Loading...
HomeMy WebLinkAboutMN-PDB-2022-11-22DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 1 Planning and Development Board Minutes November 22, 2022 Board Members Attending: Robert Lewis, Chair; Garrick Blalock, BPW Liaison; Mitch Glass; Emily Petrina; C.J. Randall; Daniel Correa; Elisabete Godden Board Members Absent: None 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 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 Approval of minutes was removed from the agenda. BZA #3245 for a telecommunication appeal recommendation was added to the agenda. 2. Public Comment Chair Lewis opened Privilege of the Floor. There were no public comments. Chair Lewis closed the Public Comment period. 3. Board Responses to Public Comment The board had no response as there were no public comments. 4. Site Plan Approval DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 2 A. 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 updates to the design and landscaping for the “Market View” building. To address the board’s recommendations and concerns from the previous board meeting, new exterior design elements were shown particularly elements addressing the blank facades at the building entrances. Exterior updates included changes to the façade, patio design and sidewalk layout. The board gave the applicant feedback regarding the patio design, specifically in regard to the lighting. The board and staff discussed with the applicant the pedestrian circulation plan associated with the proposal and the physical conditions affecting the site circulation. Adopted Final Conditions Approval of Site Plan Review: On a motion by Petrina, seconded by Correa: WHEREAS: The Planning Board granted final approval with revisions for PHASE 2 on October 26, 2021, Preliminary Site Plan Approval for the entire project on May 26, 2020, Final Site Plan Approval for Phase 1 on September 22, 2020, and Final Site Plan Approval for the Community Gardens on August 24, 2021, and WHEREAS: the applicant is now requesting approval for final conditions in the Project Changes – Phase 1 – Residential resolution approved on September 28, 2021, and WHEREAS: the Planning Board has determined that the project changes are consistent with the May 20, 2020 Negative Declaration of Environmental Significance and that no additional environmental review is required, and WHEREAS: the Director of Planning and Development requested a Letter of Commitment from the Project Sponsor stating that they shall do the following before issuance of a building permit: • Work (in collaboration with the City and another local partners, if necessary) to identify and secure funding for the implementation of off-site improvements on Rte. 13. DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 3 • Understand and acknowledge that the Project Sponsor(s) has the sole responsibility to permit, finance and install the improvements if outside funding is not identified and secured. • Identify and commit to a reasonable and mutually agreed upon timeframe for completing the improvements. • Understand and acknowledge that the project must be implemented in conformance with the approved site plan and must include any mitigations identified in the FEAF Part 3 of the Neg. Dec. dated May 26, 2020. • Understand and acknowledge that any changes to the approved site plan must be approved by the Planning and Development Board (or staff, as allowed) before such changes can be implemented. • Understand and acknowledge that any changes to the approved site plan will be reviewed for consistency with the Neg. Dec. Any changes that create impacts that where not analyzed in the Neg. Dec. will require reopening of the environmental review. • Understand that other conditions must be satisfied in the sequence outlined in the final approval resolution • Understand and acknowledge that a CO will not be granted until these issues have been resolved, and WHEREAS: a condition of Final Site Plan Approval issued on 09/22/2020 required submission and approval of a Letter of Commitment as requested by the Director of Planning and Building, including commitment of a surety, for the cost of the improvements before issuance of a building permit for any building, and WHEREAS: has not yet been satisfied, even though building permits have been issued for two buildings, now therefore be it RESOLVED: that the Planning Board does hereby grant final approval for the following Conditions: i. Submission to the Planning Board for review and approval of final plan for the front entrance plaza located on the SE side of the building depicting all site details including but not limited to landscaping details, exterior furnishings, paving, signage, lighting, etc., and ii. Submission of changes to warm and enhance the large blank facades near the entrances located on the SE and NW sides of the building to the Planning Board for review. ii. Submission and approval of a Letter of Commitment as requested by the Director of Planning and Building, including commitment of a surety, for the cost of the improvements before issuance of any other building permit for the remaining buildings or a request for a Temporary Certificate of Occupancy for any building currently under construction, whichever comes first. Moved by: Petrina Seconded by: Correa In favor: Petrina, Correa, Randall, Godden, Glass, Blalock, Lewis Against: None Abstain: None Absent: None DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 4 Vacancies: None B. Breeze Apartments, 121-125 Lake St., by Todd Fox. CEQR Determination. The applicant proposes to build an 83,160 GSF, four story apartment building and associated site improvements on the former Gun Hill Factory site. The 77-unit with approximately 109 beds, market-rate apartment building will be a mix of studios, one- and two-bedroom units and includes 77 parking spaces (47 surface spaces and +/- 30 covered spaces under the building). Site improvements include stone dust walkways, bike racks, benches, a bioretention filter to treat the parking areas and rooftop stormwater, native and adaptive plant species, and meadow areas to restore edges of the site. The building will be constructed on the east parcel of the Former Ithaca Gun Factory Site which is currently in the New York State Brownfield Cleanup Program (BCP). Before site development can occur, the applicant is required to remediate the site based on a soil cleanup objective for restricted residential use. A remedial investigation (RI) was recently completed at the site and was submitted to NYSDEC in April 2021. The project is in the R-3a Zoning District and requires multiple variances. This is determined to be a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B(1) (h)[2], (k) and (n) and the State Environmental Quality Review Act (“SEQRA”) §617-4 (b) (11). Applicants Attending: Laura Mattos, Erik Reynolds, Marlee Beers The applicant presented updates to landscaping, parking, and pedestrian walkways. The applicants further discussed the air monitoring process in detail through a scenario depicting a “typical day” for the brownfield remediation. During the presentation on sidewalk layout, special attention was given to the public overlook and the views it would allow pedestrians to access. Blalock stated that he is uncomfortable with the number of trucks associated with the clean-up and their proximity to schools. Blalock would like to see more from the applicant on how impacts would be mitigated, or assurances from the school that there would be minimal or no impacts. Blalock also asked the applicant to provide more landscaping details surrounding the overlook. The Board stated their appreciation for the level of detail surrounding the air quality monitoring and agreed with Blalock’s concern over the number of trucks and the proximity to schools. The board also recommended the applicant explore the option of adding fencing along the edges of the overlook and gave feedback regarding lighting. C. 202 Linden Apartments, 202 Linden Ave by Laura Mattos. Potential Preliminary & Final Site Plan Approval and TDMP Approval. 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 DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 5 off-street parking will be provided, and the applicant will submit a TDM plan as required. The project is subject to Collegetown Design Guidelines. The overall project was determined to be an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 and the State Environmental Quality Review Act (“SEQRA”) §617.4 for which the Planning Board, acting as Lead Agency, issued a Negative Declaration of Environmental Significance on October 25, 2022. Applicants Attending: Bradley Wells, Steve Hugo, Laura Mattos, Adam Fischel The applicant presented a planting plan and updates to the façade. The applicant presented renderings depicting the specific designs details chosen to articulate the façade while still conforming to zoning regulations. Setbacks and materials mitigate the flatness of the building. The board was overall receptive and supportive of the project, but suggested the applicant remove the large diamond logo from the building design. Staff reminded the applicant to address the concerns from the City’s engineering department. Adopted Declaration of Preliminary & Final Site Plan Approval On a motion by Godden, seconded by Petrina: On a motion by Godden, seconded by Petrina the board voted to amend the resolution to include the following conditions: Submission to City Engineers for review and approval of a construction logistics plan and Submission to City Fire Department for review and approval of satisfaction of life safety concerns. 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 DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 6 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 Short Environmental Assessment Form (SEAF), 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 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 SEAF 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 November 22, 2022 review and accept as adequate the following new and revised perspective drawings: all Demolition Plan C-1.0, Site Plan C-2.0, Grading, Drainage, and Erosion Control Plan C-3.0, Utility Plan C-4.0, Landscaping Plan C-5.0, Detail Sheet C6-0 & 6.1 all dated 11/04/22 and prepared by HOLT Architects and Marathon Engineering, 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. 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. iv. Submission to City Engineers for review and approval of a construction logistics plan. DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 7 v. Submission to City Fire Department for review and approval of satisfaction of life safety concerns. The following conditions must be satisfied within six months of site plan approval or the start of construction, whichever comes first i. Submission to the Planning Board for review and approval of placement, design, and photometrics of site lighting fixtures 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. 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) 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: Godden Seconded by: Petrina In favor: Petrina, Correa, Godden, Randall, Glass, Blalock, Lewis DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 8 Against: None Abstain: None Absent: None Vacancies: None Adopted Declaration of Transportation Demand Management Plan Approval On a motion by Randall, seconded by Godden: 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: 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 Short Environmental Assessment Form (SEAF), 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 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 SEAF 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: the Board has on November 22, 2022 reviewed and accepted as adequate a Transportation Demand Management Plan (TDMP) dated 11-15-22 and prepared by Visum Development Group, now, therefore, be it RESOLVED: that the Planning Board does hereby approve the aforementioned TDMP for the project at 202 Linden Avenue. DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 9 Moved by: Randall Seconded by: Godden In Favor: Blalock, Glass, Godden, Randall, Correa, Petrina, Lewis Against: None Abstain: None Absent: None Vacancies: None D. The Citizen, 602 W. Buffalo St. by Visum Development Group, LLC. Review FEAF Part 3 Surface Water, Land, Transportation and Plants & Animals. The applicant proposes to demolish an existing 2-story restaurant building and a paved parking lot to allow for the construction of a new 5-story apartment building approximately 80,000 SF gross floor area. The building will contain 80 residential units, a residential lobby, bike storage, 2,560 sq ft of retail, and a ground floor parking area with 29 parking spaces. The project is located in the WEDZ-1a zoning district and is expected to not require any variances. This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176- 4 B.(1)(k), (l), and (n), 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 The applicant presented a series of renderings of the proposed development, highlighting the changes made to address the board’s concerns. The applicant highlighted the corner of the building on the street-level, explaining the building had been pulled back into the retail space, giving the sidewalk a more active and open feel. To further enhance the pedestrian experience, the applicant also proposed a mural for the street-level. Other design changes included adding blade signs and recessed wall designs to break up the flatness of the building. Updates to the landscaping plan highlighting the planting plan and outdoor furniture were also presented. The board was overall receptive of the project changes and expressed their support for the development. Godden asked the applicant to consider a redesign of the grey pillars on the street-level, along with other suggestions regarding material choices and design. Glass suggested incorporating more color into the wall materials of the building to break up the grey. The board and staff reviewed the FEAF Part 3. Staff reminded the applicant to address the concerns from the City’s Engineering Department. DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 10 E. 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 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 The applicant began the presentation by presenting new extensive landscaping between the proposed building and Meadow St. as was requested by the board at previous meetings. Glass suggested the applicant add another tree on the Meadow St, as well as changes to the signage proposed for the project. Glass also suggested a greyer color for the building and the addition of more brick material to the exterior. The board agreed that more brick should be added as an exterior material. During the board’s review of the FEAF Part 3, they requested more information regarding the noise associated with the carwash. The applicant said they conducted decibel testing with a hand-held decibel meter of the vacuum cleaners, resulting in sound levels lower than 90 decibels. The board and staff discussed screening strategies for the parking area, ultimately asking the applicant to explore the idea more outside of the meeting. Adopted Negative Declaration of Environmental Significance On a motion by Godden, seconded by Petrina: WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site plan approval for constructing a new automated car wash “tunnel” building by Bridgewater Management Entities, LLC c/o Gary Sloan, and WHEREAS: 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 DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 11 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, and WHEREAS: 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, and WHEREAS: the NYS Department of Environmental Conservation, the NYS Department of Transportation, and the Tompkins County Department of Health, all potentially involved agencies in this action, have consented to the Planning Board acting as Lead Agency for this project, 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 November 22, 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; Context Map C000 and Existing Conditions Plan C101 both prepared by T.G. Miller, P.C. and dated 08/14/22; Survey Map No. 501-507 South Meadow Street prepared by T.G. Miller, P.C. and dated 02/09/22; Utility, Grading & Drainage Pan C202, Site Lighting Plan C203, Erosion & Sediment Control Plan C401, and ESC Details C402 all prepared by T.G. Miller, P.C. and dated 11/08/22; Rendered Site Plan L100, Planting Plan L101, and Planting Details L501 all prepared by Chiuten Trowbridge Landscape Architects and dated 11/08/22; Demolition Plan C102, Site Layout Plan C103, and Details C301 all prepared by T.G. Miller, P.C. and dated 09/21/22; Squeaky Clean Exterior Elevations (4) prepared by John Snyder Architects and submitted 11/16/22; Reference Plan- 1st Floor A111 prepared by John Snyder Architects dated 11/3/2022; 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: Godden Seconded by: Petrina In favor: Blalock, Glass, Godden, Randall, Correa, Petrina, Lewis Against: None Abstain: None DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 12 Absent: None Vacancies: None F. The William Apartments, 108-110 College Ave by 110 C-Town, LLC. Design Updates and Review FEAF Part 3. The applicant proposes to demolish two existing residential buildings (2.5 and 3-stories) on two separate parcels to allow for the construction of a new 4-story apartment building with a total finished area of approximately 24,400 SF on a consolidated lot. The building will contain 34 dwelling units with a total of 54 beds and a gym located in the basement. The project is located in the CR-4 zoning district and requires variances for rear yard setback and lot coverage. The project 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)(k) and (l) and the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (11) and is subject to environmental review. Applicants Attending: Jason Demarest, Chris Petrillose The applicant presented changes made to the proposal, including updates to the sunken patios and exterior lighting. The lighting changes included downlighting to highlight the landscaping and wash the building walls. The walls surrounding the patios were lowered to allow more light and a more open feeling to the space. The board and staff discussed the downlighting proposed and whether it is appropriate for residential use. The board discussed the layout of the bottom-floor apartments and ultimately asked the applicant to consider a redesign. Randall asked the applicant to continue to lower the walls of the sunken patios. The board and staff reviewed and discussed the progress of the FEAF Part 3 associated with the proposed development. The board went on to discuss their potential recommendation to the Board of Zoning Appeals, and asked the applicant to adjust the rear-yard landscaping plan before the official recommendation is made by the next meeting. 5. Recommendations to the Board of Zoning Appeals • BZA #3243 - Cornell Media Guild, 604 E. Buffalo St., Area Variance The Board supports this variance as they generally support reduction in parking. As there are no physical changes with the approval of this variance, the Planning Board finds no long-term impacts to planning. • BZA #3241 - 105 Crescent Place, Area Variance DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 13 The Planning Board is in favor of this variance as they support owner investments and property improvement with minimal land use impacts. The Board finds no long-term negative impacts to planning. • BZA #3240 - Greenstar, Sign Variance The Board supports this sign variance and feel the signs add to the vibrancy of the building façade. They also support economic vitality finding the signs help the store remain a viable business. The Board finds the sign package has no long-term impacts to planning. • BZA #3245 – ATT Batch SWF, Telecommunications Appeal The Board has reviewed this variance and has no comments. 6. Old/New Business 7. Adjournment: On a motion by Godden and seconded by Correa, the meeting was adjourned by unanimous consent at 8:50 p.m.