Loading...
HomeMy WebLinkAboutMN-PDB-2023-01-31DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 1 Planning and Development Board Minutes January 31, 2023 Board Members Attending: Robert Lewis, Chair; Garrick Blalock, BPW Liaison; Mitch Glass; Emily Petrina; Daniel Correa; Elisabete Godden Board Members Absent: None Board Vacancies: One 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 – None 2. Approval of Minutes August 23, 2022, September 27, 2022 and October 25, 2022 Minutes were approved. 3. Public Comment Chair Lewis opened Privilege of the Floor. Peter Bloom, Samantha Trumbo and Eric Sawyer each spoke to Board regarding their recommendation to the Board of Zoning Appeals related to the Breeze Apartments Staff read submitted written comments into the record. Chair Lewis closed the Public Comment period. DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 2 4. Board Responses to Public Comment Chair Lewis responded to the public comments by outlining the City process for zoning variance appeals. The Board had no other response to public comment. 5. Special Permits A. Fru Fru Hair Salon, 309 E. Lincoln St, by Rick Page. Lead Agency, Public Hearing, CEQR Determination and Preliminary & Final Approval. The applicant is proposing to change the hours of operation of a hair salon from 8am-5pm Monday through Friday to 8am-9pm Sunday through Saturday. The project is in the R-2B Zoning District, in which neighborhood commercial is allowed by special permit. 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: Rick Page, Robby Brown The applicants gave an overview of the current restraint on hours of operation of the hair salon. Rick Page stated that by expanding the hours of operation, the business owner would be able to have a more accessible business to clients not available during the workday. Robby Brown stated not all hours and days will be utilized, as the business operates by appointment only. The Board had no questions for the applicant and was in favor of expanding . Adopted Declaration of Lead Agency On a motion by Godden, seconded by Glass: 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 a Special Permit for a Neighborhood Commercial Use in an R-2B Zoning District at 309 E. Lincoln Street by Rick Page, and DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 3 WHEREAS: in accordance with City Code, §329-9 (B) (f), Standards for Special Conditions and Special Permits- Applicability, a special use permit is required for “Neighborhood retail or service commercial facilities in R-2, R-3, CR-2, CR-3, and CR-4 Districts”, and WHEREAS: The applicant is proposing to change the hours of operation of a hair salon from 8am- 5pm Monday through Friday to 8am-9pm Sunday through Saturday, 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, now, therefore be it, RESOLVED: that the City of Ithaca Planning and Development Board, being that local agency which has primary responsibility for approving and funding or carrying out the action, does, by way of this resolution, declare itself Lead Agency in Environmental Review for the proposed project. Moved by: Godden Seconded by: Glass In favor: Godden, Glass, Petrina, Blalock, Lewis, Correa Against: None Abstain: None Absent: None Vacancies: One Adopted Negative Declaration of Environmental Significance On a motion by Petrina, seconded by Correa: WHEREAS: the City of Ithaca Planning and Development Board has one pending application for a Special Permit for a Neighborhood Commercial Use in an R-2B Zoning District at 309 E. Lincoln St. by Rick Page, and WHEREAS: in accordance with City Code, §329-9 (B) (f), Standards for Special Conditions and Special Permits- Applicability, a special use permit is required for “Neighborhood retail or service commercial facilities in R-2, R-3, CR-2, CR-3, and CR-4 Districts”, and WHEREAS: The applicant is proposing to change the hours of operation of a hair salon from 8am- 5pm Monday through Friday to 8am-9pm Sunday through Saturday, 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: that the City of Ithaca Planning and Development Board, being that local agency which has primary responsibility for approving and funding or carrying out the action, did, on DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 4 January 31, 2023, declare itself Lead Agency in Environmental Review for the proposed project, and WHEREAS: the Planning Board acting as Lead Agency did, on January 31, 2023, review and accept as adequate a Short Environmental Assessment Form Part 1, submitted by the applicant, and Part 2, prepared by Planning staff, and other application materials prepared by the applicant, now, therefore be it, RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project will result in no significant impact on the environment and a Negative Declaration for the purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act. Moved by: Petrina Seconded by: Correa In favor: Godden, Glass, Petrina, Blalock, Lewis, Correa Against: None Abstain: None Absent: None Vacancies: One Public Hearing On a motion by Petrina, seconded by Correa, and voted in favor unanimously Chair Lewis opened the public hearing. There being no members of the public appearing in order to speak, nor any additional written comments submitted to be read into the record, Chair Lewis closed the Public Hearing on a motion by Godden, seconded by Petrina, and voted in favor unanimously. Adopted Declaration of Special Permit Approval On a motion by Godden, seconded by Petrina: WHEREAS: the City of Ithaca Planning and Development Board has one pending application for a Special Permit for a Neighborhood Commercial Use in an R-2B Zoning District at 309 E. Lincoln St. by Rick Page, and WHEREAS: in accordance with City Code, §329-9 (B) (f), Standards for Special Conditions and Special Permits- Applicability, a special use permit is required for “Neighborhood retail or service commercial facilities in R-2, R-3, CR-2, CR-3, and CR-4 Districts”, and WHEREAS: The applicant is proposing to change the hours of operation of a hair salon from 8am- 5pm Monday through Friday to 8am-9pm Sunday through Saturday, and DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 5 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: that the City of Ithaca Planning and Development Board, being that local agency which has primary responsibility for approving and funding or carrying out the action, did, on January 31, 2023 declare itself Lead Agency in Environmental Review for the proposed project, and WHEREAS: the Planning Board acting as Lead Agency did, on January 31, 2023 review and accept as adequate a Short Environmental Assessment Form Part 1, submitted by the applicant, and Part 2, prepared by Planning staff, and other application materials prepared by the applicant, and WHEREAS: that the Planning Board did, on January 31, 2023, determine that the proposed project will result in no significant impact on the environment and issued a Negative Declaration of Environmental significance, and WHEREAS: the Board after reviewing all relevant material, does make the following findings of fact in accordance with §325-9 of the City Code: 1. The location and size of the use, the size of the site in relation to it, and the location of the site with respect to the existing or future streets giving access to it are such that the use will be in harmony with the existing or intended character of the neighborhood and will not discourage the appropriate development of adjacent land and buildings or impair the enjoyment or value thereof due to the following: 2. Operations in connection with the use will not be more objectionable to nearby property by reason of noise, fumes, increased vehicular traffic or parking demand, vibration, or flashing lights that would be the operations of any use permitted without a special permit due to the following: 3. The granting of a special permit may be conditioned on the effect the use would have on traffic, congestion, environment, property values, municipal services, character of the surrounding neighborhood, or the general plan for the development of the community, now, therefore be it, RESOLVED: that the subject application is APPROVED, subject to the following condition: i. The special permit is granted based on the scale of the business described above and in application materials. The City will review this approval should the owner or operator request to expand the business or in the case of unresolved and proven neighborhood impacts that are not addressed by the owner or operator in a timely manner, and be it further DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 6 RESOLVED: that in accordance with §325-9 of the City Code, the Director of Planning and Development or their designee shall revoke any special permit issued hereunder should the applicant or the applicant's tenant violate any provision of this chapter or any condition imposed upon the issuance of the special permit by the Planning and Development Board. Moved by: Godden Seconded by: Petrina In favor: Godden, Glass, Petrina, Blalock, Lewis, Correa Against: None Abstain: None Absent: None Vacancies: One 6. Site Plan Approval A. Breeze Apartments, 121-125 Lake St., by Todd Fox. Preliminary Site Plan Approval. 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) for which the Planning Board, acting as Lead Agency, issued a Negative Declaration of Environmental Significance on December 20, 2022. Applicants Attending: Laura Mattos, Julia Bucher, Erik Reynolds The applicants began their presentation by giving an overview of EIFS material and construction. The applicant explained the details and reasoning for the requested zoning variances associated with the development. The applicant also stated that they have satisfied concerns from the City’s Fire and Engineering Departments. Some Board Members expressed their opposition to the EIFS material. The Board agreed that a metal siding would be a preferable exterior material. Petrina stated that by removing the EIFS from the bottom floor, as well as other design choices to prevent discoloration, she is now favorable of the EIFS material. DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 7 The location of the HVAC equipment was discussed. Director Nicholas stated her opposition to the placement of the HVAC equipment. Petrina stated that she believes the location of the HVAC equipment may be the best spot as it is the least visible location. Adopted Declaration of Preliminary Site Plan Approval On a motion by Godden, seconded by Glass: 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 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 DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 8 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, 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 beginning on May 24, 2022, and WHEREAS: the Planning Board did, on December 20, 2022 determined, 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: the Board of Zoning Appeals has not yet granted the required area variances, however the Board has determined that due to the long review process and resolution of many site plan issues during that process, that Preliminary approval is appropriate at this time subject to the condition that the applicant receives the required variances, and RESOLVED: the Planning Board does herby grant Preliminary Site Plan Approval to the project. Such approval applies to the major elements of the site layout including building placement and footprints, location and design of major routes of site circulation pertaining to emergency access, personal, commercial and service vehicles, and pedestrians and bikes, grading and demolition, and placement of major hardscape features such as walls, patios, stairways, etc. Preliminary approval does not apply to the placement and arrangement of building façade features, building and hardscape materials and colors, planting plans, lighting, signage, site furnishings and other site details, and be it further RESOLVED: that the Planning and Development Board does hereby grant Preliminary Site Plan Approval subject to the following conditions: The following conditions must be satisfied before Final Approval: 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 DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 9 iv. Final approval of streetscape, curb ramps, curb cut and sidewalks along Lake Street by the City Engineering and Fire Departments v. Execution of the Development Agreement with the City vi. The ongoing maintenance, including inspection by a licensed engineer every five years, and associated costs of the Bridge and Overlook located on City property in perpetuity by the property owner. If the property owner fails to do so, the City will reserve the right to inspect and maintain the bridge and overlook and bill the costs to property owner vii. Issuance of the required area variances by the Board of Zoning Appeals viii. Acceptance of all final Overlook Plans by the City Engineering Department, City Department of Public Works, the City Planning Department, and the Planning Board ix. 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. x. Plans, drawings and/or visualizations showing all proposed exterior mechanicals and associated equipment including heat pumps, ventilation, etc., including appropriate screening if necessary xi. Any changes to the approved project must be submitted to Planning Staff for review and may require Board approval 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. Documentation from Ithaca Fire Department emergency access issues have been satisfied xiv. This site plan approval does not preclude any other permit that is required by City Code, such as sign permits, tree permits, street permits xv. Submission of executed easement or other legal agreements, including maintenance of public walkway 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 10 xviii. 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. Moved by: Godden Seconded by: Glass In favor: Godden, Glass, Petrina, Blalock, Lewis, Correa Against: None Abstain: None Absent: None Vacancies: One B. 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 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, Julia Bucher, Steve Hugo, Adam Fischel The applicant presented a rendering of the building with updated colors and designs that did not render properly in the last presentation. The applicant explained the proposed foundation method, highlighting how the Hydraulic Impact Hammer method is less impactful to neighboring buildings than other foundation techniques. For the foundation work, the applicant will also conduct vibration monitoring throughout the construction process. Updates to the traffic circulation and driveway were also presented to the Board. Glass asked the applicant to explore adding more public spaces, specifically the potential to increase the sidewalk width. Blalock agreed with Glass and recommended the applicant communicate with those involved with the revitalization of route 13, to ensure continued pedestrian access. The Board reviewed the FEAF III. Adopted Negative Declaration of Environmental Significance On a motion by Glass, seconded by Godden: WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site plan approval for constructing a 5-story apartment building by Visum Development Group, LLC, and DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 11 WHEREAS: 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, and WHEREAS: 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, and WHEREAS: the NYS Department of Environmental Conservation, the Ithaca Area Economic Development, 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, now, therefore be it 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 January 31, 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 & Topographic Map 602 W Buffalo Street City of Ithaca, Tompkins County, New York State prepared by T.G. Miller, P.C. dated 12/22/21; Demolition Plan C-1.0, Site Plan C- 2.0, Marked-up Site Plan C-2.0, Grading, Drainage & Erosion Control Plan C-3.0, Utility Plan C-4.0, Landscape Plan C-5.0, Detail Sheet C-6.0-6.3 (4), and Truck Turn Plan C-7.0 all prepared by Holt Architects and Marathon Engineering and dated 01/16/23; Rendered Perspectives (2) and Shadow Studies (3) submitted 12/13/22 and prepared by Holt Architects; Exterior Elevations A201 & A202 prepared by Holt Architects and dated 8/14/22; ;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: Glass Seconded by: Godden In favor: Godden, Glass, Blalock, Petrina, Correa, Lewis Against: None Abstain: None Absent: None Vacancies: One DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 12 C. The William Apartments, 108-110 College Ave by 110 C-Town, LLC. Design Updates and Preliminary & Final Site Plan Approval. 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 an updated design which now conforms with zoning and reduces the number of dwelling units and beds. A landscaping plan was presented which included a larger backyard, an increase in plantings, and the addition of guard rails. The applicant highlighted hoe the updated design enlarged the sunken patios. The applicant presented renderings depicting grading and landscaping changes, and a floor plan detailing the change in sizes of the apartments. The Board expressed overall support for the project and the recent changes. The Board agreed the open courtyards and increased back yard were desirable changes. Adopted Declaration of Preliminary & Final Site Plan Approval 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 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 with a total finished area of approximately 22,000 SF on a consolidated lot. The building will contain 29 dwelling units with a total of 44 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 DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 13 WHEREAS: the NYS Department of Environmental Conservation, and the Tompkins County Department of Health, 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 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; The William 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, 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 beginning on September 27, 2023, and WHEREAS: the Planning Board conducted Design Review for the Project on October 25, 2022 and found the project to be largely compliant with the Collegetown Design Guidelines, and WHEREAS: the Planning Board did, on December 20, 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 January 31, 2023 review and accept as adequate the following new and revised drawings: Site Plan AC1.01, Grading & Utility Plan AC1.02, Landscape Plan AC1.03, Site Section AC3.00, Concept Plans CS1.01, and Concept Elevations CS2.01 all dated 01/18/23 by Jason K Demarest Architecture, and WHEREAS: the Zoning Administrator reviewed the site plan changes and determined the changes are in compliance with the requirements for the CR-4 zone, and DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 14 WHEREAS: the Planning Board, has determined that the proposed changes are consistent with the Negative Declaration of Environmental Significance issued by this Board as Lead agency on December 20, 2022 and that further environmental review is not required, 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. Plans, drawings and/or visualizations showing all proposed exterior mechanicals and associated equipment including heat pumps, ventilation, etc., including appropriate screening if necessary ii. Documentation from Ithaca Fire Department emergency access issues have been satisfied 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 iv. Acceptance of the SWPPP by the City Stormwater Management Officer v. Final approval of the driveway and curb cuts along College Ave, as well as all sidewalks needing replaced along College Avenue by the City Engineering Department The following conditions must be satisfied within six months of site plan approval or the start of construction, whichever comes first i. Submission of detailed planting plan including soil replacement specifications for tree planting areas ii. Submission to the Planning Board for review and approval of placement, design, and photometrics of site lighting fixtures iii. 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) DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 15 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 College Avenue 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: Godden Seconded by: Petrina In favor: Godden, Petrina, Lewis, Glass, Correa, Blalock Against: None Abstain: None Absent: None Vacancies: One D. Alpha Phi Alpha Residential House Renovations, 105 Westbourne Ln. by Tony Ewing. Declaration of Lead Agency, Public Hearing and Review FEAF III. 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, Tony Ewing, Frank Santelli DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 16 The applicant presented a pedestrian circulation plan detailing the sidewalk location along Westbourne Lane for pedestrian use and preservation of the large existing trees. The Board thanked the applicant for their efforts in preserving the trees and the addition of grass pavers. Glass asked the applicant for further details on the grass pavers. The applicant described the grass pavers as a honey-comb design with an increase in void space, compared to traditional pavers. The applicants will submit details at the next Board meeting. Adopted Declaration of Lead Agency On a motion by Godden, seconded by Petrina: 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 a pending application for building and site renovations at 105 Westbourne Avenue, and WHEREAS: 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, and WHEREAS: 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, 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: Petrina In Favor: Lewis, Godden, Petrina, Correa, Glass, Blalock Against: None Abstain: None Absent: None DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 17 Vacancies: One Public Hearing On a motion by Godden, seconded by Glass, and voted in favor unanimously, Chair Lewis opened the public hearing. There being no members of the public appearing in order to speak, nor any additional written comments submitted to be read into the record, Chair Lewis closed the Public Hearing on a motion by Correa, seconded by Petrina, and voted in favor unanimously. E. NYSEG Hudson Regulator Station, 220 Grandview Ave., by Arne Larson DDS Companies on behalf of NYSEG. Public Hearing, Review SEAF and Potential CEQR Determination. 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 Larson The applicant presented renderings of the building comparing red brick versus green concrete. The applicant believes concrete is a superior material for this building due to maintenance. The applicant presented a new site layout, changing the location and angle of the building, that now conforms with zoning. The landscaping plan was updated to include the addition of Norway Spruce along the northern portion of the building to act as a screen. The applicant has been exploring options related to supporting the bus stop located next to the lot. Godden asked the applicant why they believe the green color is superior to the original proposed color. The applicant explained that the color was changed due to public comment on the aesthetics of the building, and the request to have the building blend into the background. Chair Lewis expressed his frustration with the applicant having not reached out to the neighbors and his opinion that the green concrete is not satisfactory building materiality. Chair Lewis asked the applicant to reach out to neighbors regarding the safety of the building as was discussed at the previous meeting. Cerra gave feedback regarding the chosen plantings, stating that Norway Spruce are not an acceptable planting as they are an invasive species. The Board and staff agreed that the building aesthetics require more development and design. This will be further discussed during site plan review. DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 18 Public Hearing On a motion by Correa, seconded by Petrina, and voted in favor unanimously Chair opened the public hearing. There being no members of the public appearing in order to speak, nor any additional written comments submitted to be read into the record, Chair Lewis closed the Public Hearing on a motion by Godden, seconded by Correa, and voted in favor unanimously. Adopted Negative Declaration of Environmental Significance On a motion by Petrina, seconded by Correa: 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 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 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 December 20, 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 January 31, 2023, 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; Hudson Street Reg. Station Site Plan, Hudson Street Reg. Station Details and Hudson Street Reg. Station Building Elevations all prepared by The DDS Companies and NYSEG, dated 01/24/23, 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: Petrina DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 19 Seconded by: Correa In favor: Petrina, Correa, Glass, Godden, Lewis, Blalock Against: None Abstain: None Absent: None Vacancies: One 7. Recommendations to the Board of Zoning Appeals • BZA #3234 – 121-125 Lake St. (The Breeze Apartments), Area Variance The Lead Agency supports the two height variances in feet and stories as the topography on the site is very variable which has the effect of the building presenting primarily as a four-story building. They also find a 11’ floor to floor ratio is not outside the norm and is justified as it includes the interstitial space for ductwork, lights, etc. This adds to the height of the building. The Lead Agency also indicates and emphasizes the public access to the gorge, the public bridge and the overlook, the sidewalk extension up Lake Street, and the clean-up of the site are all at the applicant’s expense so having a taller building helps to offset the expenses of these community benefits. The Lead Agency finds the rear yard variance is mitigated by the large grade difference between this site and adjoining property so that it minimizes any impact to the adjacent property. The Lead Agency agrees with the logic presented by the applicants provided it is in compliance with the requirements in the executed Development Agreement with the City. They find no long- term negative impacts to planning. • BZA #3247 – 309 E Lincoln St. Diner, Use Variance (Modification) The Planning Board supports this use variance modification as they support local businesses, feel this is a needed good use in a residential zone, is a community gathering amenity, and also note the owner engaged in community outreach regarding this variance and the community response was mainly positive. The Planning Board finds no long-term negative impacts to planning. 8. Old/New Business Chair Lewis reminded the room that there is an open seat on the planning Board. 9. Adjournment: On a motion by Godden and seconded by Petrina the meeting, the meeting was adjourned by unanimous consent at 8:22 p.m.