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HomeMy WebLinkAbout03-28-17 Planning and Development Board Meeting Agenda PLANNING & DEVELOPMENT BOARD AGENDA The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on MARCH 28TH, 2017 in COMMON COUNCIL CHAMBERS, City Hall, 108 E. Green Street, Ithaca, NY. AGENDA ITEM Approx. 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 scheduled PUBLIC HEARING below , you are highly encouraged to speak at that time) 6:01 3. Subdivision Review A. Project: Minor Subdivision 6:10 Location: 109 Dearborn Place Tax Parcel 9.-3-11 Applicant: Lee and Elizabeth Ambrose Actions:  Consideration of Preliminary & Final Site Plan Approval Project Description: The applicant proposes to subdivide the 0.708-acre (30,849 SF) parcel into two lots: Lot A, measuring 0.262 acres (11,430 SF) with 50 feet of street frontage on Dearborn Place and containing an existing 2 story wood frame building under renovation; and Lot B, measuring 0.446 acres (19,419 SF) with 109 feet of continuous street frontage, the majority of which is on Dearborn Place. The property is in the R -2a Zoning District, which has the following minimum area requirements: 5,000 SF minimum lot size for one or two family detached or semi-detached dwellings and 6,000 SF of other uses, 45-50 feet of street frontage, 25-foot front yard and 10-foot side yard setbacks, and a rear yard setback of 50 feet or 25%, but no less tha n 20 feet. The project has received an area variance for existing deficiencies. The property is in the Cornel Heights Local Historic District. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), and the State Environmental Quality Review Act (“SEQRA”), for which the Board, acting a Lead Agency, made a negative determination of environmental significance on February 28, 2017. 4. Site Plan Review A. Project: Apartments (11 Units) 6:20 Location: 107 S Albany Street Applicant: Stavros Stavropoulos Actions:  Consideration of Preliminary & Final Site Plan Approval CITY OF ITHACA 108 E. Green St. — Third Floor Ithaca, NY 14850-5690 DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT Division of Planning & Economic Development Telephone: Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6559 E-Mail: dgrunder@cityofithaca.org APPLICANT OVERHEAD PROJECTOR NOTE: The City only has a VGA plug/cable available to connect to our overhead projector. If you need to connect another way, you will need to provide your own ADAPTOR. (Macs & many newer, lighter laptops may not have a VGA port.) Start Times: Start times are approximate only — APPLICANTS are responsible for being available at whatever time(s) their agenda item(s) is actually discussed. If you have a disability & would like specific accommodation to participate, please contact the City Clerk at 274-6570 by 12:00 p.m., 2-3 business days (not including weekends/holidays) before the meeting. “An Equal Opportunity Employer with a commitment to workforce diversification.” 2 Project Description: The applicant proposes to construct a three-story apartment building with eleven one- bedroom apartments, three of which will be fully accessible. Exterior features include covered bike storage and a semi-enclosed trash and recycling area. Site development will require the removal of the existing two-story wood frame building and all site features. The property is in the CDB-60 Zoning District and has received Design Review. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), and the State Environmental Quality Review Act (“SEQRA”) for which the Board, acting a Lead Agency, made a negative determination of environmental significance on February 28, 2017. B. Project: Schwartz Performing Arts Center Plaza Improvements 6:40 Location: 430 College Ave Applicant: Ram Venkat for Cornell Univeristy Actions:  Declaration of Lead Agency Public Hearing  Determination of Environmental Significance  Consideration of Preliminary & Final Site Plan Approval Project Description: The applicant proposes to replace the existing plaza area to the east of the Schwartz Center for the Performing Arts in order to improve pedestrian circulation, increase safety, and enhance the aesthetics of the plaza. The project scope includes removal of the 4' high wall separating the plaza from the sidewalk, creation of permeable connections from the sidewalk into the plaza by a series of short stairs, and adding new seating and landscaping that will enhance the main entrance into Schwartz. The project is in the MU-2 Zoning District and has received Design Review. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B. (h) [2] and the State Environmental Quality Review Act (“SEQRA”) §617-4 (b) (10), and is subject to Environmental Review. C Project: Apartments ( 5 Units) 7:00 Location: 118 College Ave Applicant: Visum Development Group Actions:  Declaration of Lead Agency Project Description: The applicant proposes to construct a 4-story apartment building containing five dwelling units with a total of 28 bedrooms. The project is expected to attract primarily student tenants. Site improvements include walkways landscaping and a retaining wall with and terrace accessible from the basement apartment. All above-ground apartments will have a balcony facing College Ave. Site development will require the removal of the exiting house with its associated retaining walls, driveway curbcut, walkways and two mature trees. The project site is in the CR-4 Collegetown Area Form District (CAFD) and has received Design Review. As no parking is proposed for the project, the applicant will submit a Transportation Demand Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations. 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. D. Project: Finger Lakes ReUse Commercial Expansion and Supportive Apartments 7:20 Location: 214 Elmira Road Applicant: Finger Lakes ReUse Actions:  Declaration of Lead Agency Project Description: The applicant proposes to will expand the existing office and retail center with a new +/- 26,100sf attached 4-story mixed-use building to include retail, office, and 25 units of transitional housing fronting Elmira Road. A 8,100 SF covered outdoor inventory building and a 600 SF pavilion are also proposed. The new parking and loading layout will reduce the number of curb cuts on Elmira road from 5 to 2. An improved sidewalk will be constructed to provide a safer link between the existing pedestrian bridge connecting the Titus tower property to Elmira Road. The building will have landscaped entrances facing Elmira Road and these will be connected to the new building entrances giving residents and patrons arriving on foot direct access to the street. The project site is in the B-5 Zoning District and requires and area variance. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (I), and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (11) and is subject to environmental review. “An Equal Opportunity Employer with a commitment to workforce diversification.” 3 E. Townhomes- 238 Linden Ave – Sketch Plan 7:30 F. Apartments 232- 236 Dryden Road – Sketch Plan 7:50 5. Zoning Appeals #3059, Appeal of Determination, 742 Cascadilla At (Carpenter Bus. Park) #3060, Area Variance, 322 Park Place #3062, Area Variance, 104 Grandview Place #3063, Sign Variance, 505 3rd Street (Aldi) 8:10 6. Old/New Business 8:30 7. Reports A. Planning Board Chair (verbal) 8:40 B. Director of Planning & Development (verbal) C. Board of Public Works Liaison (verbal) 8. Approval of Minutes: February 28, 2017(time permitting) 9:00 9. Adjournment 9:10 ACCESSING MEETING MATERIALS ONLINE Site Plan Review & Subdivision Applications 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.cityofithaca.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. PROPOSED RESOLUTION Minor Subdivision Preliminary & Final City of Ithaca Tax Parcel 9.-3-11 109 Dearborn Place City of Ithaca Planning & Development Board March 28, 2017 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a Minor Subdivision of City of Ithaca Tax Parcel #9.-3-11, located at 109 Dearborn Pl. by Lee and Elizabeth Ambrose, and WHEREAS: the applicant proposes to subdivide the 0.708-acre (30,849 SF) parcel into two lots: Lot A, measuring 0.262 acres (11,430 SF) with 50 feet of street frontage on Dearborn Place and containing an existing 2 story wood frame building under renovation; and Lot B, measuring 0.446 acres (19,419 SF) with 109 feet of continuous street frontage, the majority of which is on Dearborn Place. The property is in the R-2a Zoning District, which has the following minimum area requirements: 5,000 SF minimum lot size for one or two family detached or semi-detached dwellings and 6,000 SF for other uses, 45-50 feet of street frontage, 25-foot front yard and 10-foot side yard setbacks, and a rear yard setback of 50 feet or 25%, but no less than 20 feet. The project has received an area variance for existing deficiencies. The property is in the Cornell Heights Local Historic District, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, both of which require Environmental Review, and WHEREAS: this is considered a Minor Subdivision in accordance with the City of Ithaca Code, Chapter 290, Article 1, §290-1, Minor Subdivision – Any subdivision of land resulting in creation of a maximum of one additional buildable lot, and WHEREAS: The Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on February 28, 2017 declare itself Lead Agency for the project, and WHEREAS: legal notice was published and property posted in accordance with Chapters 276-6 B. (4) and 176- 12 A. (2) (c) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required Public Hearing on February 28, 2017, and WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on February 28, 2017 review and accept as adequate: a Short Environmental Assessment Form (SEAF), Part 1, submitted by the applicant, and Part 2, prepared by Planning staff; a drawing titled “Architectural Site Plan with Proposed Subdivision Line” prepared by Bero Architecture LLC and dated 01/19/17; and other application materials, 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, WHEREAS: the City of Ithaca Planning and Development Board did on February 28, 2017 determine the proposed Subdivision would result in no significant impact on the environment, and WHEREAS: the Planning and Development Board recognizes that information received and reviewed for this Subdivision indicates the resultant parcels have received the required area variance for relief from area requirements in the R-2a Zoning District, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant Preliminary and Final Subdivision Approval to the proposed Subdivision of Tax Parcel #9.-3-11, located at 109 Dearborn Place, subject to submission of three (3) paper copies of the final approved plat, all having a raised seal and signature of a registered licensed surveyor. Moved by: Seconded by: In favor: Against: Abstain: Absent: Vacancies: None “An Equal Opportunity Employer with a commitment to workforce diversification.” City of Ithaca Sidewalks To: Lisa Nicholas, Senior Planner From: Johnathan Licitra, Sidewalk Program Manager Re: Site Plan Review: Project: 107 S. Albany St. Date: 20 June 2016 According to the submitted plans, L1-Planting Plan (14 June 2016); this project will leave the existing sidewalk on South Albany Street in-tact. The plans state that a new concrete walk will be constructed. There is one sidewalk square (5’ x 5’) that is cracked located in the asphalt driveway, and should be replaced with this project. Replacing this one broken sidewalk will improve the sidewalk infrastructure in sidewalk district 3. The proposed sidewalk should comply with the Americans with Disabilities Act (ADA) standards (i.e. 2% cross-slope, 5 feet wide, etc.). 107 South Albany StreetMaterial, Color Selections and Supporting Materialspage , 3/8/20178 New Multiple Dwelling107 South Albany StreetCity of Ithaca, New York327 South Geneva StreetIthaca, New York 14850tel/ans/fax 607-277-2701cell 607-275-7000email daniel.hirtler@verizon.netweb site www.danielrhirtler.comA22 of 726007b1/16/2016revised 2/15/2017,3/8/2017, 3/21/2017Daniel R. Hirtler, ArchitectFlatfield Designs10720181072018Building Occupancy  R-2 o NFPA 13R sprinkler system in accordance with 903.2 installed throughout building. Building Construction Type  VB. Building Height in feet above the grade plane  40’-5” o Table 504.3  R-2 protected by 13R sprinkler of VB construction.  maximum 60 feet Building Height in stories above the grade plane  3 stories. o Table 504.4  R-2 protected by 13R sprinkler of VB construction.  maximum 3 stories Building Area  Floor 1: 2,769 SF  Floor 2: 2,753 SF  Floor 3: 2,651 SF  Roof Level: 254 SF  Total: 8,427 SF o Table 506.2  R-2 protected by 13R sprinkler of VB construction.  7,000 SF maximum floor area per floor.  21,000 SF maximum floor area in the whole building. from SECTION 325-8: DISTRICT REGULATIONS CHART Updated through 4/2015 Zoning District: CDB-60 no minimum lot size 10 foot minimum lot width at street no maximum number of stories 60 foot maximum building height 100% minus required rear yard maximum lot coverage no required front yard no required side yards 10 foot minimum rear yard 25 foot minimum building height Exterior Side Walls are between 5 ft and 10 feet from the side lot line and need to be protected with 1 hour fire-rated construction. There may be unprotected openings in the wall up to 25% of the wall area. The North Wall has unprotected openings of 15.4% of the wall area. The South Wall has unprotected openings of 19.1% of the wall area. Site Plan and Design ReviewAlbany Street (West) ElevationE1a1/4" = 1'-0"Albany Street (West) ElevationE11/8" = 1'-0"Right Side (South) ElevationE41/8" = 1'-0"Left Side (North) ElevationE21/8" = 1'-0"Rear (East) ElevationE31/8" = 1'-0"Detail of Left Side (North) BrickworkD11/4" = 1'-0"Detail of Right Side (South) BrickworkD21/4" = 1'-0"40'-5"Building Height(Building Code)33'-11"Building Height(Zoning Ordinance)asphalt architectural shingle roofingsimilar to Owens Corning DurationDriftwood (color)aluminum clad fasciacolor Epolyurethane bracketFypon BKT14x14color Cstucco finish fiber cement panelscolor Bfiber cement entablature and entablature trimcolor Cfiber cement 4/4 trimcolor Cfiber cement 6" exposure lap sidingcolor Alarge aluminum K gutter(used as cornice)color E5/4 fiber cemententablaturecolor C4" thick brick veneerBoral Select SmoothRed Modularfiber cement panelcolor Bwall mountedlight fixturecast stone orrough granite baserough finish graniteor cast stonedecorative trim blocks(to resolve brick corner)soldier brick coursesteel pipe trellis rod for twiningAmerican Bittersweet vinevine grows from both ends;male at right end, femaleat the left end.Left arc gets fruit.Myrtle ground cover for 8" spacebetween sidewalk and building.cast stone corner blockvinyl casement windowscustom grilles between the glassblack vinyl sash and framestucco finish fiber cement panelscolor Bfiber cement lap sidingdouble hung windowswithout grillesroof scuppercast stonebasebrickveneercopperguttercorniceexposed concrete foundationfiber cement access panelto under-stair spacestucco finish fiber cement panelscolor Baluminum fasciacolor Cstucco finish fiber cement panelsexposed concrete foundationbrick sillleader hiddenalongside brickaluminum leader hiddenalongside brickcolor EAluminum clad parapet cap(color E)with fiber cement apron trim(color C)3/4 hr3/4 hr 3/4 hr 3/4 hr3/4 hr1 hr5 foot wide Exit Courtprotected up to 10 feet from walkway012 4 10 4035 20optional incised building date6" high charactersbuilding intercom6" high appliedmetal lettersbuilding address4 1/2" cove moldingFypon MLD584-16color Cprojecting decorative hoodsover all window casingson Albany Street elevationprojecting sills under all windowson Albany Street Elevation~19'-0"Traditional cornice wrapsaround corner to both sidesof building to center of scupper: ~19'-0"~19'-0"abstract cornice following the sameproportions of the traditional cornicecontinues around the sides and rearof buildingemergency roof scuppervinyl double hung windowsno grillesblack vinyl sash and framepainted steel doorcolor Esolid stain color Fsolid stain color GFirst set ofwindows onsides ofbuildingshall haveAlbany Stwindowcasings. PROPOSED RESOLUTION Nine-Unit Apartment Building Preliminary & Final 107 S. Albany St. Site Plan Review City of Ithaca Planning & Development Board March 28, 2017 WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development Board for a nine-unit apartment building/addition to be located at 107 S. Albany Street, by Stavros Stavropoulos, and WHEREAS: the applicant proposes to construct a three-story apartment building with eleven one-bedroom apartments, three of which will be fully accessible. Exterior features include covered bike storage and a semi-enclosed trash and recycling area. Site development will require the removal of the existing two-story wood frame building and all site features. The property is in the CDB-60 Zoning District and has received Design Review, and WHEREAS: because it is within 100 feet of the Downtown West Local Historic District, it is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), §176-1 B. (h)[4], 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, has on February 28, 2017 declared itself Lead Agency in Environmental Review for the proposed project, and WHEREAS: legal notice was published and property posted in accordance with Chapters 276-6 (B) (4) and 176-12 (A) (2) (c) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required Public Hearing on February 28, 2017, and WHEREAS: this Board, acting as Lead Agency in Environmental Review, has on February 28, 2017 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 and 3 prepared by Planning staff; drawings titled “A1” containing the following three drawings: “Survey Map No. 107 South Albany Street, City of Ithaca, Tompkins County, New York,” prepared by T.G. Miller, P.C. and dated 3/3/11; “Site Plan” and “Site Plan Superimposed on Survey”, “A2” containing the following drawings: “E2 Left Side (North) Elevation”, “E1 Albany Street (West) Elevation”, “E4 Right Side (South) Elevation”, “E3 Rear (East) Elevation”, “D1 Detail of Left Side (North) Brickwork”, “E1a Albany Street (West) Elevation” and “D2 Detail of Right Side (South) Brickwork”, “A3” containing the following drawings: “PR Roof Plan”, “P3 Third Floor Plan”, “P2 Second Floor Plan”, “P1 Ground Floor Plan” and P1a Common Areas Lighting Reflected Ceiling Plan”, and “A4” containing the following drawings: “E1a Existing North (E State St) Elevation”, “E1b Proposed North (E State St) Elevation”, “ E2a Existing West (S. Albany St) Elevation”, “E2b Proposed West (S Albany St) Elevation” and “V1 Isometric View from the Northwest” all dated 1/16/16 with a revision date of 2/15/17, and “Albany Street Elevation Showing Revised String Course Height (SK-1) dated 2/22/17, and “107 S Albany Street Front Elevations Showing Proposed Colors” dated 2/23/17 and prepared by Daniel R. Hirtler; and other application materials, 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: the City of Ithaca Planning and Development Board did on February 28, 2017 determine the proposed project will result in no significant impact on the environment and issued a Negative Declaration of Environmental Significance, and WHEREAS: this Board, has on March 28, 2017 reviewed and accepted as adequate new and revised drawings titled “A2” containing the following drawings: “E2 Left Side (North) Elevation”, “E1 Albany Street (West) Elevation”, “E4 Right Side (South) Elevation”, “E3 Rear (East) Elevation” with a latest revision date of 3/21/17, and “D1 Detail of Left Side (North) Brickwork”, “E1a Albany Street (West) Elevation” and “D2 Detail of Right Side (South) Brickwork” and “A5” containing the following drawing “A” Site Plan” with a revision date of 3/8/17, and “A7” containing the following drawings: “D1b Albany Street Cornice Detail”, “D2b Side and Rear Cornice Detail”, “ E2a North Elevation of Fence Exterior”, “E1a Elevation of Gate Exterior”, “E2b Elevation of Cornice Transition”, “E1b Elevation Showing Albany Street Cornice and Window Casing Treatment”, E3a Elevation of Gate Interior”, “E4a Elevation of One Section of Fence Interior”, D3b Albany Street Window Casing Detail”, “D1d Garbage and Recycling Rack Details” and “D1c Trellis Detail” all dated 3/8/17 and prepared by Daniel R. Hirtler and other application materials, now, therefore, be it RESOLVED: that the Planning Board does hereby grant Preliminary and Final Site Plan Approval to the project subject to the following conditions: i. The applicant agrees to position the rooftop HVAC units as low as possible to block any sound emanating from the units, and ii. If a transformer is to be located above-ground, the applicant will submit information regarding its location to the Planning Board, and iii. All work in the City Right of Way will require a Street Permit, and iv. Tree planting in the City Right of Way will require approval from the City Forester, and Before a Certificate of Occupancy is issued: v. Bike racks to be installed, and vi. Any sidewalk damaged during construction and/or recommended for replacement by the City sidewalk Coordinator during Site Plan Review will be completed, and Moved by: Seconded by: In favor: Against: Abstain: Absent: Vacancies: None PROPOSED RESOLUTION Site Plan Review Lead Agency Schwartz Performing Arts Center Plaza Improvements 430 College Ave Cornell University Planning & Development Board March 28, 2017 WHEREAS: 6 NYCRR, Part 617, of the State Environmental Quality Review Law and Chapter 176.6 of the City Code, Environmental Quality Review, require a Lead Agency be established for conducting Environmental Review of projects, in accordance with local and state environmental law, and WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for the Schwartz Performing Arts Center Improvements located at 430 College Ave. by Cornell University, applicant and owner, and WHEREAS: The applicant proposes to replace the existing plaza area to the east of the Schwartz Center for the Performing Arts in order to improve pedestrian circulation, increase safety, and enhance the aesthetics of the plaza. The project scope includes removal of the 4' high wall separating the plaza from the sidewalk, creation of permeable connections from the sidewalk into the plaza by a series of short stairs, and adding new seating and landscaping that will enhance the main entrance into Schwartz. The project is in the MU-2 Zoning District and has received Design Review, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B. (h) [2] and the State Environmental Quality Review Act (“SEQRA”) §617-4 (b) (10), and is subject to Environmental Review, 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, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself Lead Agency for the Environmental Review for the action of site plan approval for the project. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: None PROPOSED RESOLUTION Site Plan Review CEQR – Negative Declaration Schwartz Performing Arts Center Plaza Improvements 430 College Ave Cornell University Planning & Development Board March 28, 2017 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for the Schwartz Performing Arts Center Improvements located at 430 College Ave. by Cornell University, applicant and owner, and WHEREAS: The applicant proposes to replace the existing plaza area to the east of the Schwartz Center for the Performing Arts in order to improve pedestrian circulation, increase safety, and enhance the aesthetics of the plaza. The project scope includes removal of the 4' high wall separating the plaza from the sidewalk, creation of permeable connections from the sidewalk into the plaza by a series of short stairs, and adding new seating and landscaping that will enhance the main entrance into Schwartz. The project is in the MU-2 Zoning District and requires Design Review WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B. (h) [2] and the State Environmental Quality Review Act (“SEQRA”) §617-4 (b) (10), and is subject to Environmental Review, and WHEREAS: the City of Ithaca Planning and Development Board being the local agency which has primary responsibility for approving and funding or carrying out the action has, on March 28, 2017 declare itself Lead Agency for the environmental review of the project, and WHEREAS: this Board, acting as Lead Agency in Environmental Review, has on March 28, 2017 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 “Existing Conditions Plan (C100)”, “ Demolition and Erosion & Sediment Control Plan (C101)”, “Utility Plan (C102)”, “Profile (C103)”, “Demolition Plan- Base Contract (L101)”, “Demolition Plan Add Alt 1 (L102)”, “Grading Plan (L301)’, “Site Details (L501 & L502)”, “Electrical Demolition (E001)”, “Electrical Plan (E101)” and “Electrical Details (E102)” all dated February 24, 2017 and “Layout Plan (L201)”, “Layout Plan Base and Add-Alt-1(L202)” and “Planting Plan (L401)”, all with a revision date of March 22, 2017, prepared by Trowbridge Wolf Michaels LLC et.al. and other application materials, 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, 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: None PROPOSED RESOLUTION Site Plan Review Preliminary & Final Schwartz Performing Arts Center Plaza Improvements 430 College Ave Cornell University Planning & Development Board March 28, 2017 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for the Schwartz Performing Arts Center Improvements located at 430 College Ave. by Cornell University, applicant and owner, and WHEREAS: The applicant proposes to replace the existing plaza area to the east of the Schwartz Center for the Performing Arts in order to improve pedestrian circulation, increase safety, and enhance the aesthetics of the plaza. The project scope includes removal of the 4' high wall separating the plaza from the sidewalk, creation of permeable connections from the sidewalk into the plaza by a series of short stairs, and adding new seating and landscaping that will enhance the main entrance into Schwartz. The project is in the MU-2 Zoning District and has received Design Review, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B. (h) [2] and the State Environmental Quality Review Act (“SEQRA”) §617-4 (b) (10), and is subject to Environmental Review, and WHEREAS: the City of Ithaca Planning and Development Board being the local agency which has primary responsibility for approving and funding or carrying out the action has, on March 28, 2017 declared itself Lead Agency for the environmental review of the project, and WHEREAS: legal notice was published and property posted in accordance with Chapters 276-6 (B) (4) and 176-12 (A) (2) (c) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required Public Hearing on March 28, 2017, and WHEREAS: this Board, acting as Lead Agency in Environmental Review, has on March 28, 2017 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 “Existing Conditions Plan (C100)”, “ Demolition and Erosion & Sediment Control Plan (C101)”, “Utility Plan (C102)”, “Profile (C103)”, “Demolition Plan- Base Contract (L101)”, “Demolition Plan Add Alt 1 (L102)”, “Grading Plan (L301)’, “Site Details (L501 & L502)”, “Electrical Demolition (E001)”, “Electrical Plan (E101)” and “Electrical Details (E102)” all dated February 24, 2017 and “Layout Plan (L201)”, “Layout Plan Base and Add-Alt-1(L202)” and “Planting Plan (L401)”, all with a revision date of March 22, 2017, prepared by Trowbridge Wolf Michaels LLC et.al. and other application materials, 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: the City of Ithaca Planning and Development Board did on March 28, 2017 determine the proposed project will result in no significant impact on the environment and issued a Negative Declaration 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 proposed project subject to the following conditions: i. Submission of project details including materials samples and cut sheets for lighting an furnishings, and ii. Applicant will explore use of non-tropical hardwood for bench material, and iii. Any work in the City Right of Way will require a street permit. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: None PROPOSED RESOLUTION Site Plan Review Lead Agency Apartments (5 Units) 118 College Ave Planning & Development Board March 28, 2017 WHEREAS: 6 NYCRR, Part 617, of the State Environmental Quality Review Law and Chapter 176.6 of the City Code, Environmental Quality Review, require a Lead Agency be established for conducting Environmental Review of projects, in accordance with local and state environmental law, and WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for the apartments located at 118 College Ave. by Visum Development Group, applicant and owner, and WHEREAS: the applicant proposes to construct a 4-story apartment building containing five dwelling units with a total of 28 bedrooms. The project is expected to attract primarily student tenants. Site improvements include walkways landscaping and a retaining wall with and terrace accessible from the basement apartment. All above-ground apartments will have a balcony facing College Ave. Site development will require the removal of the exiting house with its associated retaining walls, driveway curbcut, walkways and two mature trees. The project site is in the CR-4 Collegetown Area Form District (CAFD) and has received Design Review. As no parking is proposed for the project, the applicant will submit a Transportation Demand Management Plan (TDMP) for approval by the Planning Board in accordance with district regulations, and WHEREAS: 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, 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, now, therefore, be it RESOLVED: the City of Ithaca Planning and Development Board being the local agency which has primary responsibility for approving and funding or carrying out the action does hereby declare itself Lead Agency for the environmental review of the project, and Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: None 3/17/2017 RE: Planning Board Project for Review and Comment - March 2017 https://mail.cityofithaca.org/owa/?ae=Item&t=IPM.Note&id=RgAAAABmuq%2fS3BPFT5pLl%2fuHF0ZDBwBPJEJUk%2b1HRKUVyKboeHtkAAAAjkYyAABPJ…1/1 RE: Planning  Board  Project  for  Review  and  Comment  - March  2017 Jeanne Grace Sent:Tuesday, March 14, 2017 4:04 PM To: Lisa Nicholas     501 Willow  ave - I know this  is just a lot division but when they decide to build on the new lot I will recommend they access the site for construction via the existing driveway in and effort to protect and preserve the existing street tree. they tree will also likely  need to be pruned to accommodate equipment access. ReUse center This looks like a great project that will really improve the aesthetics of Elmira Rd. I am interested in seeing the soil specs for the parking lot planting islands and the species planting list. I would like to encourage the use of structural soil as  well as porous pavement for the parking spaces  directly adjacent to the parking lot tree islands  and along the west end of the parking lot, where the row of trees has a narrow planting strip. The young street tree that would need to be removed is fairly recently planted and could likely be transplanted, either by the developer to a new  spot on site, or city forces could rescue it and move it to a new  street location. Jeanne From: Lisa Nicholas Sent: Thursday, March 09, 2017  9:33  AM Subject: Planning  Board  Project  for Review and Comment - March 2017 Dear All: Please find attached a PDF memorandum regarding projects which the Planning and Development Board will be considering at its March  28th, 2017 regular meeting.   Please submit comments to me no later than noon, March  21, 2017  if at all possible, so the Planning Board may have the opportunity to fully consider them. The memo with attachments can be viewed here: www.cityofithaca.org/DocumentCenter/View/5863 Lisa Nicholas, AICP, Senior Planner Planning  Division 108  E Green  Street Ithaca, NY 14850 607-274-6557 “A community is democratic only when the humblest and weakest person  can  enjoy the highest civil, economic, and social rights that the biggest and most powerful possess.”   Asa  Philip Randolph (African-American  labor and civil rights leader, 1889-1979)                 PROPOSED RESOLUTION Site Plan Review Lead Agency Finger Lakes ReUse Commercial Expansion and Supportive Apartments 214 Elmira Road Planning & Development Board March 28, 2017 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: 6 NYCRR, Part 617, of the State Environmental Quality Review Law and Chapter 176.6 of the City Code, Environmental Quality Review, require a Lead Agency be established for conducting Environmental Review of projects, in accordance with local and state environmental law, and WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for commercial expansion and supportive apartments by Finger Lakes ReUse, applicant and owner, and WHEREAS: the applicant proposes to expand the existing office and retail center with a new +/-26,100sf attached 4-story mixed-use building to include retail, office, and 25 units of transitional housing fronting Elmira Road. A 8,100 SF covered outdoor inventory building and a 600 SF pavilion are also proposed. The new parking and loading layout will reduce the number of curb cuts on Elmira road from 5 to 2. An improved sidewalk will be constructed to provide a safer link between the existing pedestrian bridge connecting the Titus tower property to Elmira Road. The building will have landscaped entrances facing Elmira Road and these will be connected to the new building entrances giving residents and patrons arriving on foot direct access to the street. The project site is in the B-5 Zoning District and requires and area variance, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (I) and the State Environmental Quality Review Act (“SEQRA”) §617-4 (b) (10), and is subject to Environmental Review, now therefore be it RESOLVED: that the Planning Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, is by way of this resolution declaring itself Lead Agency in Environmental Review for the proposed project. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: None TO: Board of Zoning Appeals FROM: Planning & Development Board DATE: March 29, 2017 SUBJECT: Planning Board Comments for Zoning Appeal #3059, 3060, 3062 & 3063 On March 28, 2017 members of the Planning and Development Board discussed the above-listed Zoning Appeal and agreed to forward the following recommendation: APPEAL # 3059 742 CASCADILLA ST (CARPENTER BUSINESS PARK) Appeal of Determination Appeal by owner Carpenter Business Park, LLC for a determination from the Director of Planning and Economic Development concerning, Article IV, Section 325-13 Temporary Mandatory Planned Unit Development (TMPUD) District, as it applies to the proposed project located at 742 Cascadilla Street. The owner submitted a pre-site plan review application on December 5, 2016 for the proposed Maguire Resale Center project. This proposal included a 3,300 square foot showroom addition to the existing building and the installation of a 691 car parking lot on what the owner has described as recently consolidated parcels that make up the Carpenter Business Park. On December 16, 2016 the Director of Planning and Development reviewed the project and determined that the proposed parking lot is new construction subject to the requirements of the TMPUD and directed the owner to file a TMPUD application. The TMPUD District, Section 325-13, was added to the City Code on March 2, 2016 which established, for a period of up to 18 months from the effective date, a time for adopting land use regulations to implement a water front plan. This provided Common Council with transitional oversight for potential projects within the waterfront study area. Relevant to this appeal, Section 325-13(E)(1) of the TMPUD describes the “affected properties” as follows: All new construction and any construction that enlarges the footprint or total floor space of an existing building by 50% or more will be subject to the TMPUD under this section, and, absent compliance with the TMPUD, shall not be entitled to proceed in reliance on Preexisting land use regulations, which absent the TMPUD might or would have enabled their construction. Any changes to existing structures that do not enlarge the footprint or total floor space of an existing building by 50% are not subject to the TMPUD and remain subject to the Preexisting underlying zoning. First, the owner asks the BZA to find that the Director’s determination, the proposed parking lot is new construction and subject to the TMPUD, was in error and that the project proceed to site plan review without undergoing the TMPUD procedures. Second, based upon a variety of legal arguments, the owner has also requested a determination by the BZA that the TMPUD statute, as a whole, is invalid because it is ultra vires and unconstitutional. CITY OF ITHACA 108 E. Green St. — Third Floor Ithaca, NY 14850-5690 DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT Division of Planning & Economic Development Telephone: Planning & Development – 607-274-6550 Community Development/IURA – 607- 274-6559 E-Mail: dgrunder@cityofithaca.org APPEAL # 3060 322 PARK PLACE Area Variance Appeal of Adam Gosser of Crown Construction on behalf of the owner, Barbara Anible for an area variance from Section 325-8, Column 10, percentage of Lot Coverage and Column 12, other Front yard requirements of the zoning ordinance. The applicant proposes to construct a 176 SF one story addition and deck to the North side of the property located at 322 Park Place. The new addition will provide a usable space for the owner’s daughter to gain independence and allow quick access for help and supervision. On November 7, 1988, appeal # 1876 was granted to a previous owner for the conversion of this building from a single family home to a two family dwelling. The variance was granted for existing deficiencies in lot area, percentage of coverage, front yard and rear yard requirements of the zoning ordinance. The current proposal exacerbates the percentage of lot coverage by increasing the lot coverage from 39% to 45.5%. The R-2b zone district allows a maximum lot coverage of 35%. The building at 322 Park Place is located on a corner lot facing both Park Place and Cascadilla Street. The proposed addition will extend 2’ into the other front yard facing Cascadilla Street, leaving 8’ of the 10’ required by the ordinance. The existing deficiencies in lot area, front yard, and rear yard will not be exacerbated by this proposal. The property is located in an R-2b residential use district in which the proposed use is permitted. However, Section 325-38 requires that a variance be granted before a building permit is issued. The Planning Board does not identify any long term planning impacts with this appeal. The Board recommends that the detailing of the deck match the existing porch. APPEAL #3062 104 GRANDVIEW PLACE Area Variance Appeal of Buzz Dolph of Tiny Timber LLC. on behalf of the owner Charles Holland for an area variance from Section 325-8, Column 6, Lot Area, Column 7, Lot Width, and Column 13, Other Side Yard requirements of the zoning ordinance. The applicant proposes to demolish the existing building located at 401 Grandview Place and construct a new single family home on the parcel. The new two story home will be considerably smaller than the existing dwelling and in proportion with the deficient lot. The parcel has existing deficiencies in: lot area having 2,760 S.F. of the required 5,000 S.F. and lot width having 39.74’ of the 45’ required by the ordinance. The applicant has positioned the new home so that the front yard, side yard, and rear yard are compliant with the ordinance. Although, because of the site constraints, the building encroaches 1’-11” into the other side yard leaving 8’-1” of the 10’ required by the ordinance. The property is located in an R-2a residential use district in which the proposed use is permitted. However, Section 325-38 requires that a variance be granted before a building permit is issued The Planning Board does not identify any long term planning impacts with this appeal. The project improves the lot and streetscape. APPEAL # 3063 505 THIRD STREET (ALDI’S) Sign Variance Appeal of Christopher Kambar of APD Engineering & Architecture on behalf of the owner ALDI Inc. for a sign variance from Section 272-7A, size requirements of permitted signs. The applicant proposes to construct an addition to the ADLI’s building located at 505 Third Street and install 4 new wall signs on the building. The proposed signs include two “ALDI” signs for a total of 149.8 SF and two “Food Market” signs totaling 76.2 SF. An existing freestanding sign on the property, containing 46.9 SF, will remain unchanged. Section 272-7A, requires the total of both freestanding and building signs not to exceed 250 SF in total area. The total square feet of signage for the freestanding sign and the 4 proposed wall signs is 272.9 SF. The property at 505 Third Street is in the I-1 Zoning District where business signs are allowed, however the Sign Ordinance, Section 272-18 requires that variances be granted before a sign permit is issued. The Planning Board does not identify any long term planning impacts with this appeal.