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Home My WebLink About05-28-13 Planning and Development Board Meetng Agend CITY 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, MAY 28, 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. Subdivision Review A. Major Subdivision, Hector St., Tax Parcel #19.‐4‐7.2, Dorothy Sturtevant & Marilyn Ryan, Applicants & Owners, Consideration of Final 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 4 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 (11,663 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. B. Minor Subdivision, 325 Elm St., Tax Parcel #76.‐2‐10, Ithaca Neighborhood Housing Services (INHS), Applicant & Owner. Declaration of Lead Agency, Determination of Environmental Significance, Public Hearing, and Consideration of Preliminary & Final Approval. The applicant proposes to subdivide the existing 0.732‐acre property into two parcels: Parcel A, measuring 0.472 acres (20,560 SF), with 154 feet of frontage on Elm Street, 124 feet of frontage on West Village Place, and containing an existing single‐family home; and Parcel B, measuring 0.260 acres (11,326 SF) with 88 feet of frontage on West Village Place. The property is in R‐2a Zoning District, requiring a minimum lot size of 5,000 SF, width at‐street of 45‐50 feet, front yard and side yard setbacks of 25 and 10 feet, respectively, and a rear yard setback of 25%, or 50 feet. 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. C. Minor Subdivision, East State St. (Collegetown Terrace), Tax Parcel #83.‐2‐15.3, John Novarr, Valentine Vision Associates, LLC, Applicant & Owner. Declaration of Lead Agency, Determination of Environmental Significance, & Recommendation to Board of Zoning Appeals. The applicant proposes to subdivide the existing 11.171‐acre property into two parcels: Lot 3A, measuring 0.2636 acres, with approximately 635 feet of frontage on E. State Street and 213 feet on Valentine Place and containing 901 E. State Street and Buildings 3 (under construction), 4.1, 4.2, and 4.3 (all completed and occupied) of the previously approved Collegetown Terrace Apartments project; and Lot 3B, measuring 8.535 acres, with 50 feet of frontage on Valentine Place and to contain proposed Buildings 5, 6, and 7 of the previously approved Collegetown Terrace Apartments project. The proposed Lot 3A is in the R‐3A Zoning District and the proposed Lot 3B is in the R‐3 and P‐1 Zoning Districts. The subdivision requires a variance for lot area, lot coverage, and rear yard setback. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review. “An Equal Opportunity Employer with a commitment to workforce diversification.” D. Minor Subdivision, 309 & 313 E. Court St., Tax Parcels #62.‐1‐3 & #62.‐1‐4, Anna K. Sears, Applicant for AKS Apartments, Owner. Declaration of Lead Agency, Determination of Environmental Significance, Public Hearing, and Consideration of Preliminary & Final Approval. The applicant proposes to reconfigure the two existing tax parcels ― shifting a portion of #62.‐1‐4 to #62.‐1‐3, for the purpose of protecting intact an existing garden that currently spans both properties. The resulting tax parcels would be: Parcel A at 309 E. Court Street, measuring 0.180 acres (7,841 SF) with 49’ of street frontage, containing an existing house and incorporating the entire garden; and Parcel B, at 313 E. Court Street, measuring 0.097 acres (4,225 SF) with 45’ of street frontage and containing an existing house. The properties are in the R‐3a Zoning District, requiring a minimum lot size of 7,000 SF, width at‐street of 50 feet, front yard setback of 10’ and side yard setbacks of 10 and 5 feet, respectively, and a rear yard setback of 20%, or 50 feet. The project received the required area variances from the Board of Zoning Appeals on May 7, 2013. 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. 4. Site Plan Review A. Harold’s Square, Mixed‐Use Project, 123‐127, 133, 135, & 137‐139 E. State St., The Commons, Scott Whitham, Applicant for Owner, L Enterprises, LLC. Update ― Review Draft FEAF, Part 3. 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. Consideration of Adoption of FEAF, Part 3 & Determination of Environmental Significance. 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 Street. The off‐ site parking areas are located at 520 Esty Street and 619 Cascadilla Street. The Esty Street parking area has 29 spaces with ingress on N. Fulton Street, and ingress and egress on Esty Street. The parking lot at 619 Cascadilla Street will have 11 parking spaces with egress on Cascadilla Street and ingress on N. Meadow Street. 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. “An Equal Opportunity Employer with a commitment to workforce diversification.” C. Klarman Hall, 232 East Ave., Cornell University Campus, Cornell University, Applicant & Owner. Public Hearing and Consideration of Preliminary & Final Approval. The applicant will provide new drawings at the meeting. 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 roofs 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 received a Certificate of Appropriateness from the Ithaca Landmarks Preservation Commission (ILPC) on April 9, 2013. D. Enterprise Rent‐A‐Car, New Car Rental Facility, 801 & 805 Cascadilla St. & 404 N. Fulton St, Enterprise Holdings, for Applicant for Owner, Eat Dessert First, Inc. Determination of Environmental Significance, Public Hearing, and Consideration of Preliminary & Final Approval. The applicant is proposing to: build a 70‐ car parking area (24 customer spaces & 46 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.), removal of approximately 0.2 acres of vegetation, including some mature trees. Several mature poplars will be retained and protected during construction. The applicant proposes to use two of the four existing curbcuts on N. Fulton Street and one on Cascadilla 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. 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 City right‐of‐way. E. Thurston Avenue Apartments, 312 Thurston Ave., Greg Martin, Applicant for Owner, RABCO Highland House, LLC. Declaration of Lead Agency. The applicant will provide new drawings at the meeting. The project includes the construction of four 3‐story residential buildings at the corner of Thurston Avenue and Highland Avenue on a 1.43‐acre portion of a larger site. The project will result in twenty‐four parking spaces (including two handicap spaces) and associated loading, walkways, landscaping, storm drainage, and site amenities. The proposed site plan includes a new porous asphalt parking lot, site lighting, and an interconnected walkway system. A concrete walk is proposed to parallel the driveway, while a more informal stonedust trail is proposed to traverse the hill and link to the intersection of Highland and Thurston Avenues. Benches and bike racks are located at building entrances. Curving stone walls are proposed along the base of the hill along Highland Avenue, to serve as tree wells and preserve existing trees, and to serve as benches, creating a natural park‐like atmosphere at the street intersection. The patio at the terminus of the parking lot accommodates fire truck turn‐around space. Site development will require the removal of vegetation on most of the 1.8‐acre site, including many mature trees. A new landscape plan has been proposed. The project is located in the R‐U Zoning District and is within the Cornell Heights Historic District. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance, §176‐4 B. (1) (h)[4], (n), and (2), and the State Environmental Quality Review Act, §617.4 (b.) (9), and is subject to environmental review. The project received a Certificate of Appropriateness from the Ithaca Landmarks Preservation Commission (ILPC) on April 9, 2013. “An Equal Opportunity Employer with a commitment to workforce diversification.” 5. Zoning Appeals • Appeal #2908: 101‐107 E. State St. & 101‐109 S. Cayuga St. (Commons West) ― Area Variance • Appeal #2909: 314 S. Plain St. (Ithaca Neighborhood Housing Services) ― Area Variance • Appeal #2911: 901 E. State St. (Collegetown Terrace Apartments) ― Area Variance 6. Reports A. Planning Board Chair (verbal) B. Director of Planning & Development (verbal) C. Board of Public Works Liaison (verbal) 7. Approval of Minutes: 4/23/13 8. 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.”