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HomeMy WebLinkAboutPB Packet 2022-10-18 TOWN OF ITHACA PLANNING BOARD Shirley A. Raffensperger Board Room, Town Hall 215 North Tioga Street Ithaca,New York 14850 Tuesday, October 18, 2022 7:00 P.M. Members of the public are welcome to attend in-person at Town Hall or virtually via Zoom. The public will have an opportunity to see and hear the meeting live and provide comments in-person or through Zoom at https://us06web.zoom.us/i/83643764382. If the public would like to attend the meeting for viewing purposes only, it is recommended to watch the livestream video on YouTube (https://www.youtube.com/channel/UCC9vvcXkJ6klVIibihCv7NO/live). AGENDA 1. SEQR Determination: Iacovelli/Torchia Two-Lot Subdivision, 159 Kendall Avenue. 2. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the proposed two-lot subdivision located at 159 Kendall Avenue. The proposal involves subdividing the 18,000 square foot lot into two lots that will comply with all dimensional requirements of the High-Density Residential Zone. After subdivision, one lot will contain the existing residence at 159 Kendall Avenue and the other lot will be vacant. The applicant intends to construct a home on the vacant lot. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Mark Iacovelli and Matthew Torchia, Owners/Applicants. 3. Persons to be heard. 4. Other Business. - Training, Judy Drake, Human Resources Manager 5. Adjournment. Susan Ritter Director of Planning 607-273-1747 NOTE:IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND,PLEASE NOTIFY CHRIS BALESTRA AT 607-273-1747 or CBALESTRA(a),TOWN.ITHACA.NY.US. (A quorum of four(4)members is necessary to conduct Planning Board business.) Accessing Meeting Materials Online Site Plan and Subdivision applications and associated project materials are accessible electronically on the Town's website at https://www.town.ithaca.ny.us/meeting-calendar-agendas/under the calendar meeting date. TOWN OF ITHACA PLANNING BOARD PUBLIC HEARING NOTICE The Planning Board will hold a public hearing on Tuesday, October 18, 2022, at 7:00 P.M. on the following matter: Consideration of Preliminary and Final Subdivision Approval for the proposed two-lot subdivision located at 159 Kendall Avenue. The proposal involves subdividing the 18,000 square foot lot into two lots that will comply with all dimensional requirements of the High-Density Residential Zone. After subdivision,one lot will contain the existing residence at 159 Kendall Avenue and the other lot will be vacant. The applicant intends to construct a home on the vacant lot. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Mark Iacovelli and Matthew Torchia, Owners/Applicants. Members of the public are welcome to attend in-person at Town Hall or virtually via Zoom. The public will have an opportunity to see and hear the meeting live and provide comments in-person or through Zoom at https://tisO6web.zoom.us/l/836437643 82. If the public would like to attend the meeting for viewing purposes only, it is recommended to watch the livestream video on YouTube (https://www.youtLibe.com/channel/UCC9vycXkJ6klVlibjhC7NQ/live). Any person wishing to address the board will be heard. In addition, comments can be sent via email to townclerk(a)town.ithaca.ny.us up to the end of business the day of the meeting and all comments will be forwarded to the board. Additional information is available at www.town.ithaca.ny.us. Susan Ritter,Director of Planning TOWN�� �� ��� �� �� �� � �� �� �� �� �� �� �� �� �� �� ���� �� �� �� �� ���� �� �� �� �� �� �� �� ���� DEPARTMENT OF PLANNING 215N.TiogaGt14850 007.273.1747 PLANNING TO: Planning Board Members FROM: Christine Ba|estra, Planner DATE: October l8, 20%% RE: |3cOve||i/TOrChi3 Two-Lot Subdivision—Preliminary 8' Final Subdivision Approval Please find no8teri8|S related to the consideration Of Preliminary and Final Subdivision Approval for the proposed two-lot subdivision located 3tl59 Kendall Avenue. The proposal involves subdividing 3 0.413 +/- acre property into two lots of the same size (9,000s.f. in area each). After subdivision, one lot will contain the existing residence 8tl59 Kendall Avenue and the other will bevacant. The property at 159 Kendall Avenue is bound on the north by the Therm industrial property (wooded lands) and on the east, south and west by residences that front on Kendall Avenue. As indicated in the attached environmental assessment, there are no waterbodies, streams, wetlands, slopes, threatened or endangered plant or animal species, or historic or archaeological resources on or near the proposal. The applicants plan to construct a future home on the vacant lot. However, no development is currently proposed 3S part Of the subdivision. Both lots comply with the dimensional requirements Of the High-Density Residential Zone, so no variances are required. Board members will note that there is perpendicular parking that is taking place along the existing frontage Of the property. This style Of frontage parking i5 typical along Kendall and Pennsylvania Avenues, as it provides more parking spaces than the parallel off-street parking generally found on urban and suburban streets. This specific area of town largely caterers to the Ithaca College student community, with more than 80% of the property owners converting single-family homes into student housing over the decades. Students come with their own cars and share a single-family home with at least 2 to 3 other students. Many of the homes are two-family, so the number of cars doubles on a lot. While this iS not prohibited by the Town Code /§277227.B( )permits off-street parking/nthe front yard, provided nOmore than 1596nfthefrOnt yard isf0OCCup/8diiti5 something that the Board may wish to discuss with the applicant at the meeting, since the proposal includes developing the vacant lot into another home. Perhaps there iS another parking arrangement, e.g., driveway, that could be considered for the new lot. Along with the application no3teri3|5 and environmental 3SSe5Snoent are draft resolutions for the Board tOconsider. Please call noe3t /6O7\ %7S-1747Or email noe3t if you have any questions prior to the meeting. Att. Cc: Mark lacovelli Matthew Torchia 2 Narrative for Two Lot Subdivision of 159 Kendall Avenue The existing homestead f my grandparents at 159 Kendall Avenue consists f a consolidation f the 50 foot lots originally subdivided as part of the 1896 subdivision the arean as the Klondike. partner Matt Torc is and 1 purchased the r from y parents with the homestead. Our request is simply to subdivide the 150 x 120 foot lot into two legal 9000 square foot lots and builda zoning andbuilding code compliant two family home on the empty lot created t en 159 Kendall and the property owned by my parents at 165 Kendall Avenue. Thank you in advance for your consideration, Mark lacovelli 123 E. King pt. Ithaca, York 5 607-3511835 SEP 1 TOWN 0 F �THAC A P LA NNING PROPOSED RESOLUTION: SEQR Preliminary & Final Subdivision Approval Iacovelli/Torchia 2-Lot Subdivision 159 Kendall Avenue Tax Parcel No. 54.4-26 October 18, 2022 WHEREAS: 1. This is consideration of Preliminary and Final Subdivision Approval for the proposed two-lot subdivision located at 159 Kendall Avenue. The proposal involves subdividing the 18,000 square foot lot into two lots that will comply with all dimensional requirements of the High- Density Residential Zone. After subdivision, one lot will contain the existing residence at 159 Kendall Avenue and the other lot will be vacant. The applicant intends to construct a home on the vacant lot. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Mark Iacovelli and Matthew Torchia, Owners/Applicants; 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is the lead agency in the environmental review with respect to the project; 3. The Planning Board on October 18, 2022, has reviewed and accepted as adequate a narrative, a subdivision plat titled"Subdivision Plat, Torchia&Iacovelli Properties, Kendall Avenue, Town of Ithaca, County of Tompkins, State of New York,"prepared by Lawrence Peter Fabbroni, Licensed Land Surveyor, dated 8-26-22, and other application materials; and 4. Town planning staff has recommended a negative determination of environmental significance with respect to the proposed Subdivision Approval; NOW THEREFORE BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with Article 8 of the Environmental Conservation Law and 6 NYCRR Part 617 New York State Environmental Quality Review for the above referenced action as proposed,based on the information in the EAF Part 1 and for the reasons set forth in the EAF Parts 2 and 3, and, therefore, an Environmental Impact Statement will not be required. Page 1 of 1 Short Environmental Assessment Form Part I -Project Information Instructions for Comoletin� Part 1—Project Information. The applicant or project sponsor is responsible for the completion of Part 1. Responses become part of the application for approval or funding,are subject to public review,and may be subject to further verification. Complete Part 1 based on information currently available. If additional research or investigation would be needed to fully respond to any item,please answer as thoroughly as possible based on current information. Complete all items in Part 1.You may also provide any additional information which you believe will be needed by or useful to the lead agency;attach additional pages as necessary to supplement any item. Part 1—Project and Sponsor Information Name of Action or Project: Torchia&lacovelli 2-Lot Subdivision Project Location(describe,and attach a location map): 159 Kendall Avenue Brief Description of Proposed Action: Subdivide an existing tax parcel 54.4-26,of 18,OOOs.f.,into two 75ft x 120ft(9,OOOs.f.each)zoning compliant lots. Name of Applicant or Sponsor: Telephone: 607-351-1835 Mark lacovelli E-Mail: ithacaconcrete@outlook.com Address: 123 E.King Road,Apt. F-4 City/PO: State: Zip Code: Ithaca NY 14850 1. Does the proposed action only involve the legislative adoption of a plan, local law,ordinance, NO YES administrative rule,or regulation? If Yes,attach a narrative description of the intent of the proposed action and the environmental resources that may be affected in the municipality and proceed to Part 2. If no,continue to question 2. 2. Does the proposed action require a permit,approval or funding from any other government Agency? NO YES If Yes,list agency(s)name and permit or approval: I�T 3. a. Total acreage of the site of the proposed action? 0.413 acres b. Total acreage to be physically disturbed? 0 acres c. Total acreage(project site and any contiguous properties)owned or controlled by the applicant or project sponsor? 0.582 acres 4. Check all land uses that occur on,are adjoining or near the proposed action: 5. ❑ Urban ❑ Rural(non-agriculture) ❑✓ Industri Commercial 0 Residential(suburban) ("'1"heirrn)(� 0 Forest ❑ Agriculture Aquatic .0 Other(Specify): ❑Parkland 5. Is the proposed action, NO YES N/A a. A permitted use under the zoning regulations? ❑ ❑ ❑ b. Consistent with the adopted comprehensive plan? ❑ ❑ ❑ NO YES 6. Is the proposed action consistent with the predominant character of the existing built or natural landscape? 7. Is the site of the proposed action located in,or does it adjoin,a state listed Critical Environmental Area? NO YES If Yes,identify: ❑� ❑ NO YES 8. a. Will the proposed action result in a substantial increase in traffic above present levels? ❑ ❑ b. Are public transportation services available at or near the site of the proposed action? c� ❑ r its served by „F'CA r Route to 11(`�'/ c. Are any pedestrian accommodations or bicycle routes available on or near the site of the proposed action? South II°liilllll Recreation Way liis Iloo l d appiro . 4,50 'feet lurom the purolpeurly (�;) F� 9. Does the proposed action meet or exceed the state energy code requirements? NO YES If the proposed action will exceed requirements,describe design features and technologies: 10. Will the proposed action connect to an existing public/private water supply? NO YES If No,describe method for providing potable water: 11. Will the proposed action connect to existing wastewater utilities? NO YES If No,describe method for providing wastewater treatment: 12. a.Does the project site contain,or is it substantially contiguous to,a building,archaeological site,or district NO YES which is listed on the National or State Register of Historic Places, or that has been determined by the Commissioner of the NYS Office of Parks,Recreation and Historic Preservation to be eligible for listing on the State Register of Historic Places? b.Is the project site,or any portion of it,located in or adjacent to an area designated as sensitive for FV-1 ❑ archaeological sites on the NY State Historic Preservation Office(SHPO)archaeological site inventory? 13. a. Does any portion of the site of the proposed action,or lands adjoining the proposed action,contain NO YES wetlands or other waterbodies regulated by a federal, state or local agency? FV-1 ❑ b. Would the proposed action physically alter,or encroach into,any existing wetland or waterbody? ❑ ❑ If Yes,identify the wetland or waterbody and extent of alterations in square feet or acres: P ag'c°2 ar:0 14. Identify th¢typical habitat types that on,or are likely to be fumW on dw project sitc.Check-att that apply: � C3Shoreline © Fate:# 0 AgriculturalIgnsslands ED Earlytnid-a,rxcssionall 'Vetl d U n 0 Suburbon 15. Does the sitar ofthe proposed adion y species of i i listed by the S NO YE FcI Sowvnmeni as t1mieved or cad l 6, t praj site located in dtc t 00-yeu floodplan? NO d 1?. Will tM axr sed action create waiscar..i:... p � cate s ter dh� ,�". �..�� � (I frarn paint Or rxan�rc►irot sorsrrces'!' �1"CJa YyS t 0 t r r a, Will storm wa er discharges Row to adjacent prulwertics'7 . .,. ,,,. b. Will r+tarrn xc°atct•diacltargc;x be directed to estsblishcd icrnti°t-yame sys-tctns(rurr<at"t"and storm drams)? 1:1 El If Yes,briefly dCWr1bCFUtL1ire dill pirtment of va aint plot iilllll iregUiir ur toirimwat cointirolls as 1pairt of Z-ri per i -27 dr;rin� wvti cva tf w an .ityr ct tat u. C3ac #hc proposed action tnclude construction ction or olhcr utivi#ies that would result in the tntpoaurtdtnent of water NO y'E S or other liquids(e.-,retcationi pond,wade lago )? If Yes,explain the purpose and si7.c orthe irnpoundr»enl: 1,9, H tha xMtu of the pro a�i eainin bcen thelocation- R- r pr elaa. solid sac NO YE manag�:ntcrtt f.*ax:ility? � p r adjoining property ! (ongoing` Ictexl fear tax=dous w-sstc°. YES r s thc�st#c caf the �c+d ruarart or;�t atl'eriearn lama nhr;;te�b"cxt�aF rccmcdiarttcrcrrsr .... 1 f`C�r,dr Rrrilac a ............... I CERTIFY THAT TII'#E I FORMA "ION PROVIDED ABOVE IS TRUE AND ACCURATE I BEST OF MY KNOWLEDGE Applican0spcn,Jr n '" ... . atr" " .., 4z- ............. SNgnarsan:; � w � Title C��/t�� EAF Mapper Summary Report Tuesday, October 4, 2022 10:45 AM Disclaimer: The EAF Mapper is a screening tool intended to assist project sponsors and reviewing agencies in preparing an environmental assessment form(EAF).Not all questions asked in the EAF are answered by the EAF Mapper.Additional information on any EAF question can be obtained by consulting the EAF Workbooks. Although the EAF Mapper provides the most up-to-date digital data available to DEC,you may also need to contact local or other data sources in order D 4 32 54 2 h to obtain data not provided by the Mapper.Digital data is not a substitute for agency determinations. "r 54 5I 4.291� T to rta, i My s 1�?�f. r rrIJG vl ryG I I 0.d � Jf :, aiIl�.l.fa1 pr 5 l (13 i a l „ tMI�s"0.�ei q Ir IINN" " � 54, % p N 5 i P4 r . I I ; ��" I N u I ,t� , P p a 14 1 r "-'fig Yr b D 20 h sir ii, i waN -a- I "� ^ PhKaidelpl,rin , nR(:tl E; J 1 1,41E (K., irr G Ewri sdIlviten7 I) � 1wE1�� F7 lTF E i yT 311r a) andt.he(aI IS 6s 1 C�l3ntrl. aw�� yfv lr il WAr�'Plriha USel'C:01nrr7 w ullM y: Part 1 /Question 7 [Critical Environmental No Area] Part 1 /Question 12a [National or State No Register of Historic Places or State Eligible Sites] Part 1 /Question 12b [Archeological Sites] No Part 1 /Question 13a [Wetlands or Other No Regulated Waterbodies] Part 1 /Question 15 [Threatened or No Endangered Animal] Part 1 /Question 16 [100 Year Flood Plain] Digital mapping data are not available or are incomplete. Refer to EAF Workbook. Part 1 /Question 20 [Remediation Site] No Short Environmental Assessment Form - EAF Mapper Summary Report 1 Agency Use Only [If applicable] Project: Torchia/lacovelIi 2-Lot Sub Date: October 18, 2022 Short Environmental Assessment Form Part 2 -Impact Assessment Part 2 is to be completed by the Lead Agency. Answer all of the following questions in Part 2 using the information contained in Part 1 and other materials submitted by the project sponsor or otherwise available to the reviewer. When answering the questions the reviewer should be guided by the concept"Have my responses been reasonable considering the scale and context of the proposed action?" No,or Moderate small to large impact impact may may occur occur 1. Will the proposed action create a material conflict with an adopted land use plan or zoning regulations? Fv-1 El 2. Will the proposed action result in a change in the use or intensity of use of land? ❑ ❑ 3. Will the proposed action impair the character or quality of the existing community? ✓❑ ❑ 4. Will the proposed action have an impact on the environmental characteristics that caused the establishment of a Critical Environmental Area(CEA)? 5. Will the proposed action result in an adverse change in the existing level of traffic or affect existing infrastructure for mass transit,biking or walkway? 6. Will the proposed action cause an increase in the use of energy and it fails to incorporate reasonably available energy conservation or renewable energy opportunities? 7. Will the proposed action impact existing: a.public/private water supplies? RI 0 b.public/private wastewater treatment utilities? ✓❑ ❑ 8. Will the proposed action impair the character or quality of important historic,archaeological, architectural or aesthetic resources? 9. Will the proposed action result in an adverse change to natural resources(e.g., wetlands, waterbodies,groundwater, air quality,flora and fauna)? 10. Will the proposed action result in an increase in the potential for erosion,flooding or drainage problems? 11. Will the proposed action create a hazard to environmental resources or human health? ❑ Pagel of 2 Agency Use Only[If applicable] Project: Torchia-lacovelli 2-Lot Sub Date: October 18, 2022 Short Environmental Assessment Form Part 3 Determination of Significance For every question in Part 2 that was answered"moderate to large impact may occur",or if there is a need to explain why a particular element of the proposed action may or will not result in a significant adverse environmental impact,please complete Part 3.Part 3 should,in sufficient detail,identify the impact,including any measures or design elements that have been included by the project sponsor to avoid or reduce impacts. Part 3 should also explain how the lead agency determined that the impact may or will not be significant.Each potential impact should be assessed considering its setting, probability of occurring,duration,irreversibility,geographic scope and magnitude. Also consider the potential for short- term,long-term and cumulative impacts. The proposal involves subdividing an 18,OOOs.f. lot containing the existing residence at 159 Kendall Avenue, into two 9,OOOs.f. lots for the purpose of constructing a future home on the resultant vacant lot. The property is located in the High Density Residential Zone and both lots will comply with the dimensional requirements of the zone after subdivision. The property is located in a developed residential area that largely contains rental homes for students at Ithaca College, amidst a smattering of owner-occupied single and two family homes. The existing residence at 159 Kendall Ave is a rental. The property is surrounded on three sides by residential development that fronts on Kendall Avenue. The Therm Industrial property and woods borders the property on the north. There are no water bodies, wetlands, streams, steep slopes, known threatened or endangered plant or animal species, or historic or archaeological resources on or near the property that will be impacted by the proposal. There is a Unique Natural Area (UNA-156, Six Mile Creek Valley) located approximately 30+/- feet from the property. However, the actual location of Six Mile Creek is more than 1,000 feet from the property. The proposed subdivision will not impact the UNA. Any subsequent development of the vacant lot will involve proper erosion and sedimentation controls to mitigate any potential adverse impacts to the UNA. Check this box if you have determined,based on the information and analysis above,and any supporting documentation, that the proposed action may result in one or more potentially large or significant adverse impacts and an environmental impact statement is required. ❑� Check this box if you have determined,based on the information and analysis above,and any supporting documentation, that the proposed action will not result in any significant adverse environmental impacts. Town of Ithaca Planning Board Name of Lead Agency Date Liebe Meier Swain Chair Print or Type Name of Responsible Officer in Lead Agency itle of Responsible Officer Christine Balestra Signature of Responsible Officer in Lead Agency Signature o Preparer(if different from Responsible Officer) Page 2 of 2 PROPOSED RESOLUTION: Preliminary & Final Subdivision Approval Iacovelli/Torchia Two-Lot Subdivision 159 Kendall Avenue Tax Parcel No. 54.4-26 October 18, 2022 WHEREAS: 1. This is consideration of Preliminary and Final Subdivision Approval for the proposed two-lot subdivision located at 159 Kendall Avenue. The proposal involves subdividing the 18,000 square foot lot into two lots that will comply with all dimensional requirements of the High-Density Residential Zone. After subdivision, one lot will contain the existing residence at 159 Kendall Avenue and the other lot will be vacant. The applicant intends to construct a home on the vacant lot. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Mark Iacovelli and Matthew Torchia, Owners/Applicants; 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, as lead agency in the environmental review with respect to the project, has on October 18, 2022, made a negative determination of environmental significance, after having reviewed and accepted as adequate a Short Environmental Assessment Form Part 1, submitted by the applicant, and Parts 2 and 3 prepared by the Town Planning staff, and 3. The Planning Board on October 18, 2022, has reviewed and accepted as adequate a narrative, a subdivision plat titled"Subdivision Plat, Torchia& lacovelli Properties, Kendall Avenue, Town of Ithaca, County of Tompkins, State of New York,"prepared by Lawrence Peter Fabbroni, Licensed Land Surveyor, dated 8-26-22, and other application materials; NOW THEREFORE BE IT RESOLVED: 1. That the Planning Board hereby waives certain requirements for Preliminary and Final Subdivision Approval, as shown on the Preliminary and Final Subdivision Checklists, having determined from the materials presented that such waiver would result in a significant alteration of neither the purpose of subdivision control nor the policies enunciated or implied by the Town Board; and 2. That the Planning Board hereby grants Preliminary & Final Subdivision Approval for the proposed lacovelli/Torchia Two-Lot Subdivision, as shown on the plans noted in Whereas #3 above, subject to the following condition: a. Submission for signing by the Chairperson of the Planning Board of an original and three dark lined prints of the approved final subdivision plat, prior to filing with the Tompkins County Clerk Office; and submission of a copy of the receipt of filing to the Planning Department. LOCATION MAP N 159 Kendall Ave 2-Lot Subdivision Planning Board, October 18, 2022 0 50 100 200 Feet :t Proposed subdivision line (approx.) U l WE l; ,� 1 1 REFE TMES, TR. 54—,? -1 4 , THERM tari ; a G o3•p_ P ff 14love 1 r.ft a w� drom cap bi �"""""""'lap a Fes 6w{ � cW talm ROVAMAR,03 1. N"�, a!7 Jams 4. a�P w n fiU i w'� .9 wa G * r !.` �t R 71 155 r ��q wd w 5 SF " g i A : CC ,.. �... ... E L L VE , 5. � py° �� ....... . ._. ....... __�... ............. ...................... 931'Tt.l�x SUB Ilp� P-LAY MALL �VENUE �; ro ACOJ�— COuNTY OF TOWKINS STATE F' NEW YDR n �r "►SILT AM AP1 SEP 1 TOWN OF ITHACA PLANNING 159 Kendall Avenue two-lot subdivision—staff site visit photos 10/5/2022 u„ MIN= I Existing home (no proposed changes) 1 Parking area adjacent to home proposed changes) 1 (III i K" Y 4 m Y du P h fi A W n Ni � n Mill Vilew of vacant lot from edge of parking area— View of vacant lot from edge~of~woods- looking looking toward woods. toward parking area/Kendall Ave.