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HomeMy WebLinkAboutMN-PDB-2022-10-25DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 1 Planning and Development Board Minutes October 25, 2022 Board Members Attending: Garrick Blalock, Acting Chair & BPW Liaison; Mitch Glass; Emily Petrina; C.J. Randall Board Members Absent: Robert Lewis, Chair; Daniel Correa; Elisabete Godden Board Vacancies: None Staff Attending: Lisa Nicholas, Director of Planning, Division of Planning and Economic Development Nikki Cerra, Environmental and Landscape Planner, Division of Planning and Economic Development Samuel Quinn-Jacobs, Assistant Planner, Division of Planning and Economic Development Victor Kessler, City of Ithaca Assistant City Attorney This meeting was held in Common Council Chambers, Third Floor, City Hall, and also conducted remotely using videoconferencing technology, as authorized by Part WW of Chapter 56 of the Laws of 2022 of New York State and Local Law 2022-05. Chair Lewis called the meeting to order at 6:05 p.m. 1. Agenda Review Cerra noted there is no resolution for the Cayuga Park project and that the Board will not look at the Greenstar signage package this month. 2. Victor Kessler, City of Ithaca Assistant City Attorney- Overview of Amended Open Meetings Law, Local Law No. 2022 -05 Kessler presented to the board a brief overview of the new Open Meetings Law relevant to hybrid meetings and attendance from the board. Kessler emphasized the situations in which a board member would be able participate remotely. Staff and the board asked for clarification on specific examples in which a board member may request to attend remotely. 3. Public Comment DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 2 Acting chair Blalock opened Privilege of the Floor. Micky Roof, The Jewel Box, commented in opposition to the City Harbor project parking plan. John Guttridge, 417 S. Titus Ave., commented in opposition to the Squeaky Clean Car Wash development, with specific regards to the traffic impact on S. Titus Ave. Marshall McCormick, Finger Lakes Wealth Management, commented in opposition to the Squeaky Clean Car Wash development, stating that the project does not fit within the Southside Neighborhood Plan, which McCormick helped to create. Acting chair Blalock closed the Public Comment period. 4. Board Responses to Public Comment The board had no response to the public comments. 5. Site Plan Approval A. Asteri Mixed-Use Apartments, Conference Center, Parking 120 E Green St (West & middle sections of Green Garage) Whitham Planning & Design for Vecino Group LLC. Potential Approval of Modifications to Final Site Plan Approval. The Planning Board granted final site plan approval of the mixed-use project on November 24, 2020. The applicant now seeks approval for a site change which includes changing the original design of the climbing vines on the west face of the garage. The overall project was determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(b), (d), (k) and (n) and the SEQRA §617.4 b. (5)(iii) and (9) for which the Planning Board, acting as Lead Agency, issued a Negative Declaration of Environmental Significance on September 22, 2020. Applicants Attending: Bruce Adib-Yazdi, Scott Whitham, Jacob von Mechow Adib-Yazdi presented an overview of the project, including the changes to the exterior design. Adib-Yazdi explained a change in engineers led to the design change of the support cables for the proposed vines. The applicant described the overall planting plan for the areas near and on the building. Petrina stated that this change will overall impact the façade the board was expecting and suggested several design options to address the loss of vines. Adib-Yazda stated that from a pedestrian point of view the upper levels are not visible to the public. The applicant explained that variation of exterior colors was added to break up the massing of the building. DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 3 Glass stated that he agrees with Petrina. Glass also suggested the applicant add string lights which could add a ‘ceiling’ for pedestrians. Jacob von Mechow presented the changes to ground-level plantings to compensate for the change to the façade. Adib-Yazdi stated that adding the string lights suggested by Glass would help focus attention downwards while also being a manageable addition to the plan. Adib-Yazdi also presented a signage design for the Cinemapolis movie theater for the board’s approval in relation to a previously approved sign design from 2009. The board was overall supportive of the Cinemapolis sign, stating that the new design is superior to that of the previous installation. Adopted Declaration of Approval of Project Changes to Final Site Plan Approval On a motion by Petrina, seconded by Randall: WHEREAS: On November 24, 2020 the Planning and Development Board issued final site plan approval for a mixed-use project by Whitham Planning & Design for Vecino Group LLC, Project Sponsor (“Applicant”)to be located at 120 E Green Street, and WHEREAS: the applicant is now requesting approval for site plan changes including changes to and removal of cable/vine sections on the western façade of the building, and WHEREAS: the project was determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(b), (d), (k) and (n) and the SEQRA §617.4 b. (5)(iii) and (9), for which City of Ithaca Planning and Development Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on August 27, 2019, declare itself Lead Agency for the environmental review of the project, and, WHEREAS: for which City of Ithaca Planning and Development Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on March 31, 2020, declare itself Lead Agency for the environmental review of the project, and, WHEREAS: the Lead Agency has determined that the proposed changes are consistent with the Negative Declaration of September 22, 2020, and that no additional environmental review is required, and WHEREAS: that the Planning Board previously granted preliminary and final approval to the project subject to the following re-ordered and new conditions: Before Issuance of a Building Permit for the Mixed Use building at proposed addresses of 116 E Green Street (Conference Center) and 118 E Green Street (Residential).: DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 4 i. Administrative Approval of Required Subdivision. Final recording will occur after finance closing and transfer of the property. ii. Full Execution of a Disposition and Development Agreement (DDA) between the City/IURA and the Project Sponsor iii. Submission and approval of plans for the City Hall Parking Area including provisions for adequate loading space and pedestrian amenities iv. Execution of temporary easement relocation or other authorization. v. Execution of foundation encroachment agreement. vi. Approval of any other required easements between the City and the Project Sponsor (SD) Final recording will occur after finance closing. vii. Submit documentation for off-site contractor parking – not in city garages. Other Conditions viii. Submission to the Planning Board at the November 22, 2022 Planning Board Meeting the overhead string lighting plan for the narrow walkway along the western side of the building. ix. Submission to Planning staff of revised drawings of the two enclosed bridges from the parking garage to the Asteri/Conference Center building showing 1) recessed lights installed on the bottom of the lower bridge, and 2) a lighter color exterior finish on both bridges. x. Foundation construction for the Asteri Project and the Adjacent Project will be coordinated to address surveys and monitoring both for cumulative intensity and duration. xi. Pre and post construction building surveys and vibration monitoring will be performed for any type of Site preparation or foundation construction that involve vibrations that could result in damage to surrounding structures. xii. If piles are used, the Applicant will utilize the least intrusive installation method of the foundation in order to minimize vibration. xiii. Noise producing construction activities will be limited to the hours between 7:30 A.M. and 5:30 P.M., Monday through Friday. Noise producing construction activities will only be permitted on Saturdays, from 9:00 A.M. to 5:30 P.M., with advance notification to and approval by the Director of Planning and Development. xiv. Submission of Final Plans for the Alleyway including all details for the building façade and site improvements (paving, etc) xv. Applicant will work with the City to relocate the 5 pieces of public art that will be removed during project construction. xvi. Any changes to the approved project must be submitted to Planning Staff for review. Staff will determine if changes require Board approval. xvii. Documentation from Ithaca Fire Department emergency access issues have been satisfied, and xviii. This site plan approval does not preclude any other permit that is required by City Code, such as sign permits, tree permits, street permits. xix. Acceptance of the SWPPP by the City Stormwater Management Officer DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 5 xx. Confirmation from the City Transportation Engineer that all construction concerns have been addressed xxi. Bike racks must be installed before a certificate of occupancy is granted, and WHEREAS: this Board has, on October 25, 2022, reviewed and accepted as adequate the following new and revised drawings: Exterior Elevations A3.1 dated 04/20/22 prepared by Hunt Engineers, Architects, Surveyors; Proposed West Elevation Vine Trellis (2) dated 09/19/22 prepared by Whitham Planning & Design, PLLC; and Materials & Planting Plan- Garage L305- G, Planting Details & Materials and Planting Schedule L507-G, and Garage Elevations L604-G all dated 09/19/22 and prepared by Whitham Planning & Design, PLLC, now therefore be it RESOLVED: that the Planning Board does hereby grant approval for the changes to the vines and infrastructure on the western side of the building. Moved by: Petrina Seconded by: Randall In favor: Glass, Randall, Petrina, Blalock Against: None Abstain: None Absent: Lewis, Godden, Correa Vacancies: None B. Cayuga Park (formerly Carpenter Circle Project) Carpenter Park Rd, by Andrew Bodewes for Park Grove Realty, LLC. Potential Approval of Conditions. The Planning Board granted final site plan approval of the mixed-use project on October 26, 2021. The applicant now seeks approval for two final conditions on the Residential Phase 1 Project Changes Resolution adopted on September 28, 2021. The overall project was determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4(B)(1)(d), (i), (k), and (B)(6) and (8)(a) and the State Environmental Quality Review Act (“SEQRA”) §617.4(b)(11) ) for which the Planning Board, acting as Lead Agency, issued a Negative Declaration of Environmental Significance on May 26, 2020. Applicants Attending: Jacob von Mechow The applicant presented the overview of the conditions in the final approval resolution along with the site plan as the construction project of the Marketview Apartments is now close to completion. von Mechow presented an image describing the current exterior of the building along with rendering of the proposed landscape. A rendering of a sitting area and bike racks was also shown to demonstrate the applicant’s fulfilment of the conditions set by the board. Each change to the site plan was then presented individually for the board’s review. Glass asked the applicant about the planting plan for trees in relation to the sidewalk along the South façade of the building. DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 6 The applicant explained that a change to the sidewalk had been made due to the proximity of to the windows of residential units. Glass stated the pedestrian access through the site is unclear. Glass also stated that the proposal is not addressing the board’s concern of large blank facades, and suggested several design changes which would improve the proposal. Randall followed up on Glass’s comment suggesting a better pedestrian access be implemented through the site. Petrina stated she appreciates the number of plantings proposed. Petrina also stated that she agrees with Glass’s comments regarding the facades. Blalock stated the applicant should come back again to the board with a proposal that includes the board’s comments and suggestions. Director Nicholas stated that the pedestrian access should be addressed by the applicant and that the sidewalk does not lead to a cohesive plan in relation to the surrounding neighborhood. The applicants stated that they understand the board’s concern, but that this proposal is under severe limitations, specifically in developing the pedestrian circulation. The board suggested the applicant remove parking spaces to accommodate circulation around the building. The applicant stated removing parking spaces is not possible due to a responsibility to the tenant as well as grading associated with the site. Director Nicholas suggested the applicant provide documentation showing the requirement by the tenant to provide the parking associated with the project. Cerra stated that it would be helpful for the applicant to demonstrate the physical constraints of the project in relation to the sidewalk. Petrina suggested that the back access could be changed to accommodate a smoother pedestrian circulation for the front entrance. C. City Harbor 101 Pier Rd, by Jessica Edger-Hillman. Approval of Conditions (Newman Golf Course Layout & Informal Public Kayak Plan). The Planning Board granted preliminary and final approval for project changes, site plan review & approval of Point East 2 Building on May 24, 2022, and final approval of Phase 1 of this project on August 25, 2020. The applicant now seeks approval for final site plan layout changes for the area surrounding the ninth hole and the Newman Golf Course Clubhouse. The overall project was determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 7 Ordinance §176-4(B)(1)(d), (h)(2), (i), (k) and (n) and the State Environmental Quality Review Act (“SEQRA”) §617.4(b)(6)(iii) and (v), for which the Planning Board, acting as Lead Agency, issued a Negative Declaration of Environmental Significance on May 26, 2020. Applicants Attending: Scott Whitham, Yifei Yan, Michael Valent, Jacob von Mechow Yan presented updates to the City Harbor project regarding the golf course layout as well as the Kayak launch plan and landscape. Yan explained the parking circulation plan next to the golf course as well as the site and landscape plans. Petrina stated her overall support for the changes to proposal. Director Nicholas suggested that conditions created by a working group regarding the golf course layout be added to the site plan approval conditions. Glass asked the applicant how pedestrian access will work when carrying a kayak. Yan presented the route in which kayakers would take from the parking area to the kayak launch when carrying a launch. Staff and the applicant discussed a timeline in which the conditions will be met. Adopted Declaration of Approval of Site Plan Approval Conditions: On a motion by Petrina, seconded by Randall: WHEREAS: On August 25, 2020, the Planning and Development Board granted final site plan approval and on May 24, 2022, the Planning and Development Board granted preliminary and final approval for project changes, site plan review & approval of Point East 2 Building for a mixed-use development and associated site improvements to be located at 101 Pier Road, and WHEREAS: the applicant is now requesting approval for final site plan layout changes for improvements around existing Newman Golf Course Clubhouse and the ninth green that have been approved by City Staff to meet a final site plan approval condition and plans for the informal public kayak launch, and rewording of a SPA condition, and WHEREAS: the project was determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4(B)(1)(d), (h)(2), (i), (k) and (n) and the State Environmental Quality Review Act (“SEQRA”) §617.4(b)(6)(iii) and (v), for which City of Ithaca Planning and Development Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, did on August 27, 2019, declare itself Lead Agency for the environmental review of the project, and, DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 8 WHEREAS: the Lead Agency has determined that the proposed changes are consistent with the Negative Declaration of August 27, 2019, and that no additional environmental review is required, and WHEREAS: that the Planning Board previously granted preliminary and final approval to the project subject to the following re-ordered and new conditions: Before Issuance of a Building Permit: i. Submission of construction logistics and staging plans ii. Submission of any needed executed easement agreements between the City of Ithaca and the applicant iii. Confirmation from the City Transportation Engineer that all concerns related to construction and road layout have been addressed, including provisions for appropriate signage and an alternate route for any proposed temporary CWT trail closure and that lines of sight are maintained, and appropriate signage and pedestrian crossings are incorporated into the curb cuts across the CWT iv. Submission to the Planning Board of final drawings showing improvements around existing Newman Golf Course Clubhouse and the ninth green that have been approved by City Staff or BPW as appropriate v. Submission of revised executed MOU with the City of Ithaca or addendum thereof for installation and maintenance of improvements to Pier Road, reflecting approved changes Before Issuance of Certificate of Occupancy vi. The applicant shall submit documentation that public access to the promenade will be permanently maintained via easement vii. Installation of bike racks/parking in accordance with approved site plans viii. Any damage done to the CWT and associated landscaping as a result of project construction activities, shall be corrected by the applicant to the satisfaction of the City Transportation Engineer and the City Forestry Technician, before a Certificate of Occupancy is granted ix. Any damage done to City Property including roads, utilities, etc. shall be corrected by the applicant to the satisfaction of the Director of Engineering x. All improvements on City Property must be constructed in accordance with the Superintendent of Public Works specifications, and as applicable specifications from the IAWWTF for protection of the outfall pipe. Improvements within the IAWWTF easement must meet the requirements of the IAWWTF xi. Acceptance by the Superintendent of improvements on City Property Additional Conditions xii. Noise producing construction activities will be limited to the hours between 7:30 A.M. and 5:30 P.M., Monday through Friday (or Saturday 9:00 A.M. to 5:30 P.M. with advance notification to and approval by the Director of Planning and Development) xiii. Submission to the Planning Board of detailed plans for the proposed informal kayak launch and submission to City Staff of plans for kayak launch on city property xiv. Documentation from Ithaca Fire Department emergency access issues have been satisfied DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 9 xv. Applicant will work with City Staff & DOT to conduct a Post Phase 1 traffic study/counts within a timeline and scope acceptable by City Staff & DOT and implement any recommendations to the satisfaction of City Staff and DOT xvi. Any changes to the approved project must be submitted to Planning Staff for review. Staff will determine if changes require Board approval xvii. This site plan approval does not preclude any other permit that is required by City Code, such as sign permits, tree permits, street permits, etc. xviii. Acceptance of the SWPPP by the City Stormwater Management Officer xix. Submission of interior bike storage and exterior bike rack locations and numbers xx. Submission to the City Staff for review and approval of all site details including but not limited to exterior furnishings, walls, railings, bollards, paving, signage, lighting, etc. xxi. Submission to City Staff of plans, drawings and/or visualizations showing all proposed exterior mechanicals and associated equipment including heat pumps, ventilation, etc., including appropriate screening if necessary xxii. The City has the ability to arrange the new amenities such as the ADA picnic table on city property xxiii. Netting should be arranged at a more open angle and include an opaque element on the bottom 10 feet. Associated landscaping will be redistributed xxiv. The project sponsor must agree to move the tee boxes xxv. Additional elements may be added as needed during final design, such as a barrier between the parking area and the tee boxes, at the discretion of the Superintendent of Public Works. xxvi. Material of the sidewalk on the north side of Pier Road is at the discretion of the Superintendent of Public works based on long term maintenance considerations and other factors WHEREAS: this Board has, on October 25, 2022, reviewed and accepted as adequate the following new and revised drawings: Layout Plan C301 dated 06/13/22, Site Key Plan L-000 dated 10/10/22, Newman Golf Course Coordination L-206 (2) dated 09/25/22 all prepared by Whitham Planning Landscape Architecture, PLLC and T.G. Miller, P.C.; and City Harbor Informal Public Kayak Launch Plan, City Harbor Informal Public Kayak Launch Plan Planting Plan, Informal Kayak Launch Ramp Section, Informal Kayak Launch Planting Section, and City Harbor ADA Public Kayak Launch Plan all dated 10/07/22 and Informal Kayak Launch Planting Section dated 10/06/22 all prepared by Whitham Planning Landscape Architecture, now therefore be it RESOLVED: that the Planning Board does hereby grant approval for the previously set site plan approval conditions iv and xiii above, and be it AND FURTHER RESOLVED: the Board maintains the project must meet same conditions and mew conditions listed above, and be it AND FURTHER RESOLVED: the Board grants approval to move condition ii from the section Before Issuance of a Building Permit to Before Issuance of Certificate of Occupancy; The condition reads Submission of any needed executed easement agreements between the City of Ithaca and the applicant, and be it DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 10 AND FURTHER RESOLVED: the Board grants approval to rewrite condition xv to read: Applicant will work with City Staff & DOT to conduct a Post Phase 1 traffic study/counts Before Issuance of Certificate of Occupancy of the next building and scope acceptable by City Staff & DOT. Applicant agrees to implement recommendations to the satisfaction of City Staff with the understanding that these shall be limited to increasing and/or improving on-site mitigations identified in the approved TDM plan and the approved FEAF Part III dated May 26, 2020. Moved by: Petrina Seconded by: Randall In favor: Petrina, Randall, Glass, Blalock Against: None Abstain: None Absent: Correa, Godden, Lewis Vacancies: None D. State Street Apartments 445 E State Street (formerly 401 E State St/Gateway Project) by Jeff Githens for McKinley Development Company. Approval of Project Changes (Western Wing 7th Floor Addition) The Planning Board granted final approval for project changes and site plan review on August 24, 2021. The applicant now seeks approval for an additional 7th floor to the western wing of the apartment building, which will increase the unit count from 331 units in the current approved site plan to 376 units. Parking will remain the same at 238 spaces. The building footprint, façade, setbacks, and entirety of the eastern wing will remain as originally approved. The overall project was determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(b), (h)[2] and [4], (k) and (n) and the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (5)(iii) and (9) for which the Lead Agency made a Negative Declaration of Environmental Significance on May 25, 2021. Applicants Attending: Brian Bouchard, Jeff Githens, Donny Kim Githens presented an overview of the alternate design, stating that the project has now changed to include a 7th story on the Western side. Glass asked the applicant if there were material changes to the project to which the applicant replied there were not. Randall added that she believes board members not present may be concerned with the massing of the building. Petrina likes the building design better at seven stories rather than the previously approved six. She thinks the new design breaks up the massing. DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 11 Glass is supportive of this project and believes it fits the character of the neighborhood as well as other new developments. The board discussed changes to the recommendation to the Board of Zoning Appeals previously provided. Glass suggested a change to the recommendation relating to the change in stories of the new proposal. Petrina suggested language describing the location of the seventh story in relation to the neighborhood. Blalock suggested a change in language of the first sentence of the recommendation to encompass the positive impacts to the community by the proposal. Adopted Declaration of Approval of Project Changes to Site Plan Approval: On a motion by Glass, seconded by Petrina: WHEREAS: the City of Ithaca Planning and Development Board issued final site plan approval for the construction of an apartment building with internal parking decks by Jeff Githens for McKinley Development Company, on September 14, 2021, and WHEREAS: The approved project was six stories, with 239 internal parking spaces and 321 apartments mixed between studio, one-, two-, and three-bedroom units, as shown in the following approved drawings: Existing Conditions (C003), Demolition Plan (C004), Site Layout Plan (C101), Grading Plan (C200), Drainage Plan (C201), Utility Plan (C301), Landscape Plan (C401), Landscape Plan –Trail (C4-2), Landscape Plan –Retaining Wall (C403), Landscape Plan – State Street Entrance (C-404) Landscape Plan- Building (C405), Erosion and Sediment Control Plan (C501), Details (C601 & 602) and Photometrics Plan all dated 9/15/ 21 and prepared by CHA; Floor Plan- Roof Mechanical (M2.05) all dated 07/02/21; Amenity & Parking Entry Level, P2/Res 01 & P3/Res 02, and Res 03, 04, 05 Levels, dated 8/24/21; Crash Wall Diagram dated 08/24/21 Roof Plan; the following renderings: North Elevation, West Elevation, West Elevation (detailed view) and 3D View Looking East From East State Street all dated 8/24/2, South Elevation from Six Mile Creek, 3D View East Looking West Elevation and 3D View South Elevation- Parking and Central Building Entry all dated 8/13/2, and Exterior Elevations (A3.01, A310, A311, A312 & A313) dated 9/15/21and all prepared by Cooper Carry, and other application materials, and WHEREAS: This was determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(b), (h)[2] and [4], (k) and (n) and the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (5)(iii) and (9), for which the Planning Board, acting a Lead Agency issued a Negative Determination of Environmental Significance on May 25, 2021, and DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 12 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 the Planning and Development Board held the required public hearing beginning on December 10, 2020, and WHEREAS: the applicant is now seeking approval for an alternate design with the following changes consisting of the following: • Addition of partial 7th floor • Increase in number of units from 331 to 376 units • Parking will remain the same with 238 parking spaces WHEREAS: The Building Division has reviewed the project and determined that the alternate design conforms to Building Code, and WHEREAS: The alternate design has been reviewed by the Zoning Administrator who has determined that it requires a variance for relief from building height requirements in the CDB-60 zone, and WHEREAS: the Planning Board has reviewed an accepted as adequate the following drawings: Cover Sheet, Site Plan, Amenity & Parking Entry Level, P2/RES 01 & P3/RES 02, Res 03, 04, 05 Levels, RES 06 Level, Exterior South Elevations, Exterior North & West Elevations, Context – Photo Simulations, Exterior Elevations all dated 09/13/22 and all prepared by McKinley Development Companies and Cooper Carry, and WHEREAS: the Planning Board has determined that the proposed revisions are consistent with the Determination of Environmental Significance issued on May 25, 2021, because such determination was for a previously proposed seven story building, and, WHEREAS: the Planning Board conducted Design Review for the Project on January 26, 2021 and found the project to be largely compliant with the Downtown Design Guidelines. As the project considered under Design Review was for a seven-story building, largely the same as the alternate design, the Board has determined that the proposed changes are also compliant with the Downtown Design Guidelines, and WHEREAS: the applicant is requesting that the Board approve the alternate design at this time, with the provision that the applicant may implement either the alternate design or the one approved on September 14, 2021, and WHEREAS: the Board determined that due to the long review process and resolution of many site plan issues during that process, that approval of an alternate design is appropriate subject to the condition that the applicant receive the required variances, now therefore be it RESOLVED: that the Planning and Development Board does hereby grant approval for implementation of the alternate design, or the design approved on September 14, 2021 subject to the following conditions: DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 13 i. Implementation of the alternate design requires a variance for relief of district regulations in the CBD-zoning district. Unmet conditions from the September 14, 2021 Site Plan Final Approval: Before issuance of a Building Permit: i. Exterior mechanicals are approved based on the above referenced drawings and visualizations. Any changes or additions to the layout and/or type of exterior mechanicals and associated equipment, including ventilation, not reflected in these drawings, requires Board review and approval and may require screening, if necessary ii. Submission of glass samples and/or cut sheets iii. Submission of monitoring plans or other required engineering reports (if needed) for City Property must be approved the Director of Engineering iv. Submission to the Planning Board of the final monitoring plan for adjacent buildings v. Submission of a plan documentation off-site contractor parking, not to be located in City garages, as well as a parking relocation plan for relocating current parkers vi. Documentation from Ithaca Fire Department emergency access issues have been satisfied, and vii. Acceptance of the SWPPP by the City Stormwater Management Officer viii. Submission of any required executed easement or other legal agreements, including maintenance of the proposed Public Way ix. This site plan approval does not preclude any other permit that is required by City Code, such as sign permits, tree permits, street permits Conditions to be satisfied within six months of approval or the start of construction, whichever comes first x. Submission to the Planning Board for review and approval of all site details including but not limited to exterior furnishings, walls, railings, bollards, paving, signage, interpretive signage, lighting showing dark sky compliance), etc., and xi. Submission of a revised Landscape Plan – showing planting specifications and soil volumes xii. Submission of site plan for trail extension on City property, including planting plans Conditions to be satisfied during the construction period xiii. Noise producing construction activities will be limited to the hours between 7:30 A.M. and 5:30 P.M., Monday through Friday (or Saturday 9:00 A.M. to 5:30 P.M. with advance notification to and approval by the Director of Planning and Development) xiv. Strict compliance to all federal, state, and local regulations regarding handling and management of site materials Conditions to be satisfied before issuance of a Certificate of Occupancy: xv. Any changes to the approved project must be submitted to Planning Staff for review. Staff will determine if changes require Board approval xvi. Installation of bike racks and/or bike storage xvii. Installation of any required or proposed sidewalk to the satisfaction of the City Sidewalk Coordinator DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 14 xviii. Compliance with all transportation improvements agreed to by NYSDOT including: directional signage located at the State Street driveway prohibiting left turns between 7am- 9am and 4pm-6pm, internal site signage directing eastbound traffic to use the Green Street driveway, and changes to signal timing at the E Green/S Cayuga intersection (specifically 4 seconds of green time be shifted from pedestrian phase to the north/south green phase and 2 seconds of green time be shifted from the pedestrian phase to the eastbound green phase) xix. Repair, replacement, or reconstruction of any City property damaged or removed during construction including, but not limited to paving, sidewalk, curbing, trees or tree lawn, signage, drainage structures, etc xx. Submission of any required licenses or other legal agreements involving City property Additional Conditions: Moved by: Glass Seconded by: Petrina In favor: Glass, Randall, Petrina, Blalock Against: None Abstain: None Absent: Correa, Godden, Lewis Vacancies: None E. Cornell Computing and Information Science (CIS) Building, Hoy Rd by Kimberly Michaels. Potential Preliminary & Final Approval. The applicant proposes constructing a four-story L-shaped building, approximately 133,000 SF, south and adjacent to Gates Hall (107 Hoy Rd.) and west of Hoy Garage on Hoy Road in the area currently occupied by Hoy Baseball Field. The new building will house academic and research facilities for Cornell Bowers Computing and Information Science (CIS) programs, faculty, and students. The project includes a new quad, plaza spaces, new greenspaces along with native landscaping, pedestrian/vehicular circulation, accessible and electric vehicle parking, and a service drive. The project site is located in the U-1 Zoning District where the primary use is Post-Secondary Education. The project will require no variances. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B(1)(b),(n), 8(a) and the State Environmental Quality Review Act (“SEQRA”) §617.4 (b)(11) and is subject to environmental review. Applicants Attending: Kimberly Michaels, Sarah Miller, Katia Lucic, Sarah Martin The applicant did not present but was willing to answer any questions the board had. The board had no questions for the applicant. Adopted Declaration of Preliminary and Final Site Plan Approval On a motion by Randall, seconded by Petrina: DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 15 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site plan approval for constructing a 4-story L-shaped building by Kimberly Michaels, and WHEREAS: the applicant proposes constructing a 4-story L-shaped building, approximately 133,000 SF, south and adjacent to Gates Hall (107 Hoy Rd.) and west of Hoy Garage on Hoy Road in the area currently occupied by Hoy Baseball Field. The new building will house academic and research facilities for Cornell Bowers Computing and Information Science (CIS) programs, faculty, and students. The project includes a new quad, plaza spaces, new greenspaces along with native landscaping, pedestrian/vehicular circulation, accessible and electric vehicle parking, and a service drive. The project site is located in the U-1 Zoning District where the primary use is Post-Secondary Education. The project will require no variances, and WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B(1)(b),(n), 8(a) and the State Environmental Quality Review Act (“SEQRA”) §617.4 (b)(11) 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, did on July 26, 2022 declare itself Lead Agency in Environmental Review for the proposed project, and WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on September 27, 2022, review and accept as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 and 3 prepared by Planning staff; New Computing and Information Science (CIS) Building Review Application Report prepared by Trowbridge, Wolf and Michaels, A Fishers Associates Landscape Architecture Studio dated May 17, 2022; Cornell Bowers New Building for Computing and Information Science Municipal Site Approval dated April 22, 2022 and prepared by Project Consultants including T.G. Miller, P.C., The Olin Studio, Thornton Tomasetti, and others; and other application materials, 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 August 23, 2022, and WHEREAS: interested parties have been given the opportunity to comment on the proposed project, and any received comments have been considered, and WHEREAS: the Planning Board did, on September 27, 2022, determine that the proposed project will result in no significant adverse impacts on the environment and issued a Negative Declaration of Environmental Significance, and DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 16 WHEREAS: this Board did on October 25, 2022 review and accept as adequate the following new and revised drawings: Cornell Computing and Information Science Building Packet C000 through SE1.01 dated October 17, 2022 and prepared by T.G. Miller P.C., Leers Weinzapfel Associates Architects INC, MEP Geothermal Engineering and OLIN Landscape Architecture/Urban Design/Planning; and Supplemental Site Plan Review Submission for Proposed East Hill Ithaca Fire Station Packet dated October 17, 2022 and prepared by TWLA a Fisher Associates Landscape Architecture Studio, now, therefore, be it RESOLVED: that the Planning and Development Board does hereby grant Preliminary & Final Site Plan Approval subject to the following: i. Any changes to the approved project must be submitted to Planning Staff for review. Staff will determine if changes require Board approval ii. Submission to the Planning Board for review and approval of all site details including but not limited to landscaping details, exterior furnishings, walls, railings, bollards, paving, signage, lighting, etc. iii. This site plan approval does not preclude any other permit that is required by City Code, such as sign permits, tree permits, street permits Moved by: Randall Seconded by: Petrina In favor: Petrina, Randall, Glass, Blalock Against: None Abstain: None Absent: Correa, Lewis, Godden Vacancies: None F. 202 Linden Apartments, 202 Linden Ave by Laura Mattos. S/CEQR Determination. The applicant proposes to demolish an existing two-story residential structure and accessory garage to allow for the construction of a new three-story apartment building with a partial story below average grade. The apartment building will house 10 units, equaling approximately 10,300 SF total building area. The project is located in the CR-4 zoning district and will require no variances. No off-street parking will be provided, and the applicant will submit a TDM plan as required. The project is subject to Collegetown Design Guidelines. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 and the State Environmental Quality Review Act (“SEQRA”) §617.4 and is subject to environmental review. Applicants Attending: Bradley Wells, Steve Hugo, Laura Mattos Hugo presented project changes, including the elimination of an overhang into the setback associated with the lot. DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 17 Petrina stated gratitude to the applicant for pursuing the salvaging of materials of the existing buildings. Glass stated his disappointment with the elimination of the overhangs. The board asked if the applicant would be able to apply for a variance relating to the overhangs into the setbacks. The applicants described the impact to the proposal’s timeline as well as their reluctance to apply for this single variance. Adopted Negative Declaration of Environmental Significance On a motion by Petrina, seconded by Randall: WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site plan approval for construction of an apartment building with 10 units by Laura Mattos, and WHEREAS: the applicant proposes to demolish an existing two-story residential structure and accessory garage to allow for the construction of a new three-story apartment building with a partial story below average grade. The apartment building will house 10 units, equaling approximately 9,150 SF total building area. The project is located in the CR-4 zoning district and will require no variances. No off-street parking will be provided, and the applicant will submit a TDM plan as required. The project is subject to Collegetown Design Guidelines., and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 and the State Environmental Quality Review Act (“SEQRA”) §617.4 and is subject to environmental review, and WHEREAS: the NYS Department of Environmental Conservation, and the Tompkins County Department of Health have been identified as potentially Involved Agency in 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, did on July 26, 2022 declare itself Lead Agency in Environmental Review for the project, and WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on October 25, 2022, review and accept 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 Boundary & Topographic Map No. 202 Linden Avenue dated 02/02/22 and prepared by T.G. Miller P.C.; Basement Floor Plan A101, Level 1 Floor Plan A102, Level 2 Floor Plan A103, Level 3 Floor Plan A104, Roof Plan A105, Site Plan A003 all dated 06/16/22 and all prepared by HOLT Architects; Street Elevation 202 Linden Ave dated 08/17/22 and prepared by HOLT Architects; Siding Materials dated 08/23/22 and prepared by HOLT Architects; Trash Enclosure Plan dated 06/14/22 and prepared by HOLT Architects; Exterior Elevations A201 dated 09/02/22 and prepared by HOLT Architects; Landscaping Plan C-5.0 dated 09/19/22 and prepared by Marathon Engineering, and other application materials, and DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 18 WHEREAS: 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 Planning Board determined, as elaborated in the SEAF, that the proposed project will result in no significant adverse impacts on the environment and a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be issued in accordance with the provisions of Part 617 of SEQRA. Moved by: Petrina Seconded by: Randall In Favor: Petrina, Randall, Glass, Blalock Against: None Abstain: None Absent: Lewis, Godden, Correa, Vacancies: None G. East Hill Fire Station, 403 Elmwood Ave & 408 Dryden Rd. by Kimberly Michaels, TWMLA. Potential Preliminary & Final Approval and CEQR Determination. The City of Ithaca Fire Department proposes to demolish two existing residential buildings (2.5 and 3-stories) to allow for the construction of a new two-story fire station of 13,816 SF. The proposed fire station will include resting quarters, a workout room, classroom, multi-use facilities, and indoor parking bays for fire apparatus. Proposed site improvements will include vehicular and emergency apparatus access, utility extensions and relocations, landscaping, lighting, and a rear parking lot with nine spaces. The project is located in the CR-2 zoning district but as it is a City of Ithaca project, it will not require pursuit of zoning variances. It is subject to Collegetown Design Guidelines. This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(b) and the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (11) and is subject to environmental review. Applicants Attending: Kimberly Michaels, Sarah Martin The applicant was available for the board’s questions. Glass asked about the change of design to the vines on a large retaining wall in the parking lot. Michaels stated the vines were removed at request of the City Forester, due to maintenance required. The board asked the applicant work with staff and the City Forester to bring back the vines to the wall, to increase design appeal and soften the scale some. Adopted Declaration of Preliminary and Final Site Plan Approval On a motion by Randall, seconded by Petrina: DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 19 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site plan approval for constructing a new two-story fire station for the City of Ithaca Fire Department by Kimberly Michaels, and WHEREAS: the City of Ithaca Fire Department proposes to demolish two existing residential buildings (2.5 and 3-stories) to allow for the construction of a new two-story fire station of 13,816 SF. The proposed fire station will include resting quarters, a workout room, classroom, multi-use facilities, and indoor parking bays for fire apparatus. Proposed site improvements will include vehicular and emergency apparatus access, utility extensions and relocations, landscaping, lighting, and a rear parking lot with nine spaces. The project is located in the CR-2 zoning district but as it is a City of Ithaca project, it will not require pursuit of zoning variances. It is subject to Collegetown Design Guidelines, and WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(b) and the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (11) and is subject to environmental review, and WHEREAS: the NYS Department of Environmental Conservation, and the Tompkins County Department of Health have been identified as potentially Involved Agency in 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, did on September 27, 2022 declare itself Lead Agency in Environmental Review for the project, and WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on October 25, 2022 review and accept 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 Boundary and Topographic Map No. 403 Elmwood Avenue No. 408 Dryden Road dated 05/10/22 and prepared by T.G. Miller P.C; Utility Plan C-101 dated 07/25/22 and prepared by Mitchell Associates Architects PLLC, TWM a Fisher Associates LA Studio and T.G. Miller P.C.; Landscape Demolition Plan L-101, Landscape Grading Plan L-301, Landscape Site Details L-501, all dated 07/25/22 and all prepared by Mitchell Associates Architects PLLC and TWMLA a Fisher Associates LA Studio; 1st Floor Plan A100, 2nd Floor and Roof Plans A101, Elevations A200, all dated 06/14/22 and all prepared by Mitchell Associates Architects PLLC; Electrical Symbols, Abbreviations & Notes E101, Electrical Site Plan E101, Electrical Site Plan – Photometrics E801 all dates 07/20/22 and all prepared by Wendel WD Architecture, Engineering, Surveying and Landscape Architecture, P.C and Five Bugles Design; Figure 3: Schematic Rendering, view looking east from Elmwood Avenue, Figure 4: Schematic Rendering, view looking north from Dryden Road, Figure 6. Illustrative Site Plan all dated 07/25/22 and all prepared by TWMLA a Fisher Associates LA Studio; West Elevation dated 09/12/22 and prepared by Mitchell Associates Architects PLLC, Wendel WD Architecture, Engineering, Surveying and Landscape Architecture, P.C and Five Bugles Design; Details C-201, Site Details L-502, Layout Plan L201, Planting Plan DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 20 L401 all dated 08/17/22 and all prepared by Mitchell Associates Architects PLLC, Wendel WD Architecture, Engineering, Surveying and Landscape Architecture, P.C and Five Bugles Design; Erosion & Sediment Control Plan C-301 dated 09/09/22 and prepared by Mitchell Associates Architects PLLC, Wendel WD Architecture, Engineering, Surveying and Landscape Architecture, P.C and Five Bugles Design; Structural Note and Abbreviations S001, Foundation Plan S101, Wall Sections and Details S105 and Foundations Typical Details S300 all dated 08/18/22 and all prepared by Mitchell Associates Architects PLLC, Wendel WD Architecture, Engineering, Surveying and Landscape Architecture, P.C and Five Bugles Design; Wall Elevations S104 dated 08/12/22 and prepared by Mitchell Associates Architects PLLC, Wendel WD Architecture, Engineering, Surveying and Landscape Architecture, P.C and Five Bugles Design; and other application materials, and WHEREAS: interested parties have been given the opportunity to comment on the proposed project, and any received comments have been considered, and WHEREAS: the Planning Board did, on October 25, 2022, determine, as elaborated in the FEAF Part 3, that the proposed project will result in no significant adverse impacts on the environment and issued a Negative Declaration of Environmental Significance, and WHEREAS: this Board did on October 25, 2022 review and accept as adequate the following new and revised perspective drawings: Fire Station from Elmwood Avenue, viewed east, Fire Station from Dryden Road, viewed north, and Fire Station in neighborhood context (2), all submitted October 17, 2022 and prepared by TWMLA a Fisher Associates LA Studio, now, therefore, be it RESOLVED: that the Planning and Development Board does hereby grant Preliminary & Final Site Plan Approval subject to the following: The following conditions must be satisfied before issuance a Building Permit: i. Submission to Planning staff of plans, drawings and/or visualizations showing all proposed exterior mechanicals and associated equipment including heat pumps, ventilation, etc., including appropriate screening if necessary ii. This site plan approval does not preclude any other permit that is required by City Code, such as sign permits, tree permits, street permits iii. Acceptance of the SWPPP by the City Stormwater Management Officer iv. Submission to Planning staff for review and approval of all site details including but not limited to landscaping details, exterior furnishings, walls, railings, bollards, paving, signage, lighting, etc. DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 21 The following conditions must be satisfied within six months of site plan approval or the start of construction, whichever comes first iv. Submission to the Planning Board for review and approval of placement, design, and photometrics of site lighting fixtures v. Submission to the Planning Board for review and approval of all site details including but not limited to landscaping details, exterior furnishings, walls, railings, bollards, paving, signage, lighting, etc. The following construction must be satisfied during the construction period i. If impacted groundwater and/or soil are encountered during construction, it is required to be handled in accordance with the applicable NYSDEC regulations and requirements and with the involvement of both the City of Ithaca and the NYSDEC in the approval and monitoring of the treatment system(s) ii. Noise producing construction activities will be limited to the hours between 7:30 A.M. and 5:30 P.M., Monday through Friday (or Saturday 9:00 A.M. to 5:30 P.M. with advance notification to and approval by the Director of Planning and Development) iii. Any traffic control measures on Valentine Place will be coordinated with the City Fire Department and Department of Public Works The following conditions must be satisfied before issuance of a Certificate of Occupancy: i. Any changes to the approved site plans must be submitted to Planning staff for review and may require Board approval ii. Installation of bike racks and/or bike storage iii. Installation of any required or proposed sidewalk to the satisfaction of the City Sidewalk Coordinator iv. Repair, replacement, or reconstruction of any City property damaged or removed during construction including, but not limited to paving, sidewalk, curbing, trees or tree lawn, signage, drainage structures, etc. v. Submission of any required executed easement, licenses or other legal agreements involving City property Moved by: Petrina DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 22 Seconded by: Randall In favor: Glass, Randall, Petrina, Blalock Against: None Abstain: None Absent: Correa, Godden, Lewis Vacancies: None Adopted Negative Declaration of Environmental Significance On a motion by Randall, seconded by Petrina: WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site plan approval for constructing a new two-story fire station for the City of Ithaca Fire Department by Kimberly Michaels, and WHEREAS: the City of Ithaca Fire Department proposes to demolish two existing residential buildings (2.5 and 3-stories) to allow for the construction of a new two-story fire station of 13,816 SF. The proposed fire station will include resting quarters, a workout room, classroom, multi-use facilities, and indoor parking bays for fire apparatus. Proposed site improvements will include vehicular and emergency apparatus access, utility extensions and relocations, landscaping, lighting, and a rear parking lot with nine spaces. The project is located in the CR-2 zoning district but as it is a City of Ithaca project, it will not require pursuit of zoning variances. It is subject to Collegetown Design Guidelines, and WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(b) and the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (11) and is subject to environmental review, and WHEREAS: the NYS Department of Environmental Conservation, and the Tompkins County Department of Health have been identified as potentially Involved Agency in 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, did on September 27, 2022 declare itself Lead Agency in Environmental Review for the project, and WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on October 25, 2022, review and accept 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 Boundary and Topographic Map No. 403 Elmwood Avenue No. 408 Dryden Road dated 05/10/22 and prepared by T.G. Miller P.C; Utility Plan C-101 dated 07/25/22 and prepared by Mitchell Associates Architects PLLC, TWM a Fisher Associates LA Studio and T.G. Miller P.C.; Landscape Demolition Plan L-101, Landscape Grading Plan L-301, Landscape Site Details L-501, all dated 07/25/22 and all prepared by Mitchell Associates Architects PLLC and TWM a Fisher Associates LA Studio; 1st Floor Plan A100, 2nd Floor and Roof Plans A101, Elevations A200, all dated 06/14/22 and all prepared by Mitchell Associates Architects PLLC; Electrical Symbols, DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 23 Abbreviations & Notes E101, Electrical Site Plan E101, Electrical Site Plan – Photometrics E801 all dates 07/20/22 and all prepared by Wendel WD Architecture, Engineering, Surveying and Landscape Architecture, P.C and Five Bugles Design; Figure 3: Schematic Rendering, view looking east from Elmwood Avenue, Figure 4: Schematic Rendering, view looking north from Dryden Road, Figure 6. Illustrative Site Plan all dated 07/25/22 and all prepared by TWM a Fisher Associates LA Studio; West Elevation dated 09/12/22 and prepared by Mitchell Associates Architects PLLC, Wendel WD Architecture, Engineering, Surveying and Landscape Architecture, P.C and Five Bugles Design; Details C-201, Site Details L-502, Layout Plan L201, Planting Plan L401 all dated 08/17/22 and all prepared by Mitchell Associates Architects PLLC, Wendel WD Architecture, Engineering, Surveying and Landscape Architecture, P.C and Five Bugles Design; Erosion & Sediment Control Plan C-301 dated 09/09/22 and prepared by Mitchell Associates Architects PLLC, Wendel WD Architecture, Engineering, Surveying and Landscape Architecture, P.C and Five Bugles Design; Structural Note and Abbreviations S001, Foundation Plan S101, Wall Sections and Details S105 and Foundations Typical Details S300 all dated 08/18/22 and all prepared by Mitchell Associates Architects PLLC, Wendel WD Architecture, Engineering, Surveying and Landscape Architecture, P.C and Five Bugles Design; Wall Elevations S104 dated 08/12/22 and prepared by Mitchell Associates Architects PLLC, Wendel WD Architecture, Engineering, Surveying and Landscape Architecture, P.C and Five Bugles Design; and other application materials, and WHEREAS: 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 Planning Board determined, as elaborated in the FEAF Part 3, that the proposed project will result in no significant adverse impacts on the environment and a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be issued in accordance with the provisions of Part 617 of SEQRA. Moved by: Randall Seconded by: Petrina In Favor: Petrina, Randall, Glass, Blalock Against: None Abstain: None Absent: Lewis, Godden, Correa, Vacancies: None H. The Citizen, 602 W. Buffalo St. by Visum Development Group, LLC. Presentation and Review FEAF Part 3 Aesthetics, Materials Open Space & Recreation. The applicant proposes to demolish two existing single-story buildings to allow for the construction of a new automated car wash “tunnel” building, equaling approximately 35,500 SF. The new proposed construction includes vacuum stations, site pavements, utility extensions and improved landscaping. The project is located in the SW-2 zoning district and is expected to require no variances. Four off-street parking spaces will be provided, and the applicant is proposing to permanently close three curb cuts on S Meadow Street and consolidate DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 24 four curb cuts on S Titus Ave into one for which a Traffic Impact Study (TIS) has been submitted. The project is subject to Southwest Area Design Guidelines. This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(h)[2] and the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (11) and is subject to environmental review. Applicants Attending: Steve Hugo, Adam Fishel, Bradley Wells, Laura Mattos Fishel presented the site plan as well as the planting plan. Fishel explained the site constraints which limit how much landscape can be planted along the street side of the project as suggested previously by the board. Hugo presented elevation drawings and described the exterior changes, particularly exterior materials changes to meet sustainable building envelope goals. Glass commented on the large massing and flatness of the project, describing the simplicity of the overall design. Glass went on to suggest several design changes to improve the design and change the massing. Glass was also disappointed with the glass to wall ratio on the exterior. Petrina agreed with Glass in relation to the windows of the project. Petrina asked the applicant about the entrances to the building and if there are any additional entrances not shown in the proposal. Hugo responded to the board’s comments relating to the flatness of the design, by describing breaking up the façade which would mitigate the massing. Hugo also stated that the façade has been pushed back already to encompass an area for pedestrians. Mattos suggested a 3-D model of the building may help to show the board the massing of the building. Glass suggested street level perspectives. Cerra suggested that the applicant incorporate more trees/green into the proposal. I. Squeaky Clean Car Wash, 501-507 S. Meadow St. by Bridgewater Management Entities, LLC c/o Gary Sloan. Presentation and Review FEAF Part 3. The applicant proposes to demolish two existing single-story buildings to allow for the construction of a new automated car wash “tunnel” building, equaling approximately 35,500 SF. The new proposed construction includes vacuum stations, site pavements, utility extensions and improved landscaping. The project is located in the SW-2 zoning district and is expected to require no variances. Four off-street parking spaces will be provided, and the applicant is proposing to permanently close three curb cuts on S Meadow Street and consolidate four curb cuts on S Titus Ave into one for which a Traffic Impact Study (TIS) has been submitted. The project is subject to Southwest Area Design Guidelines. This is a Type 1 DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 25 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(h)[2] and the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (11) and is subject to environmental review. Applicants Attending: Gary Sloan; David Herrick, T.G. Miller; David Kruse; Margot Chiuten, John Snyder Herrick presented the changes made to the site plan since the last meeting. Kruse presented the traffic impact study and explained the discussions the applicant has had with the Department of Transportation in relation to the access from Meadow and S. Titus. Randall asked the applicant to submit the correspondence with the DOT. Petrina asked for clarification on the numbers of vehicles entering and exiting the S. Titus entrance. Director Nicholas asked the applicant to explain the thought behind the numbers of the traffic study associated with the entrance from Meadow St. Nicholas went on the explain that the high traffic on Meadow would make for a more difficult entrance than the S. Titus entrance. Kruse explained that the traffic study suggests that more cars will be entering from Meadow St. Sloan explained that the peak hours shown in the study are not accurate to all hours of the day. Sloan went on to explain the steps taken by his staff to mitigate the lines of cars on all sites, and that a backup into the road does not occur at any other location. Herrick presented a conceptual plan showing partial closure of S Titus Ave allowing for neighborhood green space, connections for pedestrians and cyclists to other trails, and for the car wash to still be in operation with the one curb cut on S Titus Ave. Petrina stated that car washes are peak during the winter and that waterfront recreation is peak during the summer, which in she believes would make for compatible uses. Blalock expressed his support for the project, also stating that the issue surrounding S. Titus car circulation is not the responsibility of the applicant, but rather an issue the City can resolve directly by closing the street in the future. Randall expressed support for the concept plan presented by the applicant, stating that there are examples within the City of Ithaca. Director Nicholas suggested the applicant provide documentation stating they will not have objection if S. Titus is closed in the future. DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 26 Sloan responded saying that he would not object to the closing of S. Titus. J. The William Apartments, 108-110 College Ave by 110 C-Town, LLC. Presentation and Design Review. The applicant proposes to demolish two existing single-story buildings to allow for the construction of a new automated car wash “tunnel” building, equaling approximately 35,500 SF. The new proposed construction includes vacuum stations, site pavements, utility extensions and improved landscaping. The project is located in the SW- 2 zoning district and is expected to require no variances. Four off-street parking spaces will be provided, and the applicant is proposing to permanently close three curb cuts on S Meadow Street and consolidate four curb cuts on S Titus Ave into one for which a Traffic Impact Study (TIS) has been submitted. The project is subject to Southwest Area Design Guidelines. This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(h)[2] and the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (11) and is subject to environmental review. Applicants Attending: Jason Demarest, Chris Petrillose Demarest gave an overview of the site plan highlighting changes made since the last presentation. Demarest specifically called out the new bike racks added to the plan. Demarest explained the lighting and planting plans as well as the variances associated with the proposal. Demarest went on the describe the materials for the exterior of the building as well as retaining walls. Demarest presented renderings of the proposal, highlighting the design elements which break up the building massing. Petrina expressed her support for the overall design of the building but believes the sunken courtyards would be dark, are a detriment to the streetscape and are a waste of space along the street. Petrina also stated that the lower-level apartments would be less desirable because of the sunken courtyards. Glass and Randall agreed with Petrina’s comments. The applicant stated that he believes the courtyards would not be dark and that there is a precedent for the sunken courtyards elsewhere in Ithaca. The Board recommended he continue working on the design of the courtyards. 6. Sign Review A. The Ithacan, 215 E. State St. & 210 E. Green St by Jeff Rimland. Potential Approval of Sign. As part of the site plan review process, the applicant is coming back to the board to submit signs for review. Applicants Attending: Brian Bouchard Bouchard presented a sign package with a preface regarding the zoning and its implications on signage; commercial versus residential. Bouchard began the presentation by explaining the DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 27 previous sign package and the board’s concerns with it. Bouchard went on the explain the design changes and eliminations to the initial proposal to address the board’s concerns. Randall asked the applicant to explain the Commons side signage from a pedestrian perspective. Petrina expressed appreciation for the changes made by the applicant. Glass expressed his dislike for the design of the logo and believes that the design would be cleaner without it. Blalock agrees with Glass’ comments about the logo, stating that the logo seems unnecessary. Bouchard went on to explain that the logo provides the building with establishing an identity and brand which helps with marketing. Glass suggested that the logo be reduced in size if the applicant is intent on keeping it. The board agreed that the signage would be more desirable if it were reduced from 48” to 36”. The board made a recommendation for the sign package with specific conditions to the BZA. B. Lux, 236 Dryden Rd. by Kendra Wakefield. Potential Approval of Sign. As part of the site plan review process, the applicant is coming back to the board to submit signs for review. Applicants Attending: Aaron Baker Baker presented the sign package explaining the internally lit lettering and mounts. Baker presented examples of internally lit signage elsewhere within the City of Ithaca. Petrina stated she likes the change of the lettering from the balcony to the wall but believes the change in fonts from the existing signage is poorly designed. 7. Recommendations to the Board of Zoning Appeals • BZA #3226 – 215 E. State Street & 210 E Green St, Sign Variance The Planning Board has worked with the applicants to create a suitable sign package in which the applicants have made several compromises. The Board supports this sign package and variance with the following conditions met. The channel letter signs, ‘The Ithacan’ are appropriate, and the Board approves these at the size proposed, 18” in height and approximately 22 square feet each. The Board approves the internally lit illumination of the channel letter sign located on Green Street and the halo approach to illumination of the channel letters on the Commons. This lighting reflects the urban conditions on both sides of the streets appropriately. As for the Logo sign, the Board approves the package with either no logo signs (this is preferred) or at a much smaller scale at 3’ each at the largest in height on both sides of the building. This equates to approximately 9 DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 28 square feet for each logo sign and the Board requests no illumination for the logos. With these conditions met, the Board finds the sign package has no long-term impacts to planning. • BZA #3235 - 626 Stewart Avenue, Area Variance The Planning Board finds no long-term negative impacts to planning and has no further recommendations. • BZA #3238 - 445 E. State Street, Area Variance The Board finds many positive long-term planning impacts with this proposal and supports the appeal. The Board further finds this building with the high-quality materials will, along with ironworks, make a nice “book end” on the other side to the City. The Planning Board has worked with the applicant over many months, including going through the Design Review process, to refine the design and minimize the perceived mass and height. This is documented in the FEAF Part 3 narrative, particularly in the sections pertaining Impacts to Aesthetic Resources and Impact to Historic Resources. The Board balanced some of the following factors: • Architectural changes made by the applicant to reduce the mass and scale of the building, including • Changing the building construction type so that the width of fire lane could be reduced from 26’ to 20’ and adding additional greenspace • Adding a terraced planting area on the face of the retaining wall at the south end of the site • Façade modulation on the South Elevation/Creekside • Reducing the height of the parapet and changing materials colors and application on the North Elevation/State St Side • The west wing is proposed as 7-stories whereas the east wing is proposed as 6-stories which creates an undulating roof line • The 6-story side of the building is nearest to residential areas and the 7-story is closer to downtown • The topography minimizes the look of the building from the public way. • The width of the building is dictated by the dimensional requirements of the internal parking decks- meaning there is little flexibility to make the building narrower. • The parking program has benefits to the general public as it is preferable to surface parking, increases the parking supply in the downtown core without City investment and potentially relieves pressure from the existing City-owned downtown garages. • The applicant has worked with the Fire Chief to devise a layout that allows for trees and other landscaping to be planted in front of the building as well as in a 5’ planting strip between the road and the trail. Although 5’ is not ideal, structural soil will be used to provide adequate soil volumes for successful growth. The road also incorporates areas of stamped concrete for variation and interest and to create a plaza-like feeling • The enhanced public access and trail into City property is a great benefit to the community. • BZA #3240 - Greenstar, Sign Variance DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 29 The Planning Board has worked with the applicants to create a suitable sign package in which the applicants have made several compromises. The Board supports this sign package and variance with the following conditions met. The channel letter signs, ‘The Ithacan’ are appropriate, and the Board approves these at the size proposed, 18” in height and approximately 22 square feet each. The Board approves the internally lit illumination of the channel letter sign located on Green Street and the halo approach to illumination of the channel letters on the Commons. This lighting reflects the urban conditions on both sides of the streets appropriately. As for the Logo sign, the Board approves the package with either no logo signs (this is preferred) or at a much smaller scale at 3’ each at the largest in height on both sides of the building. This equates to approximately 9 square feet for each logo sign and the Board requests no illumination for the logos. With these conditions met, the Board finds the sign package has no long-term impacts to planning. 8. Old/New Business • Board retreat: Improve aesthetics of buildings with primarily panelized materials 9. Adjournment: On a motion by Randall and seconded by Petrina, the meeting was adjourned by unanimous consent at 10:46 p.m.