HomeMy WebLinkAbout03-22-16 Planning and Development Board Meeting Agenda r
CITY OF ITHACA
�1T1 108 E.Green Street—3rd Floor Ithaca,NY 14850-5690
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4, DEPARTMENT OF PLANNING BUILDING ZONING&ECONOMIC DEVELOPMENT
€'µ ��1�€3 Division of Planning&Economic Development
JOANN CORNISH,DIRECTOR OF PLANNING&DEVELOPMENT
PHYLLISA A.DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT
� C�ApdRA;E[1 Telephone: Planning&Development—607-274-6550 Community Development/IURA—607-274-6559
Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org
Fax: 607-274-6558 Fax: 607-274-6558
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12:00 p.m.,the day before the meeting. ,�eevaa J--
The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on MARCH 22, 2016 in COMMON
COUNCIL CHAMBERS, City Hall, 108 E. Green Street, Ithaca, NY.
AGENDA ITEM Start Time
1. Agenda Review 6:00
2. Privilege of the Floor(3-minute maximum per person — if you will be speaking about a project with a 6:02
scheduled PUBLIC HEARING below b, you are highly encouraged to speak at that time)
3. Site Plan Review
A. Project: Parking for Five Cars 6:15
Location: 424 Dryden Rd.
Applicant: Daniel Hirtler for William &Angie Chen
Actions: O Consideration of Preliminary& Final Approval
Project Description: The property at 424 Dryden Road was subdivided in 2015 to form a new parcel at 319 Oak
Avenue. The required off-street parking for 424 Dryden Road was formerly located on the part of the original
parcel which was subdivided. The goal of this project is to provide the five required off-street parking spaces for
the small site, while providing the best maneuverability and retaining a vegetative buffer at the rear of this
parcel. The applicant is proposing two potential layouts. The layout retains an existing mature tree, preserves a
portion of the 10-foot vegetative buffer and has received the required area variances from the BZA. The project
is in the CR-2 Zoning District. This is an 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 for which the Planning Board made a Negative Declaration of Environmental Significance
on February 23, 2016.
B. Project: Hughes Hall Renovations 6:30
Location: Cornell University Campus
Applicant: Ram Venkat for Cornell University
Actions: O Determination of Environmental Significance O Consideration of Preliminary& Final Approval
Project Description: The applicant is proposing to renovate four levels of Hughes Hall in order to improve
academic space use. Exterior and site modifications include: enclosing existing ground-floor loggia; a new entry
from the courtyard; a new exterior stair tower on a west fagade; and renovations to the gorge-facing dining
terrace, including a new entrance and stair. The project includes removal and redesign of the courtyard area to
include new paving, seating, lighting, walkway, bike racks, landscaping, and drainage improvements. The
project is in the U-1 Zoning District. This is a Type 1 Action under the City of Ithaca Environmental Quality
Review Ordinance ("CEQRO"), §176-4 B(1)(h)[2], and the State Environmental Quality Review Act ("SEQRA"),
§617.4(b)(11), and is subject to Environmental Review.
C. Project: Cornell Ag. Quad Renovations 6:50
Location: Cornell University Campus
Applicant: Davies Orinda for Cornell University
Actions: O Determination of Environmental Significance O Consideration of Preliminary& Final Approval
Project Description:The applicant proposes to renovate the existing landscape and replace underground utilities
in the Agricultural Quad. The project is needed to upgrade existing utilities and enhance accessibility, expand
gathering spaces, and provide new lighting and site furnishings. Site work will include removal of all existing
hardscape, as well as 14 trees, installation of new pedestrian paths, plazas, stone bench seating, lighting, and
blue light phones, as well as new plantings with amended soil conditions. The project also includes a large
bioretention area east of Kennedy Hall. The project is in the U-1 Zoning District. This is an Type I Action under
the City of Ithaca Environmental Quality Review Ordinance ("CEQRO"), §176-4 13(1)(h)[4], and the State
Environmental Quality Review Act ("SEQRA"), §617.4(b)(9), and is subject to Environmental Review.
D. Project: The Cherry Artspace 7:20
Location: 102 Cherry St.
Applicant: Performance Premises, LLC/Samuel Buggeln
Actions: O Declaration of Lead Agency O PUBLIC HEARING O Determination of Environmental
Significance
Project Description:The applicant proposes to construct a 1,944-SF building on the 5,402-SF project site. The site
contains an existing 1,137-SF building (formerly Renovus Solar). The new building will have a galvanized
corrugated-steel exterior finish to harmonize with the existing building, and have a matte foundation with
perimeter-grade beams. A sidewalk will be provided along the entire parcel width, and 6.5' tree lawn and street
trees in front of the existing building. (Space does not permit a tree lawn in front of the new building.) Parking
will be provided on adjacent lot immediately to the south. The applicant is also proposing exterior patio in the
rear of the building, landscaping, and signage. The project site is in an area currently under study for an Area Plan
as a part of the Phase 11 of the Comprehensive Plan. Since this planning effort will likely result in changes in
zoning requirements in this area, the City has rezoned the entire area to a Temporary Mandatory Planned Unit
Development (TMPUD) Zone, until the Area Plan is complete. Therefore, the project sponsor has also applied to
Common Council for a (TM) PUD. The project will require a permit from the NYS Department of Environmental
Conservation (DEC) for encroachment into the permanent easement along the Flood Control Channel. This is a
Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO"), §176-4 B(1)(h)[2],
and the State Environmental Quality Review Act ("SEQRA"), §617.4(b)(11), and is subject to Environmental
Review.
E. SKETCH PLAN: 201 College Ave. 7:30
4. Zoning Appeals 7:50
•❑ #3017,Area Variance,416-418 E. State St.
•❑ #3018,Area Variance, 133 Giles St.
•IF1 #3019,Area Variance, 102 Franklin St.
.1 1 #3022,Area Variance, 108-110 Eddy St.
S. Old/New Business 8:00
A. Chain Works District Project DGEIS— Update(if any)
B. Ithaca Marriott Signage — Update
6. Reports 8:10
A. Planning Board Chair(verbal)
B. Director of Planning& Development(verbal)
C. Board of Public Works Liaison (verbal)
"An Equal Opportunity Employer with a commitment to workforce diversification." 2
7. Approval of Minutes:July 28, 2015, September 22, 2015,January 26, 2016 (Joint ILPC Meeting), & 8:20
January 26, 2016 (time permitting)
8. Adjournment 8:21
ACCESSING MEETING MATERIALS ONLINE
Site Plan Review&Subdivision Applications(and Related Documents)
Site Plan Review application documents are accessible electronically via the"Document Center'on the City web site(www.cityofithaca.org/DocumentCenter),under
"Planning&Development">"Site Plan Review Project Applications,"and in the relevant year/month folder. Subdivision application materials can be similarly located,
but in the"Subdivision Applications"folder. Zoning Appeal Materials are also accessible electronically via the"Document Center"on the City web site,under"Board of
Zoning Appeals."
Agenda
You may access this agenda (including attachments) by going to the "Agenda Center"on the City web site (www.citvofithaca.org/agendacenter), under"Planning&
Development Board." For ease-of-access, a link to the most recent Planning Board agenda is always accessible on the Planning Board home page:
http://www.Cityofithaca.org/354/Planning-Development-Board.
"An Equal Opportunity Employer with a commitment to workforce diversification." 3
PROPOSED RESOLUTION City of Ithaca Planning&Development Board
Preliminary&Final Approval Site Plan Review
Parking for 5 Cars
424 Dryden Rd.
March 22,2016
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Approval for a S-
car parking area to be located at 424 Dryden Road by Daniel Hirtler for William and Angie Chen, and
WHEREAS: the property at 424 Dryden Road was subdivided in 2015 to form a new parcel at 319 Oak Avenue. The
required off-street parking for 424 Dryden Road was formerly located on the part of the original parcel which was subdivided.
The applicant proposes to provide the five required off-street parking spaces for the small site, while providing the best
maneuverability and retaining a vegetative buffer at the rear of this parcel. The layout retains an existing mature tree,
preserves a portion of the 10-foot vegetative buffer, and requires variances as shown in drawings A2 and A5, more fully
described below. The project is in the CR-2 Zoning District, and
WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State
Environmental Quality Review Act 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 January 26, 2016 declare itself Lead Agency for the Environmental Review of this action, 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 February 23,2016, and
WHEREAS: this Board, acting as Lead Agency in Environmental Review, did on February 23, 2016 review and accept as
adequate: a Short Environmental Assessment Form (SEAF), Part 1, submitted by the applicant, and Part 2, prepared by
Planning staff, drawing titled "Site Alterations for Required Off-Street Parking and Required Landscaping — Option B (A2,
A3 and A5),"dated 11/6/15, and prepared by Daniel R. Hirtler; and other application materials, and
WHEREAS: the City of Ithaca Planning and Development Board, acting as Lead Agency in environmental review, did on
February 23, 2016 make a Negative Determination of Environmental Significance, 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: this Board, has on March 22, 2016 review and accept as adequate new and revised drawings titled "Site
Alterations for Required Off-Street Parking and Required Landscaping (A5)," dated 2/29/16, and "Landscape Plan (Al),"
dated 3/8/18 and"Wood Fence Detail," dated 3/2/16, and all prepared by Daniel R. Hirtler,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 condition that the fence, trellis, and trash enclosure are constructed of wood and not
vinyl.
Moved by:
Seconded by:
In Favor:
Against:
Abstain:
Absent:
Vacancies: 0
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PROPOSED RESOLUTION Site Plan Review
SEQR—Negative Declaration Hughes Hall Renovations
Cornell University
Planning&Development Board
March 22,2016
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan
Review for renovations to Hughes Hall, located on the Cornell University campus, by Cornell University,
applicant and owner, and
WHEREAS: the applicant is proposing to renovate four levels of Hughes Hall in order to improve
academic space use. Exterior and site modifications include: enclosing existing ground-floor loggia; a new
entry from the courtyard; a new exterior stair tower on a west fagade; and renovations to the gorge-facing
dining terrace, including a new entrance and stair. The project includes removal and redesign of the
courtyard area to include new paving, seating, lighting, walkway, bike racks, landscaping, and drainage
improvements. The project is in the U-1 Zoning District, and
WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance
("CEQRO"), §176-4 B. (1)(h)[2], 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 2/23/16, declare itself Lead Agency for the environmental
review of the project, 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: this Board, acting as Lead Agency in Environmental Review, has on March 22, 2016
reviewed and accepted as adequate: a Full Environmental Assessment Form(FEAF),Part 1, submitted by
the applicant, and Part 2, prepared by Planning staff, drawings titled "Building Elevations (A301 &
A302)," Demolition Plan (L101)," "Layout Plan (1,201)," "Grading Plan (L301)," "Planting Plan
(L401)," and "Site Details (L501)," all dated 2/25/16; and "Demolition Plan (C101)," "Erosion &
Sedimentation Control Plan (C102)," "Utility Plan (C103)," and "Details (C201)," dated 2/26/16, and all
prepared by KSS Architects; and other application materials,now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project
will result in no significant impact on the environment and that a Negative Declaration for purposes of
Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617
of the State Environmental Quality Review Act.
Moved by:
Seconded by:
In Favor:
Against:
Abstain:
Absent:
Vacancies: 0
PROPOSED RESOLUTION Site Plan Review
Preliminary&Final Approval Hughes Hall Renovations
Cornell University
Planning&Development Board
March 22,2016
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for
renovations to Hughes Hall, located on the Cornell University campus,by Cornell University, applicant and owner, and
WHEREAS: the applicant is proposing to renovate four levels of Hughes Hall in order to improve academic space use.
Exterior and site modifications include: enclosing existing ground-floor loggia; a new entry from the courtyard; a new
exterior stair tower on a west fagade; and renovations to the gorge-facing dining terrace, including a new entrance and stair.
The project includes removal and redesign of the courtyard area to include new paving, seating, lighting, walkway, bike
racks, landscaping, and drainage improvements. The project is in the U-1 Zoning District, and
WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO"), §176-
4 B. (1)(h)[2], 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 2/23/16 declare itself Lead Agency for the 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 February 23,2016, 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: this Board, acting as Lead Agency in Environmental Review,has on March 22, 2016 reviewed and accepted
as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Part 2, prepared by
Planning staff, drawings titled "Building Elevations (A301 & A302)," Demolition Plan (L101)," "Layout Plan (L201),"
"Grading Plan (L301)," "Planting Plan (L401)," and "Site Details (L501)," all dated 2/25/16; and "Demolition Plan
(C101)," "Erosion & Sedimentation Control Plan (C102)," "Utility Plan (C103)," and "Details (C201)," dated 2/26/16,
and all prepared by KSS Architects; and other application materials, and
WHEREAS: the City of Ithaca Planning and Development Board, acting as Lead Agency in Environmental Review, did
on March 22,2016 make a Negative Determination of Environmental Significance, 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 revised elevations showing Gothic-style exterior light fixtures as shown in a previously submitted
drawing titled"Building Elevations"and dated 1/15/16, and
ii. Submission of a revised detail drawing showing an alteration to the end of the stair railing on the dining terrace,
such that either there is no projection past the supporting vertical post or such projection is bent.
Moved by:
Seconded by:
In Favor:
Against:
Abstain:
Absent:
Vacancies: 0
PROPOSED RESOLUTION Site Plan Review
SEQR—Negative Declaration Ag. Quad Renovations
Cornell University
Planning&Development Board
March 22,2016
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site
Plan Review for landscape renovations to the Ag. Quad, located on the Cornell University campus, by
Cornell University, applicant and owner, and
WHEREAS: the applicant proposes to renovate the existing landscape and replace underground utilities
in the Agricultural Quad. The project is needed to upgrade existing utilities and enhance accessibility,
expand gathering spaces, and provide new lighting and site furnishings. Site work will include removal
of all existing hardscape, as well as 14 trees, installation of new pedestrian paths, plazas, stone bench
seating, lighting, and blue light phones, as well as new plantings with amended soil conditions. The
project also includes a large bioretention area east of Kennedy Hall. The project is in the U-1 Zoning
District, and
WHEREAS: this is an Type I Action under the City of Ithaca Environmental Quality Review Ordinance
("CEQRO"), §176-4 B. (1)(h)[4], and the State Environmental Quality Review Act ("SEQRA"), §617.4
(b)(9), 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 2/23/16 declare itself Lead Agency for the environmental
review of the project, 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: this Board, acting as Lead Agency in Environmental Review, has on March 22, 2016
reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by
the applicant, and Part 2, prepared by Planning staff; drawings titled "Schematic Design — Rendered Site
Plan (L-9A)," dated 8/1/14; "Overall Site Plan (M-01)," "Utilities Up-grades Site Plan (M-02)," "Planting
Plan (L-5)," and "Planting Plan (L-5)," showing existing trees to be removed in red, all dated 12/11/15;
"Demolition and Removal Plans (L-1)," "Layout Plan (L-2)," "Enlargement Layout and Materials Plan (L-
3A & L-313)," "Grading Plan (L-4)," "Site Details (SD-1 through SD-5)," and "Materials Plan (L-3)," all
dated 12/21/15; and"Ag Quad Landscape Revitalization- Materials Selection," date-stamped 3/15/16 with
no attribution, and all prepared by MKW Associates, LLC; and other application materials, now, therefore,
be it
RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project
will result in no significant impact on the environment and that a Negative Declaration for purposes of
Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617
of the State Environmental Quality Review Act.
Moved by:
Seconded by:
In Favor:
Against:
Abstain:
Absent:
Vacancies: 0
PROPOSED RESOLUTION Site Plan Review
Preliminary&Final Approval Ag. Quad Renovations
Cornell University
Planning&Development Board
March 22,2016
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for
landscape renovations to the Ag. Quad, located on the Cornell University campus, by Cornell University, applicant and
owner, and
WHEREAS: the applicant proposes to renovate the existing landscape and replace underground utilities in the Agricultural
Quad. The project is needed to upgrade existing utilities and enhance accessibility, expand gathering spaces, and provide
new lighting and site furnishings. Site work will include removal of all existing hardscape, as well as 14 trees, installation of
new pedestrian paths,plazas, stone bench seating, lighting, and blue light phones, as well as new plantings with amended soil
conditions. The project also includes a large bioretention area east of Kennedy Hall. The project is in the U-1 Zoning
District, and
WHEREAS: this is an Type I Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO"), §176-
4 B. (1)(h)[4], and the State Environmental Quality Review Act ("SEQRA"), §617.4(b)(9), and is subject to Environmental
Review.
WHEREAS: the Planning Board, being the local agency which has primary responsibility for approving and funding or
carrying out the action, did on 2/23/16, declare itself Lead Agency for the 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 February 23,2016, 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: this Board, acting as Lead Agency in Environmental Review, has on March 22, 2016 reviewed and accepted as
adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Part 2, prepared by
Planning staff; drawings titled "Schematic Design—Rendered Site Plan (L-9A)," dated 8/1/14; "Overall Site Plan (M-01),"
"Utilities Up-grades Site Plan (M-02)," "Planting Plan (L-5)," and "Planting Plan (L-5)," showing existing trees to be
removed in red, all dated 12/11/15; "Demolition and Removal Plans (L-1)," "Layout Plan (L-2)," "Enlargement Layout and
Materials Plan (L-3A & L-3B)," "Grading Plan (L-4)," "Site Details (SD-1 through SD-5)," and "Materials Plan (L-3)," all
dated 12/21/15; and "Ag Quad Landscape Revitalization - Materials Selection," date-stamped 3/15/16 with no attribution,
and all prepared by MKW Associates, LLC; and other application materials, and
WHEREAS: the City of Ithaca Planning and Development Board, acting as Lead Agency in environmental review, did on
March 22, 2016 make a Negative Determination of Environmental Significance, now, therefore, he 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. Applicant shall attempt to remove,preserve, and replant the four Cornus Mas, or cornelian cherry dogwoods (labeled
7, 8, 9, & 10 on the Planting Plan showing existing trees to be removed in red).
Moved by:
Seconded by:
In Favor:
Against:
Abstain:
Absent:
Vacancies: 0
Performance Premises, LLC
326 West Seneca St,Ithaca NY 14850
March 16, 2016
Lisa Nicholas, AICP, Senior Planner
Planning Division
and the Planning and Development Committee
City of Ithaca
by email
Dear Lisa and members of the committee,
Thank you for your queries yesterday regarding the Cherry Artspace Project at 102
Cherry Street, for which Performance Premises is in Site Plan Review.
As regards the patio on the west(water) side of the building, should it be permitted by the
DEC and by financial realities, it will be used for occasional events early in the evening
and small in scale. It is significantly smaller than the outdoor area at The Boatyard, for
example. Events using amplified sound will be infrequent and a noise permit will be
obtained in all such cases.
As to the trees on the site, on March 10 I contacted Jeanne Grace, the city forester, to
enquire as to what types of trees might best thrive in that spot and best compliment the
existing city canopy. I clarified with her, as I do here, the ambiguity on the drawing re:
which trees are existing and which are proposed. The three shown to the East of the
existing building are those we propose; the two on the west side of the site by the water
are existing maple trees. I look forward to Ms. Grace's recommendation in that regard.
I look forward to presenting our plan to you on Tuesday. Please advise if I can provide
further information between now and then.
All best,
Samuel Buggeln,
Principal,
Performance Premises LLC
PROPOSED RESOLUTION Site Plan Review& TMPUD
Declaration of Lead Agency Cherry Street Artspace
102 Cherry St.
City of Ithaca Planning&Development Board
March 22,2016
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 Cherry St Artspace
to be located at 102 Cherry St., and
WHEREAS: the applicant proposes to construct a 1,944-SF building on the 5,402-SF project site. The site contains an
existing 1,137-SF building (formerly Renovus Solar). The new building will have a galvanized corrugated-steel
exterior finish to harmonize with the existing building, and have a matte foundation with perimeter-grade beams. A
sidewalk will be provided along the entire parcel width, and 6.5' tree lawn and street trees in front of the existing
building. (Space does not permit a tree lawn in front of the new building.) Parking will be provided on adjacent lot
immediately to the south. The applicant is also proposing exterior patio in the rear of the building, landscaping, and
signage, and
WHEREAS: the project site is in an area currently under study for an Area Plan as a part of the Phase I1 of the
Comprehensive Plan. Since this planning effort will likely result in changes in zoning requirements in this area, the
City has rezoned the entire area to a Temporary Mandatory Planned Unit Development(TMPUD)Zone, until the Area
Plan is complete. Therefore, the project sponsor has also applied to Common Council for a (TM) PUD. The project
will require a permit from the NYS Department of Environmental Conservation (DEC) for encroachment into the
permanent easement along the Flood Control Channel, and
WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance ("CEQRO"),
§176-4 B. (1)(h)[2], and the State Environmental Quality Review Act ("SEQRA"), §617.4 (b)(11), and is subject to
Environmental Review, and
WHEREAS: it has been requested that the Ithaca Urban Renewal Agency (IURA) and the City of Ithaca Common
Council, both potentially involved agencies, consent to the City of Ithaca Planning and Development Board's being
Lead Agency for the action of Site Plan Review for this project, and
WHEREAS: the City of Ithaca Common Council and the NYS DEC have consented to the City of Ithaca Planning and
Development Board's being Lead Agency for the action of site plan review and (TM)PUD for project, now, therefore,
be it
RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself Lead Agency for the
Environmental Review of the proposed project.
Moved by:
Seconded by:
In Favor:
Against: 0
Abstain: 0
Absent: 0
Vacancies: 1
�= CITY OF ITHACA
108 E.Green Street—3rd Floor Ithaca, NY 14850-5690
$� K Z` DEPARTMENT OF PLANNING, BUILDING,ZONING,&ECONOMIC DEVELOPMENT
JOANN CORNISH, DIRECTOR OF PLANNING&DEVELOPMENT
PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT
Telephone: Planning& Development—607-274-6550 Community Development/IURA-607-274-6559
TO: Board of Zoning Appeals
FROM: Planning& Development Board
DATE: March 23, 2016
SUBJECT: Comments for Zoning Appeals 3017,3018,3018&3022
On March 22, 2016, members of the Planning and Development Board discussed the above-listed Zoning
Appeals and agreed to forward the following recommendations:
Zoning Appeal#3017 416-418 E.State Street
Area Variances
Appeal of Ben Rosenblum, owner of 416-418 E. State Street, for Area Variances from Section 325-8 Columns 5,
10, 12, and 13, Loading Space, Percentage of Lot Coverage, Side Yard, and Other Side Yard, requirements of the
Zoning Ordinance.
The property at 416-418 E. State Street is a non-conforming structure in the East Hill Historic District. The
applicant purposes to renovate the existing building at 416-418 E. State Street, now partially occupied. One
apartment occupies the second floor; and a portion of the first floor is used as office space. In the past, the
major portion of the first floor space was used as a printing plant and is now vacant. The applicant purposes to
renovate this space and create additional office suites on the first floor. In order to convert the unoccupied
space on the first floor to the new permitted uses, the applicant must obtain a variance for the loading space
requirement and for several existing deficiencies pertaining to required lot coverage, side yard, and other side
yard setbacks.
The parking for the applicant's proposal is met through a shared parking agreement with the adjacent neighbor
at 408 E. State Street, but the proposed amount of office space for the building at 416-418 E. State Street
requires one loading space on site. The only place to locate the required loading space is in the front yard of
416-418 E. State Street. However, meeting this requirement would conflict with the desires of Ithaca Landmarks
Preservation Commission (ILPC) and its previous approval of the proposed site plan, because the loading space
would require the removal of front yard plantings and green space. In addition, the property at 416-418 E. State
Street has three existing deficiencies that require variances from the BZA. The property exceeds the 50%
allowed percentage of lot coverage. The existing building's lot coverage is 60%. The building also has a deficient
side yard and other side yard setback. The side yard to the west of the building is 0.02 feet; required is 10 feet.
The other side yard to the east of the building is 0.1 feet; required is 5 feet.
The property at 416-418 E. State Street is in a B-4 Zoning District where the proposed office suites, and
apartment space are permitted. However, Section 325-38 requires that variances be granted before a Building
Permit is issued.
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Zoning Appeal#3018 133 Giles Street
"An Equal Opportunity Employer with a commitment to workforce diversification."
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Area Variances
Appeal of Margaret Mikolay, owner of 133 Giles Street, for Area Variances from Section 325-8, Columns 4, 6, 10,
11, 12, and 14/15, Parking, Lot Area, Percentage of Lot Coverage, Front Yard, Side Yard, and Rear Yard,
respectively, requirements of the Zoning Ordinance.
The applicant proposes to convert the single-family dwelling at 133 Giles Street into a two-family unit by
modifying the existing basement space and its separate entrance into a legal dwelling unit. While this proposal
will not change the building footprint, the lot at 133 Giles Street has a number of deficiencies. The four-
bedroom house requires two parking spaces. The second dwelling unit requires one parking space. The
property has one off-street parking space. The lot area is 2,570 SF. The required lot size for one- and two-family
dwellings is 5,000 SF. Percentage of lot coverage is 39.8%; allowed percentage of lot coverage is 30%. The front
yard encroaches 7.4 feet into Giles Street's right-of way; the required front yard setback is 25 feet. The side yard
is 0.5 feet; required is 5 feet. Finally, the rear yard is 3 feet; required is 20 feet.
The property at 133 Giles Street is in an R-2a Zoning District, where two-family dwelling units are permitted.
However, Section 325-38 requires that variances be granted before a Building Permit can be issued.
NO DRAFT LANGUAGE
Zoning Appeal#3019 102 Franklin Street
Area Variances
Appeal of Noah Demarest, STREAM Collaborative, architect for Susan and Erich Mueller, owners of 102 Franklin
Street for Area Variances from Section 325-8, Columns 10 and 12, Percentage of Lot Coverage and Other Front
Yard.
The applicant proposes to remove a 36-SF vestibule and build a 90-SF mudroom addition and entrance landing,
at the north and west corner of the two-family unit. Access to the mudroom will be from the north front yard,
facing Short Street where the applicant proposes new code-compliant landing and stairs. The addition of the
mudroom and landing will increase lot coverage from 34%to 36.2%. The maximum allowed lot coverage is 35%.
In addition, the north front yard, facing Short Street, has an existing front yard that is 7-feet deep. Required is a
10-foot front yard setback. The proposed new mudroom addition and stair landing will decrease the Short
Street front yard setback to 2'11".
The two-family dwelling at 102 Franklin Street is a permitted use; however, Section 325-38 requires that Zoning
Variances be granted before a Building Permit can be issued.
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Zoning Appeal#3022 108-110 Eddy Street(Grey Court Apartments)
Area Variance- Parking
Appeal of Schickel Architecture for Demos Johnny, LLC, owner of 108-110 Eddy Street, Grey Court Apartments,
from Section 325-8, Column 4, Off-Street Parking, Column 13, Side Yard, and Column 14/15, Rear Yard
requirements of the Zoning Ordinance. Grey Court Apartments at 108-110 Eddy Street was constructed in 1909.
No stables were available on the lot, so tenants used the carriage barns at 804 E. State Street (formerly 112 Blair
Street) to stable their horses and buggies. When cars became the new means of transportation, the carriage
barns were no longer needed and over time the property at 804 E. State Street turned into a parking lot. Up
"An Equal Opportunity Employer with a commitment to workforce diversification."
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until 2011, when the current owner developed a parking area at 108-110 Eddy Street, Grey Court Apartments
met its off-street parking requirement of 9 space at 804 E. State Street. But with only 5 parking spaces available
for tenants at 108-110 Eddy Street, Grey Court's owner must still provide 4 parking spaces at 804 E. State Street.
Grey Court's owner claims, since constructing the on-site parking at 108-110 Eddy Street, that tenant demand
for parking spaces at 804 E. State Street has been minimal-to-non-existent over the past five years; and he is
seeking a variance to reduce the required off-street parking for 108-110 Eddy Street from 9 parking spaces to 5
spaces.
The property at 804 E. State Street is in a CR-2 Zoning District, which permits one- and two-family dwellings as-
of-right and does not allow off-site parking. Nevertheless, off-street parking for Grey Court at 804 E. State Street
is designated as a legal, non-conforming condition. Grey Court Apartments at 108-110 Eddy Street is in an R-3a
Zoning District, where multiple dwellings are a permitted use and where off-street parking for the apartments is
required by Zoning District Regulations. The property located at 108-110 Eddy Street has two existing
deficiencies. A side yard having 4'6" of the required 5' and the rear yard having 12'6" of the 20' required by the
Zoning Ordinance. However, Section 325-39 requires that a variance be granted before a Certificate of
Compliance can be issued.
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"An Equal Opportunity Employer with a commitment to workforce diversification."
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