood Investment Committee letter because the requested variances constituted “major variances” so the application does not meet the legal test for granting an area variance. She emphasized the importance of protecting residential neighborhoods located at commercial/residential boundaries. Farrell indicated she was not comfortable with the Neighborhood Investment Committee letter as drafted. She noted that the letter was drafted prior to recent mitigation measures that are shown on the March 22, 2011 plans. Dylla recognized the significant investments made to upgrade the East Seneca Street residential neighborhood in recent years into a very successful and desirable neighborhood. He sought a further softening of the project’s impact on the residential neighborhood. He suggested both a stable IURA minutes April 4, 2011 Page 2 of 3 neighborhood and a better use of an underutilized commercial property downtown could be accomplished with some further project mitigation. Members agreed that any proposed comment letter on this project should be sent by the IURA rather than one if its committees. Dylla suggested simplifying the letter. Cummings moved, seconded by Dylla, the following: Comment on Appeal #2843 – 140 Seneca Way WHEREAS, the IURA Neighborhood Investment Committee reviewed area variance request #2843 for the Seneca Way Apartments project at 140 Seneca Way located in a B‐4 zoning district located adjacent to an R‐2a zoning district containing the East Seneca Street residential neighborhood, and Whereas, the project site is located within the Urban Renewal Project Boundary Area, and Whereas, the Neighborhood Investment Committee reviewed project plans dated December 22, 2010 and were concerned about the negative impact of a significant height variance to 57.5 feet abutting an existing residential neighborhood, and Whereas, at their March 11, 2011 meeting, the IURA Neighborhood Investment Committee developed a comment letter recommending denial of area variance request 2843, and Whereas, at their April 4, 2011 meeting, the IURA discussed the draft letter and reviewed revised project plans; now, therefore be it RESOLVED, that the IURA hereby authorizes delivery of the following letter recommending denial of the area variance request #2843: Steven Beer, Chairperson City of Ithaca Board of Zoning Appeals City Hall, 108 E Green Street Ithaca, NY 14850 John Schroeder, Chairperson City of Ithaca Board of Planning & Development 618 Stewart Avenue Ithaca, NY 14850 RE: Appeal #2843 – 140 Seneca Way Dear Sirs: The Ithaca Urban Renewal Agency (IURA) closely reviewed the revised site plans for the Seneca Way Apartments project, dated March 22, 2011. The project site is located within the Urban Renewal Project Boundary Area. IURA minutes April 4, 2011 Page 3 of 3 This project site’s northern boundary is the zoning edge between the B‐4 commercial zoning district and the R‐2a residential zoning district. Immediately adjoining the project site is a well‐maintained, owner‐occupied, residential neighborhood within this R‐2a zoning district. Residential neighborhoods located at commercial/residential edges require rigorous protection to remain viable and vibrant. While the IURA supports both the development of new housing units in the greater downtown to meet demand at all income levels and the protection of the existing residential neighborhoods, these two objectives are in conflict on this project. We are very concerned about a significant height variance abutting an existing low‐density residential neighborhood and a significant parking variance. The IURA recommends denial of the area variance request unless and until the developer has incorporated mitigation measures satisfactory to the Planning Board. Sincerely, Susan J. Cummings, Vice‐Chairperson IURA Carried Unanimously 3‐0 IV. Motion to Adjourn The meeting was adjourned by consensus at 5:30 p.m. END Minutes prepared by N. Bohn j:\community development\admin files\minutes\iura\2011\4april\4‐4‐11 iura minutes nb.doc