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Home My WebLink About07-24-18 Planning & 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 JULY 24TH, 2018 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) 6:05 3 Subdivision A Project: Minor Subdivision 6:15 Location: 508-512 Edgewood Place, Tax Parcel # 62.-2-4 Applicant: Christopher Anagnost for Randolph C & Melanie L Murphy Actions:  Determination of Environmental Significance  Consideration of Preliminary & Final Approval Project Description: The applicant is proposing to subdivide the .718 acre (31,276 SF) property into two tax parcels: Parcel A measuring .326 acres (14,205 SF) with a width of 83.42 feet on Edgewood Place and containing an existing garage and driveway, and Parcel B measuring .279 acres (12,136 SF) with a width of 61.30 feet on Edgewood Place and containing an existing single family home. The parcel is in the R-3a Zoning District which requires a minimum lot size of 7,000 SF, width at-street of 50 feet, front yard setback of 10 feet and side yard setbacks of 10 and 5 feet, and a rear yard setback of 20%, or 50 feet. The site is in the East Hill Historic District; therefore, any future structure would be subject to approval by the Ithaca Landmarks Preservation Commission, as well as site plan review. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), §176-4 B. (1) (h), and the State Environmental Quality Review Act (“SEQRA”), and is subject to environmental review. 4 Site Plan Review A Project: Stewart Park Inclusive Playground 6:30 Location: Stewart Park Applicant: Rick Manning for the City of Ithaca Actions:  Consideration of Project Changes CITY OF ITHACA 108 E. Green St. — Third Floor Ithaca, NY 14850-5690 JoAnn Cornish, Director DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT Division of Planning & Economic Development Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565 E-Mail: dgrunder@cityofithaca.org Start Times: Start times are approximate only — APPLICANTS are responsible for being available at whatever time(s) their agenda item(s) is actually discussed. Out of consideration for the health of other individuals, please try to refrain from using perfume/cologne and other scented personal care products at City of Ithaca meetings. Thank you for your cooperation and understanding. "An Equal Opportunity Employer with a commitment to workforce diversification." Project Description: The project was approved by the Planning Board on March 27, 2018. The applicant is now requesting project changes, including relocation and redesign of the bathrooms and the parking area, and layout and programing changes to the overall playground. The project is to construct a new accessible playground with a splash pad, separate play structures for pre-school and school-aged children, an accessible berm with a pathway and overlook, two play gardens, several freestanding pieces of play equipment, a new structure with accessible bathrooms and storage/office space, and accessible paths linking the playground to other areas of the park. The project also includes installing a permanent structure to cover the carousel, reorganization of the adjacent parking area to add 35 spaces, new plantings, signage, furnishings and other site improvements. The project is in Stewart Park and the P-1 Zoning District. This has been determined to be a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B.(1)(h)[2]and (5) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (b)(10) for which the Lead Agency made a Negative Determination of Environmental Significance on February 27, 2018. The proposed changes are consistent with the Negative Declaration. B Project: Minor Subdivision & Construction of a Duplex 6:45 Location: 209 Hudson Street, Tax Parcel # 82.-4-17 Applicant: Jagat Sharma, architect, for Bia Stavropoulos, owner Actions:  Determination of Environmental Significance Project Description: The applicant is proposing to subdivide the City of Ithaca Tax Parcel # 82.-4-17 measuring 26,484 SF (.608 acres) into two lots and construct one duplex and associated site improvements. Lot 1 will measure 6,088 SF (.140 acres) with 45 feet of frontage on Hudson St and contains the existing house, and Lot 2 will measure 20,382 SF (.47 acres) with 87 feet of frontage on Hudson St and will contain the new duplex. The project is in the R-2a Zoning District, which has the following minimum area requirements: 5,000 SF lot size and 45 feet of street frontage for single- or two-family dwellings, 30% lot coverage, 25 feet front-yard, 10-foot side-yard, and a rear-yard of 25% or 50 feet but not less than 20 feet. The subdivision requires an area variance for an existing side-yard deficiency on Lot 1. The project is in the South Hill Overlay District for which subdivision is required, as district requirements allow no more than one primary use per tax parcel. The project includes 4 parking spaces, retaining/stone walls, new paving, walkways and landscaping. Site development will require the removal of an existing pool, wooden fence and shed, three mature trees and associated paving and landscape elements. Access to both sites will be from the existing driveway – which will require easements to ensure permanent access. 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. C Project: Major Subdivision (3 Lots), Two Duplexes, One Single Family Home & Site Improvements 7:00 Location: 128 W Falls Street Applicant: Ron Ronsvale Actions:  Consideration of Preliminary & Final Subdivision and Site Plan Approval Project Description: This project was approved by the Planning Board on 2-24-15 and received the required variances on 2-3-15. The applicant did not apply for a building permit or file the subdivision and the site plan and variances expired. The applicant now wishes to pursue the project as previously approved. The applicant is proposing to subdivide the parcel and construct one single-family home and two duplexes. The proposal is to subdivide the 16,352-SF (0.375-acre) parcel into three: Parcel 1 will measure 3,686.9 SF with 37.5 feet of frontage and will contain a new single-family home; Parcel 2, measuring 4,389 SF and with 46 feet of street Out of consideration for the health of other individuals, please try to refrain from using perfume/cologne and other scented personal care products at City of Ithaca meetings. Thank you for your cooperation and understanding. "An Equal Opportunity Employer with a commitment to workforce diversification." frontage, will contain the existing single-story single-family home; and Parcel 3, measuring 8,276 SF with 98 feet of street frontage, will contain two new duplexes. The property is in the R-2b Zoning District, which has a minimum lot size of 3,000 SF for two-family dwellings, minimum width at-street of 35 feet, and minimum front-, side-, and rear-yard setbacks of 25 feet, 10 and 5 feet, and 25% or 50 feet, respectively. The project includes seven off-street parking spaces, one driveway, sidewalks/walkways, and landscaping. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act, for which the Board, acting as Lead Agency made a Negative Determination of Environmental Significance on 9-23-14. D Project: North Campus Residential Initiative (NCRI) 7:15 Location: Cornell University Campus Applicant: Trowbridge and Wolf LLC for Actions:  Intent to Declare Lead Agency Project Description: The applicant proposes to construct two residential complexes (one for sophomores and the other for freshmen) on two sites on North Campus. The sophomore village will have four residential buildings with 800 new beds and associated program space totaling 299,900 SF and a 1,200 seat, 66,300 SF dining facility. The sophomore village is mainly in the City of Ithaca with a small portion in the Village of Cayuga Heights, however all buildings are in the City. The freshman village will have three new residential buildings (each spanning the City and Town line) with a total of 401,200 SF and 1,200 new beds and associated program space – 223,400 of which is in the City and 177,800 and of which is in the Town. The buildings will be between two and six stories using a modern aesthetic. The project is in three zoning districts: the U-I zoning district in the City in which the proposed 5 stories and 55 feet are allowed; the Low Density Residential District (LDR) in the Town which allows for the proposed two story residence halls (with a special permit); and the Multiple Housing District within Cayuga Heights in which no building are proposed. This has been determined to be a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B.(1)(b), (h) 4, (i) and (n) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (b)(5)(iii). E Hudson Street Townhomes – 117-119 Coddington Road – Sketch Plan 7:50 F Falls Park Project – 121-125 Lake Street – Sketch Plan 8:05 5 Zoning Appeals  # 3102, 209 Hudson St, Area Variance  # 3103, 216 University Ave, Area Variance  # 3104, 737 Willow Ave, Area Variance 8:25 6 Old/New Business 8:45 7 Reports A. Planning Board Chair B. BPW Liaison C. Director of Planning & Development 8:55 8 Approval of Minutes: June 26, 2018 9:05 Out of consideration for the health of other individuals, please try to refrain from using perfume/cologne and other scented personal care products at City of Ithaca meetings. Thank you for your cooperation and understanding. "An Equal Opportunity Employer with a commitment to workforce diversification." 9 Adjournment 9:10 12" 18" 24" 24" 24" 24" 28" 28" PINE HUDSON STREET 15" (211 HUDSON (144 GILES (142 GILES (201 HUDSON PROPOSED 2 STORY 2 FAMILY DUPLEX BLDG B EXIST. BLDG A HOUSE 209 CONCRETE WALK, TYPICAL ASPHALT DRIVE AND PARKING PAVEMENT PER DETAILS CONCRETE CURB, TYPICAL STONE SITE RESURFACE EXISTING GRAVEL PAVEMENT REPLACE EXISTING CONCRETE WALK NEW LOT NE W LO T LIN NEW LOT MOUNTABLE CURB CONCRETE STAIR WITH RAILING T.G. MILLER, P.C. . ENGINEERS AND SURVEYORS 203 NORTH AURORA WARNING: AL T E R A T IONS TO THIS M A P N O T CONFORMING TO S E C T I ON 7209, SUBD I V I S I ON 2, NEW YORK S T A T E E DUCATION LAW , A R E P ROHIBITED BY L A W . A L L CE R E D 209 HUDSON STREET CITY OF IT H A C A , TOMPK ITH AC A, NE W YORK STAVROP OU LO S 6/15/18 I SITE LAYOUT PLAN C103 N SITE LAYOUT NOTES: : - CONTRACTOR TO OBTAIN STREET WORK PERMIT FROM CITY OF ITHACA PRIOR TO BEGINNING ANY WORK WITHIN THE STREET RIGHT-OF-WAY. - YARD SETBACKS SHOWN AND PARKING REQUIREMENTS ARE YARD SETBACKS SHOWN AND PARKING REQUIREMENTS ARE BASED ON INPUT FROM CITY OF ITHACA PLANNING STAFF. L.01 PLANTING PLAN 1”-20’-0” JUNE 15, 2018 revised JULY 18, 2018 PLANTING SCHEDULE Existing Maple Existing Street Tree Existing Street Tree Existing Weeping Cherry Existing Weeping Cherry WEE BOX(4) BOX(4) GOLF(4) GOLF(4) BOX BOX GOLM(5) OST(2) PIE(2) GOLF(3) LUN(3) OST(2)LUN(2) SPILIG PIE(2) BOX LUN(4) GOLM(3) BUG(2) LIL HEL(3) OST(5) LIG(2) SPI EXISTING TREE NOTES: All existing trees remaining on site affected by construction shall be barricaded pursuant to Barricade Plan/Elevation/Section on Plant List, Details, and Specifications sheet L.02 RESIDENTIAL DEVELOPMENT GOLM WEE AES FLO(2) ARB HEL(3) GOLM(2) GOLF(2) OST(3)BUG(4) OST(3) OST(3) BOX(2) ABV COMMON NAME BOTANICAL NAME SIZE QTY NOTES DAF Daffodil Narcissus sp.large bulb 250 see Plant List SNO Snow Drops Galanthus nivalis bulb 200 see Plant List CRO Crocus Crocus sp.bulb 100 see Plant List MIS Mission Bells Fritillaria sp.bulb 100 see Plant List ARB Arborvitae Thuja occidentalis 45 gal. or B&B 3” cal.1 see Plant List BOX Green Mound Boxwood Buxus sp. ‘Green Mound’5 gal.13 see Plant List LIL Lilac ‘Palibin’Syringa meyeri ‘Palibin’7 gal.1 see Plant List BUG Bugloss Brunnera macrophylla ‘Jack Frost’2 gal.6 see Plant List OST Ostrich Fern Matteuccia struthiopteris 2 gal.18 see Plant List GOLF Goldflame Spirea Spirea x bumalda x ‘Goldflame’5/7 gal.10 see Plant List GOLM Goldmound Spirea Spirea japonica ‘Goldmound’5/7 gal.10 see Plant List SPI Spicebush Lindera benzoin 25 gal. or B&B 2.5” cal.2 see Plant List LUN Lungwort Pulmonaria officinalis 2 gal.9 see Plant List HEL Hellebores Helleborus sp.2 gal.6 see Plant List PIE Pieris Pieris japonica 5/7 gal.4 see Plant List LIG Ligularia Ligularia sp.2 gal.3 see Plant List FLO Flowering Dogwood Cornus florida 45 gal. or B&B 2.5” cal.2 see Plant List WEE Weeping Cherry Prunus subhirtella var. pendula 45 gal. or B&B 2.5” cal.2 see Plant List AES Red Horsechestnut Aesculus x carnea ‘Briotii’45 gal. or B&B 3” cal.1 see Plant List Existing Norway Spruce Existing White Pine PLANTING DETAILS - TREES PLANTING SPECIFICATIONS HOLE EXCAVATION Before digging the hole in well drained soil, 1) locate the point where the top-most root emerges from the trunk (it should be within the top 2 inches of the ball), and 2) measure the distance between the top-most root and the bottom of the root ball. Dig the hole about 10% shallower than this depth and as wide as possible (at least 1.5 times the width of the ball). If the top-most root is deeper than 2 inches remove soil so it is within the top two inches. Severe circling roots where appropriate. The root ball should be po- sitioned in the hole so the finished grade of the landscape soil is even with or slightly lower than the point where the top-most root emerges from the trunk. Then apply soil or mulch so it covers the sides of the root ball. Be sure that when you are finished planting, there is NO LANDSCAPE SOIL, and little or no mulch, placed over the top of the root ball. Landscape soil (as well as thick mulch layers more than 1 or 2 inches deep) spread over the root ball can prevent water and air from entering the root ball. When finished planting, the point where the top-most root in the root ball originates from the trunk should be within the top two inches of the root ball. The trunk flare might be visible on some trees depending on age and tree type. In poorly drained soil, position the root ball shallower than indicated above to fit the conditions of the site. Mulch should only cover the edge of the root ball since thick layers over the root ball can keep it too moist or too dry. Mulch on the trunk can also cause bark deterioration and encourage trunk disease. FERTILIZATION Organic slow release (compost or controlled release) fertilizer can be ap- plied on top of the root ball and backfill soil or on top of the mulch at plant- ing. There is no need to mix it with the backfill soil or place it at the bottom of the planting hole since most roots end up close to the soil surface in urban and suburban landscapes. Under most circumstances, mulch will not steal the fertilizer from the tree. Adding organic slow release fertilizer at planting has been associated with improved survival and increased growth after planting. It will not hurt the plant provided it is applied according to the directions on the product. On the other hand, adding soluble fertilizer to a newly installed plant could burn roots if too much is applied. This will injure the plant and could kill it. MULCHING Weed and turf suppression during establishment is essential. Apply a 2-3 inch thick layer (after settling) of mulch around the plant to help discourage weeds. This area should be maintained during the establishment period at least two feet in diameter for each inch of tree trunk diameter. If you wish to place mulch over the root ball, apply only a thin layer over the outer half of the root ball. This keeps the trunk dry and allows rainwater, irrigation, and air to easily enter the root ball. Mulch resting on the trunk and applying too thick a layer can stress the plant by oxygen starvation, death of bark, stem and root diseases, prevention of hardening off for winter, rodent damage to trunk, keeping soil too wet, and repelling water. Mulch on the root ball has little impact on water lose from the tree since about 90% of the moisture that leaves the root ball does so by transpiration, not evaporation. Only about 10% leaves the root ball by evaporation from the surface of the root ball. STAKING In many instances, if root balls are heavy enough stakes are not necessary. Stake to stabilize the root ball. Two or three wood dowels driven through edge of root ball. See Diagram. ESTABLISHMENT Trees provided with regular irrigation through the first growing season af- ter transplanting require up to 12 months per inch of trunk diameter to fully establish roots in the landscape soil. Trees that are under-irrigated during this establishment period often require additional time to establish because roots grow more slowly. Most trees are under-irrigated during the establish- ment period. Because roots are not fully established, be prepared to irrigate through the entire establishment period, especially in drought. IRRIGATION Unlike established plants, research clearly shows that recently transplanted trees and shrubs establish quickest with light, frequent irrigation. For trees planted in spring or summer, provide two waterings each week during the first few months after planting. Following the initial few months of frequent irrigation, provide weekly irrigation until plants are fully established. At each irrigation, apply about 2 to 3 gallons of water per inch trunk diameter (e.g. 4-6 gallons for a 2-inch tree) over the root ball. PLANTING DETAILS - SHRUBS PLANTING DETAILS - PERENNIALS PLANT LIST - for 209 Hudson St. This plant list is part of your Planting Plan. It is a site-specific plant list developed for your property that addresses the beauty and aesthetic improvement of the site, while also restoring, enhancing, and expanding flower-rich habi- tat that supports the health of the land, pollinators such as bees & butterflies, and local birds & wildlife. BULBS – To be scattered in masses throughout planting beds. Plant in FALL. (250) Daffodil (Narcissus sp.) - A hardy, spring flowering bulb naive to meadows and woods in Europe, North Af- rica and West Asia. Recognizable with its characteristic yellow flowers, daffodils are a harbinger of spring in NY. Deer Resistant. (200) Snow Drops (Galanthus nivalis) – A very early blooming (some years in march) perennial, herbaceous plant which grow from a bulb. Small plant with white flowers, sometimes seen while snow is still on the ground. Deer Resistant. (100) Crocus (Crocus sp.) - An early spring blooming perennial growing from a corm or bulb. The cup or vase- shaped, solitary flower colors vary enormously, although lilac, mauve, yellow, and white are predominant. Deer Resistant. (100) Mission Bells (Fritillaria sp.) - There are several mission bell varieties that thrive in the upstate NY region. These showy bulbs add spring interest to gardens, and accompany other bulbs well. Deer Resistant. PERENNIALS - containerized 1 & 2 gal. (6) Bugloss (Brunnera macrophylla) - Bugloss is most at home in woodlands or shady gardens, where it will form a lush understory of quiet beauty. One of its common names, False Forget-me-not, refers to the intense azure flowers. ‘Jack Frost’ is a standout variety with silvery leaves veined and outlined in green. The plants grow to 12″ tall and as wide, topped in May and June by clusters of blue flowers. (18) Ostrich Fern (Matteuccia struthiopteris) – A stately fern that is colony forming and spreading. The tightly wound immature fronds, called fiddleheads, are also used as a cooked vegetable and are considered a delicacy in rural areas of northeastern North America. (9) Lungwort (Pulmonaria officinalis) - Lungwort is a wonderful flowering woodland shade plant. This clumping, borage relative is a beauty in the perennial woodland garden. Pulmonaria leaves are deer-resistant and range from solid green to nearly pure silver. Pulmonaria cultivars rival hellebores to be the first flowering perennials in the late winter and early spring. (6) Hellebores (Helleborus sp.) - These evergreen plants bring an architectural quality to the shady garden. Most bloom in early winter in mild climates and in late winter or very early spring where the ground freezes hard. Resis- tant to both deer and voles, they are long-lived and provide exquisite blooms at a time when flowers are a scarce delight. (3) Ligularia (Ligularia sp.) - This plant’s stunning foliage is a show-stopper in the garden! Most varieties have ex- tremely large, bold dark green to black heart-shaped leaves. These are topped by stems of bright, cheery orange or yellow flowers. Ligularias can be a great contrast for more delicately-leaved plants, and are frequently planted with other shady and water-loving plants SHRUBS - containerized 5 & 7 gal. (13) Green Mound Boxwood (Buxus microphylla var. japonica ‘Green Mound’) - A compact, rounded evergreen shrub, ‘Green Mound’ has smooth-margined, glossy, deep green leaves that retain their color through winter. Ex- cellent in groupings and massings. It is a slow-growing shrub that eventually matures to 4-5’ tall. (1) Lilac ‘Palibin’ (Syringa meyeri ‘Palibin’) - A dwarf, spreading lilac with reddish-purple buds opening to pale lilac fragrant flowers. Blooms profusely in mid-season, typically mid-May and first flowers at an early age. It is a com- pact, rounded, slow-growing, deciduous shrub that matures to 5-8’ tall. (10) Goldflame spirea (Spiraea x bumalda x ‘Goldflame’) - Dense, upright mounded shrub features attractive bronze-tinged new growth in spring, maturing to soft yellow-green. Fall foliage color is brilliant coppery-orange. Provides wonderful contrast in shrub borders. Good heat tolerance. (10) Goldmound spirea (Spiraea japonica ‘Goldmound’) - Vibrant golden spring foliage, accented by clusters of pink flowers, cools to a yellowish green in summer then a rich, yellowish orange in fall. Great color addition to the shrub or perennial border or for brightening the container garden. (4) Pieris (Pieris japonica) - This neat, rounded shrub has given rise to many noteworthy cultivars. It grows to 6+ feet tall, producing drooping clusters of delicate white blossoms in winter and spring. Use this shrub in a woodland garden, shade garden, or as a foundation plant. SMALL/MEDIUM TREES - containerized 25 gal. or B&B min cal. 2.5” (2) Flowering Dogwood (Cornus florida) - Each spring, flowering dogwoods display showy white and pink flow- er-like bracts, which are actually modified leaves. Dogwood flowers are the small yellow-green clusters at the cen- ter of the bracts. Flowering dogwoods are showy in the month of May in Upstate NY. (2) Spicebush (Lindera benzoin) - Northern spicebush is a single- or few-stemmed, deciduous shrub with glossy leaves and graceful, slender, light green branches. Dense clusters of tiny, pale yellow flowers bloom before the leaves from globose buds along the twigs. Flowers occur in umbel-like clusters and are followed by glossy red fruit. Both the fruit and foliage are aromatic. Leaves turn a colorful golden-yellow in fall. (2) Higan Weeping Cherry (Prunus subhirtella var. pendula) - Higan weeping cherry a medium-sized tree noted for its showy early spring blooms, rapid growth, and strongly weeping habit to the ground. The upper arching branches of Weeping Higan Cherry become mounding with age. LARGE TREES - containerized 45 gal. or B&B min cal. 3” (1) Arborvitae (Thuja occidentalis) - Arborvitae is the perfect tree for you if you’re looking for an easy to maintain, versatile, native evergreen. Whether you want an accent tree, natural privacy fence or a simple and easy tree for your yard, the Arborvitae is a great choice. (1) Red Horsechestnut (Aesculus x carnea ‘Briotii’) - The red horse-chestnut, a cross between horse-chestnut and red buckeye, is an excellent shade tree for large areas. Its distinctive, rose-red, cone-shaped flower clusters bloom in May among the lustrous dark green leaves. L.02 PLANT LIST, DETAILS & SPECS NA JUNE 15, 2018 revised JULY 18, 2018 RESIDENTIAL DEVELOPMENT 6/15/18 PROPOSED SITE PLAN 1.03 7/18/18REVISED: 6/15/18 RETAINING WALL EXAMPLE A B C D 7/18/18REVISED: 7/11/2018 Comments for Planning Board re 209 Hudson https://mail.cityofithaca.org/owa/?ae=Item&t=IPM.Note&id=RgAAAAARIsSZ0EVsS4n2MKDkun3eBwDjpccsYj4cR7Vd9alRbaQ2AAAAGlhzAADjpccsYj…1/2 Comments for Planning Board re 209 Hudson Cynthia Brock Sent:Wednesday, July 11, 2018 9:30 AM To:Anya Harris Cc:George McGonigal; Graves, John [johngraves319@gmail.com] ; kenn@columbiabb.com Hi Anya, Please forward my comments to the Planning Board for their meeting on July 24th. Re 209 Hudson I am pleased to see the new subdivision proposal for the property. The subdivided lot has its own water, sewer and electric utilities, which allows it to be a bona fide stand alone property able to be sold to a unique owner I did not see any gas service line, and I hope it will have its own service from the main line and not fed in from the adjacent house The shared driveway provides a nice aesthetic, reduces the number of curb cuts/impact on pedestrians minimizes the use of impermeable surfaces places parking at the rear of the property The new design is respectful of shared easements and deed restrictions I appreciate the retaining wall provides visual interest, privacy, and a feeling of separation from the adjacent property. The overall design of the new duplex is respectful of the character of the neighboring properties, and is consistent with the tenor of the area. I understand the intent is to save at least 2 of the large pine trees on the property and support all efforts to retain as many of the established trees as possible. My primary requests would be the following, which I provide to make the interior design more "family friendly" and appeal to a broad demographic: Please add windows to the downstairs and upstairs bathrooms. Even if they are merely small windows placed near the ceiling for privacy, the added natural light and ventilation makes the bathrooms more comfortable, and less reliant on electric ventilation. Please locate the kitchen at the "back" of the duplex to the corner of the structure, with one window on each wall. This would add value to the unit, and expand the aesthetic to the greenery in the back yard. It is an asset to be able to see kids, visitors in the back yard and driveway from the kitchen. Please add a window to the stairwell - to bring in natural light to an otherwise dark upstairs hallway, the effect will be both pleasing and energy efficient. Many thanks, Cynthia Brock First Ward Alderperson 607 398-0883 (text friendly) Planning and Economic Development Committee Chair, Special Joint Committee for Ithaca Area Waste Water Treatment Plant Chair, Tompkins County Water Resources Council Liaison, Parks, Recreation, and Natural Resources Commission Liaison, Workforce Diversity Advisory Committee Electronic Disclaimer: The information contained in or accompanying this email is confidential and intended solely for the use of the individual to whom it is addressed. If you are not the intended recipient, you have received this email in error and any use, dissemination, or forwarding of this email is unauthorized. 7/11/2018 Comments for Planning Board re 209 Hudson https://mail.cityofithaca.org/owa/?ae=Item&t=IPM.Note&id=RgAAAAARIsSZ0EVsS4n2MKDkun3eBwDjpccsYj4cR7Vd9alRbaQ2AAAAGlhzAADjpccsYj…2/2 From: Anya Harris Sent: Tuesday, July 03, 2018 4:11 PM Subject: July 11, 2018 Project Review Committee Agenda Dear All, The Planning and Development Board Project Review Committee Meeting is scheduled for Wednesday, July 11, 2018, starting at 10:30 a.m., in the Third Floor Conference Room, City Hall, 108 E. Green St., Ithaca. A copy of the agenda is attached as a PDF, and the agenda can also be found at the link below: http://www.cityofithaca.org/AgendaCenter/ViewFile/Agenda/_07112018-1663 Please note that additional materials were sent out with the Projects Memo, found online at: http://www.cityofithaca.org/DocumentCenter/View/8570/07-03-18-Projects-Memo Thank you, Anya Harris Office Assistant Planning and Economic Development Division City of Ithaca 108 E. Green Street Ithaca, New York 14850 607-274-6550 7/3/2018 RE: Planning Board Projects for Review and Comment -- July 2018 https://mail.cityofithaca.org/owa/?ae=Item&t=IPM.Note&id=RgAAAAARIsSZ0EVsS4n2MKDkun3eBwDjpccsYj4cR7Vd9alRbaQ2AAAAGlhzAADjpccsYj…1/1 RE: Planning Board Projects for Review and Comment -- July 2018 Jeanne Grace Sent:Tuesday, July 03, 2018 8:10 AM To:Anya Harris 209 Hudson: More tree protection (much larger area) will be needed to successfully protect the pine and spruce trees during construction. Critical Root zone area (as defined in city code CRZ = radius of 1 ft for every inch of diameter of trunk at 4.5' from ground)) should be determined and tree protection fencing should be planned accordingly. Given the location of the new building I am not confident the two spruce trees along the driveway can be successfully preserved. Locating the new utility services from the street will have to be done with care to ensure survival of the street trees. Permission for removal of the street tree would require approval of a tree work permit and a permit fee of $100 per diameter inch. Jeanne Jeanne Grace City Forester City of Ithaca Department of Public Works Division of Parks and Forestry 245 Pier Rd Ithaca NY 14850 607-272-1718 fax 607-272-4374 From: Anya Harris Sent: Monday, July 02, 2018 4:33 PM Subject: Planning Board Projects for Review and Comment -- July 2018 Dear All, Please find attached a PDF memorandum regarding projects the Planning and Development Board will be considering at its July 24, 2018 regular meeting. Please submit comments to me no later than noon, July 17, 2018 if at all possible, so the Planning Board may have the opportunity to fully consider them. The memo with attachments can be viewed here: http://www.cityofithaca.org/DocumentCenter/View/8570/07-03-18-Projects-Memo Let me know if you would like to be removed from this distribution list. Best, Anya Harris Office Assistant Planning and Economic Development Division City of Ithaca 108 E. Green Street Ithaca, New York 14850 607-274-6550 North Campus Residential Expansion 2018 Due to the extremely large volume of materials in this submission, the City is not including the materials in their entirety within this agenda packet. PDFs are available via Document Center on the City of Ithaca website, and hardcopies are available for review in the Planning Department office, Third Floor, City Hall, 108 E. Green Street, Monday through Friday, 8:30 a.m. to 4:30 p.m. NCRE Application Report & LEAF http://www.cityofithaca.org/DocumentCenter/View/9061/NCRE-Application-Report--LEAF NCRE Application Report & LEAF Appendix http://www.cityofithaca.org/DocumentCenter/View/9062/NCRE-Application-Report--LEAF- Appendix NCRE Application Report & LEAF Technical Drawing Set http://www.cityofithaca.org/DocumentCenter/View/9063/NCRE-Application-Report--LEAF- Technical-Drawing-Set CITY OF ITHACA 108 E. Green St. — Third Floor Ithaca, NY 14850-5690 JoAnn Cornish, Director DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT Division of Planning & Economic Development Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565 E-Mail: dgrunder@cityofithaca.org is issued. TO: Board of Zoning Appeals FROM: Planning & Development Board DATE: July 25, 2018 SUBJECT: Comments for Zoning Appeal #3102, 3103 & 3104 Members of the Planning and Development Board discussed the above-listed Zoning Appeals and agreed to forward the following recommendations: APPEAL # 3102 209 HUDSON STREET Area Variance (existing) Appeal of Jagat Sharma on behalf of the owner 209 Hudson Street, LLC for an Area Variance from Section 325-8 Column 13, Side Yard requirements of the zoning ordinance. The applicant proposes to subdivide the existing parcel into two lots at the property located at 209 Hudson Street. The existing two family dwelling will be located on Lot #1 and Lot #2 will be a buildable lot where the applicant proposes to construct a new two family dwelling. In order to subdivide the parcel, the applicant is requesting a variance for an existing side yard deficiency for the 209 Hudson Street dwelling. The existing side yard is 5’-6” 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, General Municipal Law Article 3, Section 33, states that a subdivided plat must comply with a Municipality’s Zoning Ordinance. Therefore, compliance can be achieved provided the BZA grants this variance for the side yard deficiency. The Planning Board does not identify any long term planning impacts with this appeal. APPEAL # 3103 216 UNIVERSITY AVENUE Area Variance- Parking Appeal of Anita Graf for an Area Variance from Section 325-8, Column 4, Off-Street Parking, Column 6, Lot Area, Column 7, Lot Width at Street, and Column 12, Side Yard requirements of zoning ordinance. The property at 216 University Avenue is an existing 4 unit multiple dwelling. The building consists of two studio apartments and two 3 bedroom apartments. The applicant proposes to convert the two 3 bedroom apartments into four – 1 bedroom apartments. The proposed alteration will decreasing the number of bedrooms from six, for the two 3-bedroom units, to four for the four 1-bedroom units. Although there is a reduction in the number of bedrooms, increasing the number of apartments will require additional parking spaces to meet the zoning ordinance. The addition of two more apartments increases the parking requirement from 4 to 6 parking spaces. The property has no parking on site. The property is located in an R-3a zone where the lot area is dependent on the number and type of units CITY OF ITHACA 108 E. Green St. — Third Floor Ithaca, NY 14850-5690 JoAnn Cornish, Director DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT Division of Planning & Economic Development Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565 E-Mail: dgrunder@cityofithaca.org within the building. The existing 4 unit building requires 7,750 SF of lot area and by adding two addition units, the lot area requirement increases to 9250 SF. The existing lot is 7,007.5 of the 9250 SF of lot area required by the ordinance. There are existing deficiencies in lot width and side yard that will not be exacerbated by the proposal. The property is located in an R-3a residential use district in which the proposed use is permitted. However, Section 325-38 requires that an area variance be granted before a building permit is issued. The Planning Board does not identify any long term planning impacts with this appeal. There are no exterior changes to the building and because the occupancy will be lower- parking demand should be lower as well. APPEAL # 3104 737 WILLOW AVENUE Area Variance – Height Appeal of Raymond Lalley for the owner Tompkins County Area Transit for an Area Variance from Section 325-8, Column 8, Number of Stories, Column 9, Height in Feet, and Column 16, Minimum Building Height requirements of zoning ordinance. The applicant proposes to construct a 900 SF storage building at the property located at 737 Willow Avenue. The new building will be located on the west side of the existing TCAT building abutting the parking area for ease of access. The property is located in the Newman District (ND) and the ordinance requires new buildings to be a minimum of 25 feet in height and 2 stories. The proposed building will be one story in height and measure approximately 16’ to the median of the roof. The property is located in an ND-Newman District in which the proposed accessory use is permitted. However, Section 325-38 requires that an area variance be granted before a building permit. The Planning Board does not identify any long term planning impacts with this appeal. The appellant needs this type of storage and the building will not be highly visible.