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HomeMy WebLinkAboutMN-PDB-2023-02-28DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 1 Planning and Development Board Minutes February 28, 2023 Board Members Attending: Robert Lewis, Chair; Garrick Blalock, BPW Liaison; Mitch Glass; Emily Petrina Board Members Absent: Elisabete Godden, Daniel Correa 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 Michael Thorne – Superintendent of Public Works Department of Public Works 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. Michael Thorne, Superintendent of Public Works - Overview of Public Works Flood Prevention Study Thorne presented a detailed overview of the new FEMA flood maps and the Flood Prevention Study the Department of Public Works has undertaken to mitigate impacts to the city. Board members asked questions about implementation, design and costs for the proposed mitigation efforts as detailed in the prevention study as well as questions concerning the existing condition of levees. The Board thanked Thorne for the presentation and requested that Public Works involve the Planning Board in the design of any future levees. 3. Approval of Minutes - November 2022 On a motion by Petrina, seconded by Blalock the Planning and Development board unanimously approved the November 2022 meeting minutes. DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 2 4. Public Comment Chair Lewis opened Privilege of the Floor. No Public Comment. Chair Lewis closed the Public Comment period. 5. Board Responses to Public Comment The board had no response to public comment. 6. Special Permits A. Cliff Street Retreat, 407 Cliff Street, by Linc Morse. Presentation of Redesign. The Planning Board granted preliminary and final approval of this project on October 26, 2021. The applicant now seeks approval for a redesign on the north end of the parcel where instead of two conceptual cottages previously proposed, the applicants now propose a 3- story multi-family building, approximately 4966 SF. The building has a total of 6 units including two hotel units and four apartments. The proposed building complies with all of the zoning requirements created in the PUD process. This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(h)[3] for which the Lead Agency made a Negative Determination of Environmental Significance on September 28, 2021. Applicants Attending: Noah Demarest, Craig Modisher The applicant presented updates to the project, highlighting the new building and changes to the exterior design. C. Modisher gave an overview of zoning, ensuring that the proposed new building is compliant with the PUD. N. Demarest gave the board context around the project. M. Glass asked the applicant to consider incorporating solar into the project and discussed enhancing the proposed landscaping and removing some parking. N. Demarest stated that the proposal already includes the removal of parking spaces from the existing site. E. Petrina stated her overall approval of the design changes and asked questions about plantings along Cliff St. Director Nicholas asked the applicant to provide renderings and images to show the board how the proposed building will fit within the character of the neighborhood. Director Nicholas also asked the applicant to rethink the site plan concerning the removal of trees and the absence of the trail as discussed during the PUD approval process. B. Breeze Apartments, 121-125 Lake St., by Todd Fox. Set Pubic Hearing and Final Site Plan Approval Phase I. 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 DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 3 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: Laura Mattos, Julia Bucher and Erik Reynolds The applicant presented the proposed materials, highlighting the location of the HVAC equipment and provided imagery detailing how the topography and existing vegetation screen the equipment. M. Glass stated that he was overall receptive of the proposal and asked the applicant if they were using fiber cement on other projects that they could share pictures of at a future meeting. E. Petrina stated that she was supportive of the EIFS material if it meant keeping other materiality like masonry and wood on the building. Adopted Declaration of Final Site Plan Approval For Phase I On a motion by Petrina, seconded by Glass: On three separate motions by Petrina, seconded by Glass and Blalock the board accepted proposed revised changes to the conditions of final site plan approval phase I. 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, DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 4 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, 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 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: the Board of Zoning Appeals granted the required area variances on February 7, 2023, and RESOLVED: that the Planning and Development Board does hereby grant Final Site Plan Approval Phase I which includes the building and the adjacent site layout on their property subject to the following conditions: The following conditions must be satisfied before issuance a Building Permit: i. Acceptance of all final Overlook Plans, or similar mutually agreed upon public facility, by the City Engineering Department, City Department of Public Works, the City Planning Department, and the Planning Board DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 5 ii. Final Site Plan Approval Phase II including acceptance of mutually agreed upon public facility and the approval of the Recreation River Permit by the City if necessary iii. Documentation from Ithaca Fire Department emergency access issues have been satisfied iv. This site plan approval does not preclude any other permit that is required by City Code, such as sign permits, tree permits, street permits v. Acceptance of the SWPPP by the City Stormwater Management Officer vi. Final approval of streetscape, curb ramps, curb cut, sidewalks, signage along Lake Street and other comments by the City Engineering and Fire Departments The following conditions must be satisfied within six months of approval or the start of construction, whichever comes first: vii. 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. viii. Plans, drawings and/or visualizations showing all proposed exterior mechanicals and associated equipment including heat pumps, ventilation, etc., including appropriate screening if necessary ix. Any changes to the approved project must be submitted to Planning Staff for review and may require Board approval x. Documentation from Ithaca Fire Department emergency access issues have been satisfied xi. This site plan approval does not preclude any other permit that is required by City Code, such as sign permits, tree permits, street permits The following conditions must be satisfied during the construction period: 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. 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) The following conditions must be satisfied before issuance of a Certificate of Occupancy: DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 6 xiv. Submission of executed easement or other legal agreements, including maintenance of public walkway xv. Installation of bike racks and/or bike storage xvi. Work with the City Forester and/or other appropriate City staff on selecting and purchasing trees for City property to screen the building on the west side xvii. Installation of any required or proposed sidewalk to the satisfaction of the City Sidewalk Coordinator 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: Petrina Seconded by: Glass In favor: Petrina, Blalock, Glass, Lewis Against: None Abstain: None Absent: Correa, Godden Vacancies: One C. The Citizen, 602 W. Buffalo St., by Visum Development Group LLC. Preliminary and Final Site Plan Approval. 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 and Roberta Militello The applicant presented the proposed exterior materials focusing particularly on the siding and the accent fins protruding from the building. The applicant provided physical material samples for the board’s review. J. Bucher presented updates to the site plan highlighting the landscape and pedestrian experience as well as changes to the columns located on the street on the first story. DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 7 M. Glass discussed with A. Fishcel the impact of traffic on the sidewalks and what the DOT has said in terms of what can be placed on the streetscape. M. Glass went on to state his overall support of the project but expressed his dissatisfaction with the architecture of the building in relation to the massing, materials and color. The board agreed that the project is activating the street level of the neighborhood, but that the exterior design is wanting. N. Cerra reminded the room of the comments from the County and asked the applicant to respond to the concerns over the FEMA flood map. L. Mattos went on to state that if the design changes were implemented to compensate for future FEMA maps, then the first-floor streetscape design would be adversely affected. Director Nicholas suggested that adding more fins to the exterior of the building may ease concerns over massing. Adopted Declaration of Preliminary and Final Site Plan Approval On a motion by Petrina, seconded by Blalock: 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 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, 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 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 DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 8 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, 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, 2022, and WHEREAS: the Planning Board did, on January 31, 2023 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: this Board did on February 28, 2023 review and accept as adequate the following new and revised drawings: Columns A455 dated 02/21/23, Material Image Board dated 02/22/23 and both prepared by Holt Architects; 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 02/22/23 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. Submission of information/documentation of a plan for (off-site) contractor parking v. Submission of a construction logistics and staging plan to the Planning Department and approved by City Engineering DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 9 vi. Final Emergency Access Agreement between “TOMPKINS COMMUNITY ACTION, INC., (the “Grantor”) and 602 W BUFFALO QOZB LLC (the “Grantee”)” approved by City Attorney and City Fire Department The following conditions must be satisfied within six months of approval or the start of construction, whichever comes first: vii. Submission to Planning staff of detailed planting plan including soil replacement specifications for tree planting areas, planting schedule, and specifications for protection of trees on S Meadow viii. Submission to the Planning Board for review and approval of placement, design, and photometrics of site lighting fixtures ix. 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. x. Final approval of streetscape along Buffalo Street in front of project site by the City Engineering Department & NYDOT The following conditions must be satisfied during the construction period: xi. 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) 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) The following conditions must be satisfied before issuance of a Certificate of Occupancy: xiii. Any changes to the approved site plans must be submitted to Planning staff for review and may require Board approval xiv. Installation of bike racks and/or bike storage xv. Installation of any required or proposed sidewalk to the satisfaction of the City Sidewalk Coordinator xvi. 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 xvii. Submission of any required executed easement, licenses or other legal agreements involving City property DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 10 Moved by: Petrina Seconded by: Blalock In favor: Petrina, Blalock, Glass, Lewis Against: None Abstain: None Absent: Correa, Godden Vacancies: One D. Alpha Phi Alpha Residential House Renovations, 105 Westbourne Ln. by Tony Ewing. CEQR Determination. 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 G. Clermont presented a revised site plan detailing the reduction in the back patio to bring the project into conformity with zoning. F. Santelli gave the board an overview of the storm water management plan. The board had no questions for the applicant. The board and staff reviewed the FEAF Part III. Adopted Negative Declaration of Environmental Significance On a motion by Petrina, seconded by Blalock: WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site plan approval for building and site renovations at 105 Westbourne Avenue by Tony Ewing, 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 no 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, and DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING & DEVELOPMENT BOARD 11 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 January 31, 2023 declare itself Lead Agency in Environmental Review for the project, and WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on February 28, 2023, 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; Property Survey Map prepared by T.G. Miller, P.C. dated 08/10/2022; Existing Site Conditions Plan C102, Circulation Plan, and Details C301-C303; all prepared by AEPMI Design & Building Consultants and T.G. Miller, P.C. and dated 1/12/23; Site Planting Plan SP-04 (2), Site Layout Plan SL-02 all dated 02/21/23 prepared by AEPMI Design & Building Consultants, MP Landscape Architecture, and T.G. Miller, P.C; Site Utility Plan C201, Grading and Drainage Plan C202, and Erosion & Sediment Control Plan C203 all prepared by AEPMI Design & Building Consultants and T.G. Miller, P.C. and dated 1/12/23; 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: Petrina Seconded by: Blalock In favor: Petrina, Blalock, Glass, Lewis Against: None Abstain: None Absent: Godden, Correa Vacancies: One 7. Old/New Business - 408 N Tioga St/The Red House; Staff will compose a letter to the county advocating for preserving the house - Planning Board retreat 8. Adjournment: On a motion by Petrina and seconded by Glass the meeting, the meeting was adjourned by unanimous consent at 8:06 p.m.