HomeMy WebLinkAboutMN-PDB-2023-03-28DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING &
DEVELOPMENT BOARD
1
Planning and Development Board Minutes
March 28, 2023
Board Members
Attending:
Robert Lewis, Chair; Garrick Blalock, BPW Liaison; Mitch Glass;
Emily Petrina; Elisabete Godden
Board Members Absent:
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
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 - December 2022 and January 2023
On a motion by Godden, seconded by Blalock the Planning and Development Board
unanimously approved the December 2022 and January 2023 meeting minutes.
3. Public Comment
Chair Lewis opened Privilege of the Floor.
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 Comment period.
4. Board Responses to Public Comment
The board had no response to public comment.
DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING &
DEVELOPMENT BOARD
2
5. Board Responses to Public Comment
A. Commercial Infill, 736-744 S Meadow St., by James Bogliolo. Pubic Hearing and
Potential Preliminary and Final Site Plan Approval. The applicant is proposing to
construct a 7,000 SF building within an existing parking area at the corner of Fairgrounds
Memorial Parkway and an internal circulation road that connects to Route 13. The
project also includes lighting, landscaping, walkways, and other amenities. The applicant
submitted a trip generation report prepared by TYLIN International and dated April 24,
2018, that demonstrates that the traffic counts for the proposed new retail is consistent
with the findings of the 2000 Generic Environmental Impact Statement (GEIS) for the
Southwest Area Land Use Plan and therefore no additional environmental review is
required. The Planning Board granted final approval of this project October 27, 2022,
which has expired. The applicants are now seeking approval for same project.
Applicants Attending:
The applicant presented a site plan detailing the storefront plan for the proposed commercial
space that had been approved by the board previously but due to the pandemic needed to
come back for approval. The applicant assured board members there are no architectural
changes from the previously approved plans.
Public Hearing
On a motion by Petrina, seconded by Godden, 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.
Chair Lewis asked how the applicant has addressed the new FEMA flood maps.
The applicant responded stating that flood prevention techniques including a knee wall and
designs were implemented to mitigate the concerns relating to the flood zone.
The board was receptive of the proposal and thanked the applicant for their presentation.
The board, staff and the applicant discussed the comments submitted by the City Engineering
Department regarding road access and vehicle circulation. The board ultimately asked the
applicant to explore more options and collaborate with the City Engineering Department and
neighboring property owners.
Adopted Declaration of Preliminary and Final Site Plan Approval
On a motion by Godden, seconded by Petrina:
DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING &
DEVELOPMENT BOARD
3
WHEREAS: an application has been submitted for review and approval by the City of Ithaca
Planning and Development Board for a new 7,000-SF commercial building to be located at 744 S
Meadow Street, also known as South Meadow Square, and
WHEREAS: the applicant is proposing to construct a 7,000-SF building within an existing
parking area at the corner of Fairgrounds Memorial Parkway and an internal circulation road that
connects to Rte 13. The project also includes lighting landscaping, walkways, and other
amenities, and
WHEREAS: the applicant submitted a trip generation report prepared by TYLIN International
and dated April 24, 2018, that demonstrates that the traffic counts for the proposed new retail is
consistent with findings of the 2000 Generic Environmental Impact Statement (GEIS) for the
Southwest Area Land Use Plan, and, therefore, no additional environmental review is required,
and
WHEREAS: legal notice was published and property posted in accordance with Chapters 276-6
B. (4) and 176-12 A. (2) (c) of the City of Ithaca Code, and
WHEREAS: the Planning and Development Board held the required public hearing on March
28, 2023, and
WHEREAS: this Board has, on March 28, 2023, reviewed and accepted as adequate, drawings
titled
Site Survey Map, South Meadow Marketplace, 740 S Meadow Street, City of Ithaca, Tompkins
County New York, prepared by Magde Land Surveying PC and dated April 3, 2020, and
Demolition and Erosion Control Plan (C3.0), Demolition and Erosion Control Details (C3.1),
Overall Site Plan (C4.0), Detailed Site Plan (C4.1), Construction Details (C4.2), Grading Plan
(C5.0), Blow-up Grading Plan (C5.01), Drainage Plan (C5.1), Drainage Details (C5.2), Utility
Plan (C6.0), Utility Details (C6.1), and Landscaping Plan (C7.0) all dated 1/20/23 and prepared
by James Allen Rumsey Architect; an unattributed color drawing titled South Meadow
Marketplace Proposed Building Shell and submitted 02/23, showing building elevations with
labeled materials; and other application materials, and
WHEREAS: the City of Ithaca Parks, Recreation, and Natural Resources Commission;
Tompkins County department of Planning and Sustainability; and other 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 of Ithaca Planning and Development Board does hereby grant
Preliminary & Final Site Plan Approval for the proposed project subject to the following
conditions:
i. Submission to and approval by Planning staff of project including but not limited to exterior
furnishings, walls, railings, bollards, paving, signage, lighting, etc., and
ii. Bike racks must be installed before a certificate of occupancy is granted, and
DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING &
DEVELOPMENT BOARD
4
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, etc
iv. Install directional signs on the Fairgrounds Memorial Way island to prevent wrong way
driving in the westbound lanes and engage in conversations with the City for further
strategies to address the traffic issues
Moved by: Godden
Seconded by: Petrina
In Favor: Petrina, Godden, Glass, Lewis
Against: None
Abstain: None
Absent: Correa, Blalock
Vacancies: One
B. Valentine Place, 109-111 Valentine Pl., by Valentine Place Associates, LLC.
Presentation of Redesign. The applicant proposes to demolish two existing two-story
wood frame houses and construct a four-story 30-unit residential building,
approximately 29,320 SF in area, as student housing. The project site is located in the R-
3a Zoning District in which the maximum height for a building is 4 stories/40 feet. The
project will require two area variances for minimum off-street parking and minimum lot
size for quantity of units. This is a Type 1 Action under the City of Ithaca Environmental
Quality Review Ordinance §176-4 B(1)(k) and the State Environmental Quality Review
Act (“SEQRA”) §617.4 b.(11) for which the Lead Agency made a Negative Determination
of Environmental Significance on April 26, 2022.
Applicants Attending: Nick Robertson, Herman Sieverding, John Langey
The applicants began their presentation by explaining the process the project has undergone
for variances since the previous Planning Board approval and how the design has changed
based on feedback from the Board of Zoning Appeals. The applicant presented a new site plan,
detailing the reduced number of units and that the lot next door was purchased to alleviate the
zoning deficiencies. The recently purchased parcel was designed with a nine-space parking lot.
The Board and Staff reviewed the previous recommendation made to the Board of Zoning
Appeals, and drafted a new recommendation based on the project changes. Chair Lewis asked
staff to read the Board of Zoning Appeals recommendation for the last proposal.
C. Cliff Street Retreat, 407 Cliff St. by Linc Morse. Public Hearing and Review CEQR. 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
DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING &
DEVELOPMENT BOARD
5
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: Craig Modisher, Linc Morse
The applicant began the presentation by stating how they intended to respond to the concerns
brought up by the Board from the previous meeting.
Public Hearing
On a motion by Petrina, seconded by Godden, 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.
Petrina stated that she is favorable to the proposal and that the redesign is favorable to the
previous proposal.
Director Nicholas asked the applicant to provide a site plan in their next presentation and to
include more design details of the proposed buildings.
The Board and staff reviewed the FEAF Part III, highlighting the missing information which
included lack of water capacity for the existing building needed to be provided by the applicant.
D. Alpha Phi Alpha Residential House Renovations, 105 Westbourne Ln. by Tony Ewing.
Preliminary and Final Site Plan Approval. 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
The applicant presented new information and details on the grass pavers as requested by the
Board at the previous meeting. The applicant stated that the SWIPP associated with the
proposal is progressing with both the City and with the Village of Cayuga Heights.
The Board had no questions for the applicant.
DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING &
DEVELOPMENT BOARD
6
Adopted Declaration of Prelminary 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 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
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 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, and
WHEREAS: the Planning Board did, on February 28, 2023, 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
DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING &
DEVELOPMENT BOARD
7
WHEREAS: this Board did on March 28, 2023 review and accept as adequate the following new
and revised drawings: Grass Paving System Detail submitted by applicant 03/21/23, 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. 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 the driveway and curb cuts along Highland Ave and Westbourne Lane
by the City Engineering Department
v. Final approval of all sidewalks by the City Engineering Department and the Village of
Cayuga Heights
The following conditions must be satisfied within six months of site plan approval or the start of
construction, whichever comes first:
i. Submission to the Planning Board for review and approval of placement, design, and
photometrics of site lighting fixtures
ii. Submission to the Planning Board for review and approval of all site details including but
not limited to landscaping details, exterior furnishings, walls, railings, bollards, paving,
signage, lighting, etc.
The following construction must be satisfied during the construction period:
i. If impacted groundwater and/or soil are encountered during construction, it is required to
be handled in accordance with the applicable NYSDEC regulations and requirements and
with the involvement of both the City of Ithaca and the NYSDEC in the approval and
monitoring of the treatment system(s)
ii. Noise producing construction activities will be limited to the hours between 7:30 A.M.
and 5:30 P.M., Monday through Friday (or Saturday 9:00 A.M. to 5:30 P.M. with
advance notification to and approval by the Director of Planning and Development)
iii. Any traffic control measures on Highland Ave and Westbourne Lane will be coordinated
with the City Fire Department and Department of Public Works
DRAFT COPY — NOT YET APPROVED BY MEMBERS OF THE PLANNING &
DEVELOPMENT BOARD
8
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. 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.
iv. Submission of any required executed easement, licenses or other legal agreements
involving City property
Moved by: Petrina
Seconded by: Godden
In favor: Petrina, Godden, Glass, Blalock, Lewis
Against: None
Abstain: None
Absent: Correa
Vacancies: One
6. Recommendations to the Board of Zoning Appeals
• BZA #3237 815 S. Aurora St. (Verizon), Telecommunications Modification
• BZA #3249 815 S. Aurora St. (AT&T), Telecommunications Modification
• BZA #3250 220 Grandview Ave., Area Variance
7. Old/New Business
• PB Retreat Details – May 11, 2023 6:00-8:00 pm
8. Adjournment:
On a motion by Godden and seconded by Glass the meeting, the meeting was adjourned by
unanimous consent at 7:06 p.m.