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HomeMy WebLinkAboutMN-PDB-2022-12-20DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 1 Planning and Development Board Minutes December 20, 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 6:00 p.m. 1. Agenda Review – None 2. Approval of Minutes August 23, 2022, September 27, 2022 and October 25, 2022 Minutes. The Board needs more time to review these Minutes. They will wait for to vote in January. 3. Public Comment Chair Lewis opened Privilege of the Floor. N. Cerra read comments submitted by Diane Miller, Martha Preston, and Antonia Shouse into the record. Chair Lewis closed the Public Comment period. 4. Board Responses to Public Comment DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 2 The Board had no response to the public comments. 5. Site Plan Approval A. Asteri Mixed-Use Apartments, 120 E. Green St., by Whitham Planning & Design for Vecino Group LLC. Sign Package Review. The Planning Board granted final site plan approval of the mixed-use project on November 24, 2020. The applicant received approval for a site change on October 25, 2022. The applicant is now seeking approval for a final lighting condition and sign package. 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, Jacob Von Mechow, Yifei Yan, Sara Hayes The applicant presented updates to the signage package focusing on the pedestrian lighting as previously requested by the Board. The applicant stated they have removed the large “A” from the sign package and are looking into community murals for one side of the building. Sign package options 1 and 2 presented at the PRC meeting were combined into one package. The Board requested that the applicant present the sign package together in one rendering rather than several. The Board preferred the wrap-around sign illustrated in option 1, rather than option 2 or the combination of the two options. Otherwise, the Board was supportive of the proposal. 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 DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 3 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, Julia Bucher The applicant presented an updated site plan, lighting details, and materials. The new renderings included grey skies as requested by the Board. The applicant focused on the details of the proposed exterior EIFS material, highlighting their perceived benefits and quality of the material. The applicant finished their presentation by giving the Board more details on the site signage and the site clean-up, particularly the removal of contaminated soil. The Board stated their overall approval of the design and materiality of the building but expressed their reluctance to support the exterior EIFS material and requested further details. The Board and staff reviewed the FEAF III, discussing the information the applicant still needed to provide. The implications of changing the site plan to accommodate the firetruck turn-around and its impacts on the off-street loading spaces and thus required variances was discussed. The Board included the potential area variances associated with this project in the FEAF III and determined regardless if a variance was required for off-street loading spaces or not, there would be no significant adverse impacts on the environment. 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 construction of a four-story apartment building with 77 units/109 beds by Todd Fox, 121-125 Lake Street LLC, and WHEREAS: 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, and DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 4 WHEREAS: this is 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) and is subject to environmental review, and WHEREAS: the NYS Department of Environmental Conservation, the Tompkins County Department of Health, Common Council, the Tompkins County Industrial Development Agency, and the Board of Zoning Appeals have been identified as potentially Involved Agencies 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 April 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 December 20, 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; Site Survey L-100, Site Plan L-101, Layout Plan L-102, Landscape Plan L-401, Details L-500, Overlook- Linework L-1, L-2, & L-3, Site Rendering L-600, Exterior Elevations A200, Conceptual Rendering A 201 (2), Materials Board, Aerial Photos and Views (5), Site Lighting/Photometric Plan, and Massing From Lake Street A 202 all prepared by SWBR and dated 12/14/22; Overlook- Aerial Image L-1 prepared by SWBR and dated 12/14/22; Utility Plan C-101, Grading and Drainage Plan C-102 prepared by SWBR and T.G. Miller, P.C. and dated 12/14/22; Wayfinding and Safety Plan dated 11/22/22 prepared by SWBR; Excavation Plan Eastern Parcel C-102A dated August 2022 and prepared by C & S Engineers, Inc.; 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: Godden, Petrina, Randall, Glass, Blalock, Lewis Against: None Abstain: None Absent: Correa Vacancies: None C. The Citizen, 602 W. Buffalo St., by Visum Development Group LLC. CEQR Determination. 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 DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 5 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: Laura Mattos, Steve Hugo, Nate Cook, Doug Nemec The applicant presented updates on elevations, materials, site plans, the shadow study, and the Hydraulic Impact Hammer driving pile method for the foundation. Renderings were shown to demonstrate how the building will appear from different vantages, including the street-view. The applicant went into detail on each proposed exterior material as well as the changes made to the site plan. Glass suggested several design changes to lessen the block-like feel of the structure and to help soften the massing. The Board expressed concerns over the maintenance and durability of the building pillars along W. Buffalo. The Board thanked the applicant for being responsive to their comments and for creating the active streetscape along W. Buffalo. The Board and staff reviewed the FEAF Part III, highlighting information the applicant needs to provide. Cerra stated that the applicant had provided some of the missing information right before the meeting, but there was not enough time to review. Director Nicholas stated her concern over the foundation driving proposed for the project in relation to the nearby residences. Cook spoke to the Board about their concerns over the fire department easement. The Board and staff began to review the missing information from the FEAF Part III in relation to impacts on land. The Board paid particular attention to the foundation driving method, asking questions about the impacts of the soil displacement, vibration and noise associated with the process. The Board determined that the amount of time being spent in meeting on the FEAF review was becoming unreasonable and more time is needed to review the information provided right before the meeting. Chair Lewis explained that while it is possible that all missing information could have been provided, the Board and staff have not had sufficient time to review before issuing a negative declaration. The Board a decided they would not vote this meeting as more information was needed to complete the environmental review. D. Squeaky Clean Car Wash, 501-507 S. Meadow St. by Bridgewater Management Entities, LLC c/o Gary Sloan. Potential Preliminary and Final Site Plan Approval. The applicant proposes to demolish two existing single-story buildings to allow for the construction of DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 6 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 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 was determined to be 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) for which the Planning Board, acting as Lead Agency, issued a Negative Declaration of Environmental Significance on November 22, 2022. Applicants Attending: Gary Sloan; David Herrick, T.G. Miller; David Kruse; Margot Chiuten, John Snyder The applicant presented their materials and drawings for the project to-date, including new information on signage and noise impacts from the daily operation of the car wash. The applicant focused on the sidewalk to show how they changed it to accommodate requests from the City’s Engineering Department. The Board thanked the applicant for responding to their requests for more robust landscaping and designing the building to fit within the character of the neighborhood. Glass suggested reducing the amount of signage for the building. Adopted Declaration of Preliminary and Final Site Plan Approval On a motion by Petrina, seconded by Godden: 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 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 DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 7 WHEREAS the NYS Department of Environmental Conservation, the NYS Department of Transportation, 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 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, and WHEREAS: the Planning Board did, on November 22, 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 December 20, 2022 review and accept as adequate the following new and revised drawings: Perspective Renderings (5) prepared by John Snyder Architects and submitted 12/13/22 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. Documentation from Ithaca Fire Department emergency access issues have been satisfied 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. Final approval of streetscape, curb ramps, curb cut and sidewalks along S Titus Ave by the City Engineering and Fire Departments DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 8 v. Execution of legally binding agreement with the City stating they would not prevent the City from reasonably modifying the width of S. Titus Avenue between the S. Meadow Street intersection and the Project Site entrance on S. Titus Avenue and, further, would not prevent the City from closing S. Titus Avenue south of the Project Site entrance in the future should it be deemed a necessary and vital option the neighborhood and City The following conditions must be satisfied within six months of approval or the start of construction, whichever comes first: vi. Submission of detailed planting plan including soil replacement specifications for tree planting areas vii. Submission to the Planning Board for review and approval of placement, design, and photometrics of site lighting fixtures viii. 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 conditions must be satisfied during the construction period: ix. 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) x. 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: xi. Any changes to the approved site plans must be submitted to Planning staff for review and may require Board approval xii. Installation of bike racks and/or bike storage xiii. Installation of any required or proposed sidewalk to the satisfaction of the City Sidewalk Coordinator xiv. 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 xv. 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 9 Seconded by: Godden In favor: Blalock, Glass, Randall, Petrina, Godden, Lewis Against: None Abstain: None Absent: Correa Vacancies: None E. The William Apartments, 108-110 College Ave by 110 C-Town, LLC. CEQR Determination. 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: Chris Petrillose, Jason Demarest The applicant presented updates to the project including changes to the sunken patios and lighting details. The applicant explained design changes in the retaining walls of the sunken patios to include a step back and ledge to make the patios feel more open. The applicant detailed the change to the downlit exterior lights and explained that the downlit lights will no- longer wash the building with light. The Board thanked the applicant for the changes and expressed their overall support for the project. Petrina stated that the sunken patios to the North and South are too small and should be removed to make more room for the patio in the middle. Petrina suggested this design choice may lead to a more natural return to grade. The Board and staff drafted their recommendation to the Board of Zoning Appeals for the variances associated with this project. 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 4-story apartment building by 110 C-Town, LLC, and WHEREAS: 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 DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 10 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, and WHEREAS: 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, and WHEREAS: the NYS Department of Environmental Conservation and the Tompkins County Department of Health, both 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 December 20, 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; Boundary and & Topographic Map 108-110 College Avenue prepared by T.G. Miller, P.C and dated 03/11/22; Context Map prepared by Jason Demarest Architecture and dated 07/15/22; 202 Linden Renderings (10) and TYP Patio Retaining Wall Detail both submitted and prepared by Jason Demarest Architecture 11/22/22; Boring Location Plan 108-110 College Ave. Ithaca, NY prepared by Elwyn & Palmer Engineers and Jason Demarest Architecture dated 09/22; Site Demo Plan AC1.00 prepared by Jason Demarest Architecture, dated 10/05/22; Site Plan AC1.01, Grading & Utility Plan AC1.02, Site Details AC4.00, Concept Plans CS1.01 all prepared by Jason Demarest Architecture and dated 10/06/22; Concept Elevations CS2.01 prepared by Jason Demarest Architecture and dated 07/15/22; Materials Board prepared by Jason Demarest Architecture and dated 10/19/22; Landscape Plan AC1.0 and Site Section AC3.00 both prepared by Jason Demarest and dated 12/14/22, 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: Godden, Petrina, Randall, Glass, Blalock, Lewis Against: None Abstain: None Absent: Correa DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 11 Vacancies: None F. Alpha Phi Alpha Residential House Renovations, 105 Westborne Ln. by Tony Ewing. Presentation. The applicant proposes to renovate and restore the existing building, demolish the existing lower-level addition, expand the building footprint by 275 SF with a 1120 SF replacement addition, and modify the site to accommodate new ADA compliant parking. Site improvements include a regraded entry drive lane for ADA accessibility, permeable grass pavers, a 1500 SF rain garden, and landscaping. The project is located in the R-U zoning district and will require variances. This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(h)[4], and the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (11) and is subject to environmental review. Applicants Attending: Georges Clermont, David Herrick, Tony Ewing, Frank Santelli The applicant gave the Board a brief history of the Alpha Phi Alpha fraternity and its current needs. The applicant explained the request to renovate and add ADA parking to the fraternity building. The applicant highlighted the layout of the parking lot and driveway, utility lines. and a rendering of the exterior design. The Board stated their overall support for the project, but gave feedback regarding the site plan, requesting the applicant save the existing trees and provide more information on the grass pavers. Director Nicholas reminded the Board that materials and design have already been reviewed by the Ithaca Landmarks Preservation Commission and that this project will need the Board’s attention on the environmental review and site plan. G. NYSEG Hudson Regulator Station, 220 Grandview Ave., by Arne Larson DDS Companies on behalf of NYSEG. Presentation and Declaration of Lead Agency. The applicant proposes to create an approximately 164 SF gas regulator house with appurtenant facilities. NYSEG has secured a 1200 SF utility easement from the property owner, South Hill Church of Nazarene. Proposed site work includes the regrading of the site and landscaping around the proposed structure. The project is located in the R-2 zoning district and will not require any variances. 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: Arne Larsen, DDS Companies The applicant gave an overview of the proposal, showing the footprint of the building and proposed landscaping plan. The applicant detailed the use of the building and how the structure will have minimal impact on neighboring properties. Renderings were shown to demonstrate the exterior design and materials of the single-story building. DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 12 Glass asked the applicant to explain what the need for this building is. The applicant explained that another regulator station in the city is failing and replacing the station in the same location is not conducive for reconstruction. Petrina suggested the applicant return with a green exterior color and conduct public outreach. The Board agreed with Petrina’s comments and asked the applicant to reach out to neighbors to explain the purpose of the station and alleviate fears about the perceived dangers. Director Nicholas asked the applicant why the regulator station could not be placed in a vault. The applicant responded by stating that energy companies are moving away from vaults for environmental health and water damage reasons. Cerra asked the applicant to add more screening on the North side of the property. Director Nicholas added that this lot is not capable of having a house built on it, but due to the visibility of the property, the proposal should still include a residential aesthetic, as maintained by the rest of the neighborhood. Adopted Declaration of Lead Agency On a motion by Godden, seconded by Randall: WHEREAS: 6 NYCRR Part 617 of the State Environmental Quality Review Law and Chapter 176.6 of the City Code, Environmental Quality Review, require that a lead agency be established for conducting environmental review of projects in accordance with local and state environmental law, and WHEREAS: State Law specifies that for actions governed by local environmental review, the lead agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site plan approval for constructing a gas regulator house with appurtenant facilities by Arne Larsen, DDS Companies on behalf of NYSEG, and WHEREAS: the applicant proposes to create an approximately 164 SF gas regulator house with appurtenant facilities. NYSEG has secured a 1200 SF utility easement from the property owner, South Hill Church of Nazarene. Proposed site work includes the regrading of the site and landscaping around the proposed structure. The project is located in the R-2 zoning district and will not require any variances, and DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 13 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, now, therefore be it RESOLVED: that the City of Ithaca Planning and Development Board does, by way of this resolution, declare itself Lead Agency in Environmental Review for the proposed project. Moved by: Godden Seconded by: Randall In Favor: Blalock, Glass, Randall, Petrina, Godden, Lewis Against: None Abstain: None Absent: Correa Vacancies: None H. Argos Inn Expansion, 408 East State St., by Avi Smith. Presentation. The applicant proposes to demolish an existing 1800 SF terrace north of the Argos Inn building and construct a 5135 SF 3-story addition. The addition will contain 11 guest rooms (24 rooms total) and hotel office space. Site improvements include reconfiguration of 2,385 SF outdoor terraces for seating, relocation of the existing terrace to the north end of the parking lot, creation of a utility building to screen the outdoor seating from the street, the paving and striping of the parking lot, landscaping, and lighting. The project is located in the B-4 zoning district and will require rear yard and parking variances. This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(h)[4], and the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (11) and is subject to environmental review. Applicants Attending: Avi Smith, Craig Modisher, Yamilla Fournier The applicant presented an overview of the expansion to the existing Argos Inn. The applicant stated they will be shifting and removing the patio where the addition is proposed to be built, creating a smaller outdoor space. The applicant explained the design and use of the expansion, detailing how the addition will be architecturally similar and smaller than the original building. Drawings were shown to demonstrate how the addition will mirror the proportions and massing of the original structure. The applicant stated the project was well received by Ithaca Landmarks Preservation Commission with direction to provide more details, and that they plan on discussing the parking variance with the Board of Zoning Appeals before submitting a variance application. The Board stated their overall support for the project, especially relating to the design of the addition. 6. Recommendations to the Board of Zoning Appeals DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 14 BZA #3242 - 108-110 College Ave. (The William), Area Variance The Lead Agency supports this variance and does not see any negative impact to the general character of the neighborhood planning-wise with the proposed density. Collegetown is the place for student housing and this building answers this need in a compelling design. BZA #3244 - 209 Elmwood Ave., Area Variance The Planning Board supports this variance as they support owner-occupied improvements, appreciate the design of the carport, and also note a large yard in adjacent property. The Planning Board finds no long-term negative impacts to planning. 7. Old/New Business - Vice Chair – Elisabete Godden - Retreat – Set Date. Topics: o Better Design with panelized materials o EIFS Training 8. Adjournment: On a motion by Petrina and seconded by Godden, the meeting was adjourned by unanimous consent at 9:35 p.m.