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Home My WebLink About04-23-13 Planning and Development Board Meetng AgendCITY OF ITHACA 108 East Green Street — 3rd Floor Ithaca, New York 14850-5690 DEPARTMENT OF PLANNING AND 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 E-Mail: dgrunder@cityofithaca.org Fax: 607-274-6558 E-Mail: iura@cityofithaca.org Fax: 607-274-6558 NOTICE OF MEETING The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on TUESDAY, APRIL 23, 2013 in Common Council Chambers, Third Floor, City Hall, 108 E. Green Street, Ithaca, New York. If you have a disability and you would like specific accommodations of any kind in order to participate, please contact the City Clerk at 274‐6570 by 12:00 p.m. on the day before the meeting. 1. Agenda Review 2. Privilege of the Floor (3‐minute maximum per person) 3. New Business A. Proposal to Amend §258, Rental Housing, to Establish Required Minimum Notification Period B. Proposal to Establish Collegetown Area Form Districts (CAFD) & Re‐Zone Portions of R‐1b, R‐2a, R‐2b, R‐3a, R‐3b, U‐1, & B‐2b Zoning Districts in Collegetown Area to Collegetown Residential (CR) & Mixed‐ Use (MU) C. Proposal to Amend §325‐3 B., Definitions and Word Usage, to Add Definition of “Green Space” D. Proposal to Amend §325‐3 B., Definitions and Word Usage, to Amend Definition of “Building Height” 4. Subdivision Review A. Major Subdivision, Hector St., Tax Parcel #19.‐4‐7.2, Dorothy Sturtevant & Marilyn Ryan, Applicants & Owners, Intent to Declare Lead Agency, Determination of Environmental Significance, Public Hearing, & Consideration of Preliminary Approval. The applicants have made the following revisions from a previous proposal, submitted in August 2012: (1) elimination of previously proposed lot that would have permanently blocked access from Campbell Avenue to Hector Street; and (2) reconfiguration of proposed Lot 3, moving the property line away from the existing creek. The applicants are proposing to subdivide the existing 4.68‐ acre parcel into 5 parcels: Lot 1, measuring 0.266 acres (11,569 SF) with 100 feet of street frontage on Hector Street; Lot 2, measuring 0.264 acres (11,497 SF) with 100 feet of street frontage on Hector Street; Lot 3, measuring 0.268 acres (11,4663 SF) with 110 feet of street frontage on Hector Street; and Lot 4, measuring 3.863 acres with 169 feet of street frontage on Hector Street and 157 feet of street frontage on Campbell Avenue. The parcel is in the R‐1a Zoning District, which has a minimum lot size of 10,000 SF, and a minimum width at‐street of 75 feet. This is an Unlisted Action under both the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act and is subject to environmental review. “An Equal Opportunity Employer with a commitment to workforce diversification.” 5. Site Plan Review A. Harold’s Square, Mixed‐Use Project, 123‐127, 133, 135, & 137‐139 E. State St. on the Commons, Scott Whitham, Applicant for Owner, L Enterprises, LLC. Adoption of FEAF, Part 2. The applicant is proposing to develop a 137‐foot tall, 11‐story (including roof space), mixed‐use building of approximately 151,000 GSF. The project will include one story (11,555 SF) of ground‐floor retail, three stories (51,185 SF) of upper‐story office, and six stories of residential (up to 46 units). The residential tower has been redesigned from previous submissions. It is set back 62’ from the building’s four‐story Commons façade with two one‐story step‐backs. The building will have two main entrances, on the Commons and Green Street, with an atrium linking the two streets. The applicant proposes an exterior bridge connecting the third floor to the Green Street parking garage. In addition to typical rooftop mechanical elements, the top of the tower will include a glassed‐in multipurpose room for use by building office and residential tenants, as well as a small fitness room and a west‐facing terrace. The applicant proposes to work with the City to reconfigure the service functions at the rear of the building, including trash/recycling storage and pick‐up and deliveries. The project is on the CDB‐ 60 Zoning District and requires an area variance for height. This is a Type I Action under both the City of Ithaca Environmental Quality Review Ordinance §176‐4 B. (1)(h)[4], B. (1)(k) and B. (1)(n), and the State Environmental Quality Review Act 617.4 (b)(9) and is subject to environmental review. The project may require a State Building Code Variance. B. Purity Ice Cream, Mixed‐Use Project, 700 Cascadilla St., Bruce Lane, Applicant & Owner. Adoption of FEAF Part 2. The applicant will provide new drawings at the meeting. The applicant is proposing to expand its ground‐floor operations, add four stories to the existing building, and develop two off‐site parking areas. The building will have a footprint of 7,398 SF and a gross floor area of 35,033 SF and will include 20‐24 one‐ and two‐bedroom residential rental units, and up to 1,000‐6,000 SF of rental office space. The Purity Ice Cream store will maintain 1,800 SF in its existing location and include a new addition with a kitchen, seating, and loading area. The ground floor will also include retail space, lobby, and ancillary space for residents. The major structural system will be a steel frame, with friction piles and concrete grade beams as the anticipated foundation system. The project will employ a brick cavity wall on the north façade, while the south façade will be mostly glazing with a composite metal panel cladding system. Site work and exterior improvements include outside seating, sidewalk improvements, landscaping, paving, a 17‐space parking area, and a guardrail along N. Fulton St. The off‐site parking areas are located at 520 Esty St. and 619 Cascadilla St. The Esty St. parking area has 29 spaces with ingress on N. Fulton St. and egress on Esty St. The parking lot at 619 Cascadilla St. will have 11 parking spaces with ingress and egress on Cascadilla St., and egress on N. Meadow St. The project is in the WEDZ‐1a and ‐1b Zoning Districts. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance §176‐4 B. (1). (k) and an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. The project requires approval by NYS DOT for relocation of the curbcut and other proposed work in the State right‐of‐way. C. Klarman Hall, 232 East Ave., Cornell University Campus, Cornell University, Applicant & Owner. Determination of Environmental Significance. The applicant proposes to construct a 67,511 SF addition (Klarman Hall) to the rear of Goldwin Smith Hall, as well as add dormers and re‐roof the building. Klarman Hall will contain classrooms, office space, a 330‐seat auditorium, and an enclosed public gathering space. The two buildings will be connected by enlarging five existing windows on the ground floor of the hemicycle of Goldwin Smith Hall. The proposed design makes extensive use of glass, both for exterior walls and the roof, and includes green rooves and multiple outdoor terraces on several levels. The project includes landscaping, outdoor seating areas, and reconstruction of the sidewalk contiguous to the building site. The project site is located in the lawn area behind Goldwin Smith Hall and East Avenue. Construction staging will extend into the area between Goldwin Smith and Lincoln Halls. This is a Type 1 Action under both the City Environmental Quality Review Ordinance §176‐4 B. (b), (h) [4], and (n), and the State Environmental Quality Review Act §617.4(b.)(9), and requires environmental review. The project is in the U‐1 Zoning District and the Arts Quad Historic District and requires a Certificate of Appropriateness from the Ithaca Landmarks Preservation Commission (ILPC). “An Equal Opportunity Employer with a commitment to workforce diversification.” D. Enterprise Rent‐A‐Car, New Car Rental Facility, 801 & 805 Cascadilla St. & 404 N. Fulton St., Enterprise Holdings, for Owner, Eat Dessert First, Inc. Declaration of Lead Agency & Potential Determination of Environmental Significance. The applicant will provide new drawings at the meeting. The applicant is proposing to: build an 83‐car parking area (24 customer spaces & 59 rental car spaces), perform façade renovations, and install lighting, landscaping, and stormwater facilities on the 1.29‐acre project site. Site development will require removal of all existing surface materials (e.g., gravel, paving, etc.), and removal of approximately 0.2 acres of vegetation, including six trees. Two mature poplars will be retained and protected during construction. The applicant proposes to use two of the four existing curbcuts on N. Fulton Street. The applicant intends to remove and stockpile topsoil for re‐use on‐site. The property is on three separate tax parcels in the WEDZ‐1a Zoning District. The applicant has applied for a Lot Line Adjustment for the rear property line of 805 Cascadilla Street. 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. The project will require a permit for work in the State right‐of‐way. 6. Zoning Appeals • Appeal #2900: 115 W. Clinton St. (INHS) ― Use & Area Variances • Appeal #2906: 450 N. Aurora St. ― Use Variance 7. Old Business A. Proposal to Eliminate Minimum Parking Requirement B. Proposal to Repeal Portions of §325‐20, Off‐Street Parking, in R‐1 & R‐2 Zoning Districts 8. Reports A. Planning Board Chair (verbal) B. Director of Planning & Development (verbal) C. Board of Public Works Liaison (verbal) 9. Approval of Minutes: 2/26/13 & 3/26/13 10. Adjournment ACCESSING MEETING MATERIALS ONLINE Site Plan Review Application & Associated Materials Site Plan Review application materials are accessible electronically via the “Online Documents” portion of the City web site (http://www.egovlink.com/ithaca/docs/menu/home.asp), under “Planning_and_Economic_Development” > “Site_Plan_Review_Project_Applications,” and in the relevant year/month folder. (Any Subdivision application materials reviewed by the Board can be similarly located, but in the “Subdivision_Applications” folder.) Zoning Appeal Materials All zoning appeal materials scheduled for discussion at the meeting are also accessible electronically via the “Online Documents” portion of the City web site (http://www.egovlink.com/ithaca/docs/menu/home.asp), under “Planning_and_Economic_Development” > “Planning_and_Development_Board” > “Zoning_Appeals,” and in the relevant year/month folder. Other Meeting Materials Any other materials specifically scheduled for substantive discussion at this meeting, but not associated with a specific Site Plan Review application or Zoning Appeal, may also accessible electronically via the “Online Documents” portion of the City web site (http://www.egovlink.com/ithaca/docs/menu/home.asp), under “Agendas” > “Planning_and_Development_Board,” and in the relevant year/month folder, alongside today’s agenda. “An Equal Opportunity Employer with a commitment to workforce diversification.”