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HomeMy WebLinkAboutPC Minutes 2024-06-20 Town of Ithaca Planning Committee Thursday,June 20,2024 (3:00 PM Aurora Conference Room and on Zoom) Minutes Committee members present: Rich DePaolo, Chair; Rod Howe. Margaret Johnson 4:00 p.m. Board/Staff members: Director of Planning C.J. Randall; Director of Codes Marty Moseley; Nick Quilty- Koval, Town Planner; Daniel Winters, Planning Intern. Via Zoom: Dave O'Shea, Senior Civil Engineer; Justin McNeal, Civil Engineer; Paulette Rosa, Town Clerk. Guests: Kathy Apgar Boyd, 176 Pearsall Place owner. Maplewood II project team on Zoom and in person including but not limited to: David Herrick, T.G. Miller; Michele Palmer, Graham Feltham, and Scott Whitham, Whitham Planning Design Landscape Architecture; Henry Weinberg, CBT Architects; Mike Kavanaugh, Greystar Development; and Cornell Real Estate Director Jeremy Thomas 1. Persons to be heard: None. 2. Committee announcements and concerns: None 3.Approval of May meeting minutes: Rich moved, Margaret seconded. The May 16, 2024, minutes were approved with two minor corrections. 3-ayes. 4. 176 Pearsall Place rezoning request: Kathy Apgar Boyd was present for the committee discussion of the rezoning request for a portion of the 4.14-acre parcel at 176 Pearsall Place in the Town's Light Industrial and Conservation zoning districts. The parcel is divided by the South Hill Recreation Trail and the City of Ithaca has expressed possible interest in the section in the Conservation Zone for watershed protection and a potential subdivision may be needed if that transaction takes place. Brief questions related to the intended rental use of the property were discussed. The owner is planning long-term rental during the academic months and staying there for the summer when needed. Short-term rental as an option was also mentioned. Owner-occupied or "hosted"rental is not being proposed as the permanent residence of the owner is elsewhere. The use history is long term and consistent as well and ownership has been in the same family per Ms. Boyd. She stated the use is not anticipated to change and it is unclear to her as to how the property was zoned Light Industrial originally when it was always a residential home. The Planning Committee members present had no objections to the proposed re-zoning of 176 Pearsall Place from Light Industrial to High Density Residential to match the long time use and character of the neighborhood. It was mentioned again that the rental use regulations must be adhered to for the operating permit to be granted and the owner should become familiar with those terms and permitting process, if the re-zoning is approved by the Town Board. Ms. Boyd was instructed to continue the re-zoning process with the Town Board with a favorable recommendation by the committee. C.J. added that just the southern portion of the parcel, the LI zoned section is proposing to be re-zoned, and the process could go before both the city and town approval process within a few months to be complete. 5. Maplewood II development proposal presentation and introduction of rezoning request. Several members were present in person and via Zoom to present the Maplewood II development proposal. A brief history of the Maplewood I development was given, and slides were shown to introduce this project's 1 development team and financial partners. It was stated that this project is smaller, 650 units with 800 beds. Cornell intends to lease the ground to Greystar, and it will be on the Town tax rolls,providing dense affordable and sustainable graduate student housing. The differences in the projects mentioned are there are fewer (six), but taller buildings proposed and a community center; no retail space is being proposed in Maplewood II by the applicant due to the rich amenities in close proximity although reserving limited allowable amount for service related possibility in the future is proposed in the PDZ language. One vehicular connection between the existing phase and new. A through-site multi-use path connection is shown to give access to the East Ithaca Recreation Trail network as well. The water tower will remain, and development will occur around the parcel. A low parking ratio is being proposed around the perimeter of the project utilizing a Transportation Demand Management strategy. The applicants are requesting the four vacant parcels, approx. 9 acres, be rezoned as a new Planned Development Zone to achieve the project goals. Initial draft PDZ language was included in the materials and discussed briefly. Specific highlights in the PDZ mentioned by Rich were to add"up to" 5 stories in the height section. EV charging stations for 2% of the parking spaces was mentioned, is this adequate? The multi/mixed- mode transportation was also mentioned and if curbing is most suitable for bicyclists and to give more thought to the foot and bike traffic (safety in particular)if aiming for a more walkable community and less vehicular traffic. The width of the road and possible bike lanes was brought up and the width being wide enough for fire access. Which way the bikes would go was also discussed, through the development or to the nearest exit to main street. Utilities, whether public or private, and adequacy of the existing infrastructure were discussed. It was stated that the ownership would be private and not dedicated to the town, same as phase 1. The power and heat sources are proposed to be electric, and the Ithaca Energy code supplement will be met. The closer setbacks and taller buildings were brought up and the 25% of the gross site area being community open space but it being limited to parks(including non-linear), greens and plazas-would this be adequate space for onsite recreation? Rod noted that this is the development the Town likes to see where the housing is close to amenities. Engineering was asked whether the nearby sewer interceptor could handle the increased flows from the development. David responded that proposed flow calculations have not been provided for a detailed water and sewer availability analysis; however, it initially appears there is sufficient capacity in the joint sewer interceptor that serves the area is adequate. He also commented that the crosswalk will need to be improved or serviced for the increased trail use. The plan also seems to not show the existing 3-4 public parking spaces parallel to the road for recreational trail users,the town would like to see those brought back close by or a small,paved area for use close to the trail head. The 3 potential curb cuts onto the town road were also mentioned and possible conflicts for exit and entering the property. Michele noted the traffic study was recently completed and will be shared with the town, the crosswalk was addressed, and the middle curb cut possibly being an entrance only/one way. C.J. provided the committee with a memo that summarized the background, existing site conditions, comparisons between Maplewood I and the proposal for Maplewood II along with points for further inquiry. She noted the referral to the Business Energy Advisory program that can help with complying with the Energy Code Supplement and energy modeling. The neighborhood pattern and design were of importance and how the building facades would interact with the circulation network and mixed-mode thoroughfares. 2 The committee felt the project proposal was conceptually ready to go to the planning board for sketch plan review in July and the PDZ draft language will continue to be refined to be discussed again at this committee before advancing to the Town Board. 6. Electric Vehicle Charging Stations and potential modifications to Town Code 270 (Zoning). A draft local law amendment to add the definition and the accessory use for electric vehicle charging stations in all zones (note to add PDZ zones to the list) as well as a Principal use in the Vehicle Fueling and Repair commercial zone. Design and technical review criteria language was also included. A change was recommended in the proposed definition section to add"hybrid" in front of electric vehicles as well as section 219.8 A. Intent: remove "Electric Vehicle Charging Stations" and replace with"the use of electric vehicles". The committee was in favor of this language being proposed as amended to the town board for consideration. 7. Staff updates and reports. C.J. updated on the following: An article for the Safe Streets 4 All project will be highlighted in the Town Newsletter and an e-mail will be sent to interested parties regarding the upcoming July 17t'public information sessions. State bills related to Complete Streets may have not passed but the bill for requiring a certain number EV charging stations in NY State owned parks did pass and is awaiting the Governor to call for it to sign. Margaret will follow up with CJ with more information. The Planning Committee will review portions of the Town CIP plan in July. The South Works project team continues to meet, transportation and infrastructure is the current focus in the town portion of the development. Pro housing community designation may be sought through the Town Planning Department with the new staff being onboarded. This could benefit South Works or other projects in the future. Westhill TND preliminary discussions continue with Conifer and INNS for a New Neighborhood Code development. This zoning includes a design charette and the plan will come to the planning committee later this summer. The new town planner Nick Quilty-Koval was introduced to the committee as well as the new planning intern Daniel Winters Margaret asked about T-GEN, Rod replied that the town is still waiting on the NYS level, it was not discussed at the last PSC meeting, but it is hopeful for July. 8.Next meeting date and upcoming agenda items: July 18, 2024, 3:00 p.m. Potential agenda: Town CIP, Maplewood 11 PDZ, Westhill TND possibly. Margaret noted that she has a monthly meeting that overlaps the PC by 30 minutes, she requested the PC adjust the time but will see first if the other meeting time can be altered instead. The Town of Ithaca Planning Committee meeting concluded at 4:16 p.m. 3