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Home My WebLink About06-25-13 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, JUNE 25TH, 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. Minor Subdivision, 325 Elm St., Tax Parcel #76.‐2‐10, Ithaca Neighborhood Housing Services (INHS), Applicant & Owner. 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. B. Minor Subdivision, East State St. (Collegetown Terrace), Tax Parcel #83.‐2‐15.3, John Novarr, Valentine Vision Associates, LLC, Applicant & Owner. Public Hearing and Consideration of Preliminary & Final Approval. 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, for which the environmental review has been completed. 4. Downtown Zoning Changes [MAP ENCLOSED] 5. 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. Adoption of FEAF, Part 3 & Determination of Environmental Significance. The applicant is proposing to develop a 140‐foot tall, 11‐story, mixed‐use building of approximately 132,000 GSF. The project will include one story (11,000 SF) of ground‐floor retail, three stories (41,200 SF) of upper‐story office, and six stories of residential (up to 36 units). The residential portion of the project is in a tower, set back 75’ from the building’s four‐story Commons façade. The building will have two main entrances, one on the Commons and one on Green Street, with an atrium linking the two streets. The applicant is proposing to work with the City to reconfigure the service functions at the “An Equal Opportunity Employer with a commitment to workforce diversification.” rear of the building,, including trash/recycling storage, and pick‐up and deliveries. The project is on the CDB‐ 60 and CDB 140 Zoning Districts and requires an area variance for rear yard setback, as well as Design Review. As proposed, the project may require a State building Code Variance. 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. B. 130 Clinton Street Apartments, Scott Whitham, Applicant for Owner, Orange Brick Garage Corp. Potential Review of FEAF, Part 3, and CEQR Discussion ― No Action. The project consists of constructing three, 3‐ level residential buildings, each of which will contain 12 units, four on each of the three floors for a total of 36 units (twelve studios, twelve 1‐BRs, and twelve 2‐BRs). The 1,748‐acre project site is contiguous to the Ithaca Police Station to the west and Six Mile Creek to the north. The site is steeply sloped with areas over 30%. The buildings are proposed to be set into the slope. The project will occupy 1.1 acres for the site between the City of Ithaca Police Department and the owner’s buildings located at 136 Terrace Hill. Site development will include the removal of over an acre of vegetation, including 27 mature trees, and the excavation of approximately 3,500 CY of soil. The project includes retaining walls, a concrete walkway from the lower parking lot (on Clinton Street), an elevated walkway for access to the bottom level of the building, and several sets of stairs connecting the various levels of the project. The project is in the B‐1a Zoning District. This is a Type I Action under both the City of Ithaca Environmental Quality Review Ordinance §176‐4 B. (1) (k), B. (2), and B. (5), and the State Environmental Quality Review Act 617.4 (b) (10) and is subject to environmental review. The project requires a Storm Water Pollution Prevention Plan (SWPPP). C. Purity Ice Cream, Mixed‐Use Project, 700 Cascadilla St., Bruce Lane, Applicant & Owner. Consideration of Adoption of FEAF, Part 3, Determination of Environmental Significance, & Public Hearing. 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. D. Thurston Avenue Apartments, 312 Thurston Ave., Greg Martin, Applicant for Owner, RABCO Highland House, LLC. Determination of Environmental Significance. Public Hearing and Consideration of Preliminary & Final Approval. 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, “An Equal Opportunity Employer with a commitment to workforce diversification.” 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. E. 602 Seneca Street Apartments ― Request for Modifications to Approved Signage 6. Zoning Appeals • Appeal #2914, Area Variances, 511‐513 Dryden Rd. [ADDITIONAL MATERIALS ENCLOSED] • Appeal #2915, Area Variances, 113 W. Lincoln St. [ADDITIONAL MATERIALS ENCLOSED] 7. Old Business • Steep Slope Regulations ― Discussion • Off‐Site Parking Lots as Accessory Uses ― Discussion 8. Reports A. Planning Board Chair (verbal) B. Director of Planning & Development (verbal) C. Board of Public Works Liaison (verbal) 9. Approval of Minutes: 5/28/13 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.”